Branksome Park, Canford Cliffs & Coastal Poole Property Market Review

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Our latest property marketing insights are featured in the Summer issue of Pines and Chines magazine, the local Residents Association publication http://www.branksomepark.com

Local Property – hit by Stamp Duty (SDLT) ? – and what about apartments supply ?

Land Registry data for 2015 was not quite complete when we compiled this data on sales history across the local area. We think the 2015 figures below may have been be understated by about 8-10% (delay in registration of new title) but, even making a due allowance for that, what is clear is that, locally – mainly within BH13 and BH14 sub-codes 8 and parts of 9 – the market above £1.5 million – prime property -is ‘off’ by a substantial margin but that the market from £500,000 up to £1.5m is still healthy.

Price Category 2015 2014
BH13, BH14 8/9 No. of sales Value of Sales No. of sales Value of Sales
£ million £ million
> £2 million 18 £61.85 27 £88.38
> £1.5 million + 22 £37.99 29 £51.72
> £1.0 million + 54 £62.96 43 £52.39
> £750,000+ 72 £62.68 88 £74.07
> £500,000+ 153 £93.37 164 £100.93
> £200,000+ 337 £109.97 397 £129.84
TOTAL 656 £428.77 748

 

 £497.33

 

Increased rates of SDLT have applied for around a year now (leave aside the 2015 Autumn Statement – 3% premium for second home and buy-to-let investments – being introduced from April 2016). The implications are clearer, confirming the story of declining top end sales in London. There are still sales at the upper end. Indeed, 5 properties at prices in excess of £4 million during the second half of 2015, 4 of these paying SDLT of more than £500,000 – on top and out of taxed income (one other was a Company purchase, with lower SDLT).

So, let’s turn to apartments. It’s hard to believe but there are currently over 500 apartments in the planning pipeline (212 x 3 bed; 263 x 2 bed, plus 14 x 4 beds and 35 x 1 bed). While some of these are still only applications which may or may not achieve approval, over 400 units are already approved; and 200 of those are either completed but not yet sold or are currently under construction. There is, I suspect, a potential over-supply looming, despite the fact that not all the potential supply will be delivered. Bank lending policies will see to that.

Interestingly, while some of these new apartments are being designed specifically for the retirement market (Woodlands and Compton Acres in Canford Cliffs; The Landing in Lilliput, for example), there are several instances where existing nursing homes are being take out of commission and re-presented as new apartments, throughout the local area. The overall age demographics of the area may not currently be under threat. However, the cost of retiring here may be facing a sharp upward adjustment in prices.

The area continues to attract buyers and developers – for apartments – retirement and active alike; for houses – super homes and family homes; for diverse locations – coastal, village and sylvan. The attractions are still vital – seaside, beaches, harbour, sailing, golf, the adjacent countryside etc – and enduring. But both the Chancellor and developers, we all need to retain that lifestyle dynamic we all crave in perspective. The outcome of the forthcoming Brexit vote will deliver yet more impact on the local area without doubt.

Please contact Berkeleys today for more local market insights.

This Character House In Canford Cliffs Offers A World Of Opportunity For Developers.

Tucked away on Lawrence Drive, Canford Cliffs is a wonderful character house for sale. Situated in the established grounds in one of Canford Cliffs’ most prestigious cul-de-sacs, this five bedroom house has much to offer, not least to property developers.

House in Canford Cliffs, Poole, Dorset

The family home occupies a delightful south facing plot and offers the opportunity for a purchaser to extend or refurbish or redevelop completely into two houses. It is currently configured to offer 5 bedrooms, two bathrooms, lounge, dining room, kitchen, playroom, utility room and garden.

However, the property also offers the benefit of planning permission for two semi-detached dwellings on the plot. (Planning ref: APP/12/00867/F) Currently one of Canford Cliffs’ most popular development configurations, a buyer could choose to undertake this approved construction, and on completion, live in one house having sold the second one, recouping probably most of the initial costs of purchase. Berkeleys would be happy to give guidance on the scope of such a project.  With many capable architects and builders across the area, the necessary project team is both accessible and achievable working with entirely with local companies.

House with planning permission for development.

Lawrence Drive is a exclusive cul-de-sac situated just off Canford Cliffs Road, located within half a mile of Canford Cliffs Village with its array of local shops and restaurants. Poole Harbour is a little over half a mile away along with the award winning beaches at Sandbanks. From here the chain ferry leads to the Isle of Purbeck and the Jurassic Coast. For further shopping needs, Bournemouth and Poole town centres are approximately 4 miles away in either direction and Westbourne Village, with its numerous restaurants, bars and shops is within 2 miles.

For average sold house price data across the local BH13 area, visit: YOUEye for more information.

BBC2’s The Great Interior Design Challenge Comes To Canford Cliffs, Poole, Dorset

In the new second series of BBC2’s ‘The Great Interior Design Challenge,’ Tom Dyckhoff chose Canford Cliffs, Poole, Dorset and the Chine’s original 1920s beach huts for three would-be designer’s next interior challenge.

During the programme, the architectural historian shared some of Poole’s’ treasured turn of the century local architecture and character. And, it is exactly this wonderful architectural legacy that draws so many home buyers to the area today from across England and beyond.  See the full episode on BBC iplayer here: http://bbc.in/1yIpfqy

Canford Cliffs Show 29.10.14By way of example, Berkeleys, Canford Cliffs office currently has listed for sale a magnificent original early 1900s character house. Built in 1911, this beautifully restored home has been fully refurbished throughout and retains many original features. ‘Heatherside’ occupies an enviable position in one of Poole’s most desirable, quiet cul-de-sacs near to Canford Cliffs Village.

Character House in Poole Dorset

The house retains many wonderful original features including the Arts and Crafts influenced shape, magnificent double height stained glass windows in the hall, the porch, the gable roof and the tall red brick chimney stack.

Featuring 5/6 bedrooms, 3 bathrooms and 3 reception rooms, the house is beautifully decorated throughout embracing colours that harmonise with the natural verdant landscape outside. The light fresh tones of the lounge complement the tasteful central fireplace and wood-burner. The open plan orangery/dining area looks out onto wide gardens with mature pine trees so typical of the area. The bespoke, solid oak, hand-painted kitchen has a welcoming country feel with an oak topped central island and state of the art appliances. Befitting typical modern lifestyles today, the top floor of this charming house also features a games room, perfect for older children planning to live at home a little longer than expected.

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Kitchen

The gardens feature a sandstone graduated terrace and an outdoor Vita 8 person hot tub. Beyond, at the top of Clifton Road there is a stunning viewpoint overlooking the harbour and from here there is a footpath providing a lovely wooded walk down to the renowned Parkstone Golf Course. The shores of Poole Harbour and the award winning beach at Sandbanks are within two miles as is the chain ferry at Sandbanks leading to the Isle of Purbeck and Jurassic Coast.

‘Heatherside’ is offered for sale at a guide price of £1,295,000. To arrange a viewing with one of our sales team, please call Berkeleys on 01202 708383.

Original Arts and Crafts Family House For Sale In Poole, Dorset

A prestigious BH13 address, original Arts and Crafts style architecture and the ability to express one’s imagination combine to make this home highly desirable today.

This hidden gem nestles within a private, natural setting framing its striking gables; a beacon of a by-gone age, awaiting the enthusiasm of a most discerning buyer. Capitalising on the Arts and Crafts heritage from which its design derives, this is a house with immense charm and picturesque features including the signature red-brick chimney.

Haig Avenue A&C

With the feel of a cottage, it has the space and arrangement of an expansive, family home and its asymmetrical design contributes to the relaxed and unostentatious character. Within walking distance of the local shops and restaurants in Canford Cliffs Village, and a short distance of beaches, golf course and yacht clubs, this house promises all the pre-requisites for a contented family lifestyle.

The heart of this home’s cosiness lies in the kitchen, both internally with a large family dining area, but also externally. Looking out one way over the lawn and flower borders, the south-facing garden is surrounded by mature pines but it is still a complete sun-trap. The other side of the house looks over the secluded garden, again with a lawned approach to the house from Haig Avenue.

Haig Avenue A&C 4

There’s a delightfully sunny drawing room (off which, subject to planning, it might be possible to create a conservatory), a study and a double garage. There’s even scope to extend the kitchen to the side of the property – lots of opportunity for the creative imagination.

Typical of Arts and Crafts homes, the first floor nestles partially within the overall pitched roof and low eaves. There are 4 bedrooms, two of which face over the southerly garden, and with 2 bathrooms (one en-suite), this is already sizeable, well-designed and attractively decorated property. That said, one could envisage the possible creation of a 5th bedroom and an additional bathroom without great difficulty (and probably without the need for planning consent given that this is entirely internal) so as to create a property which – because of its inherent character and design – offers an unusual perspective into another architectural age. And, even if that doesn’t work for you, there’s a loft which might be converted; or perhaps extend out over the garage roof. Lots of possibilities to exercise the mind.

The Arts and Crafts movement favoured the revival of heritage building crafts such as timber framing and tile-hanging, and is clearly celebrated in this home. It was a popular architectural style across the Canford Cliffs and Branksome Park areas of Poole, Dorset during the early part of the 20th Century.

For more details contact Berkeleys on +44 (0)1202 708383

 

 

 

Spring Property: ‘A Winter’s Tale’…over yet, now it is ‘As you like it’… in Poole, Dorset.

Wind water, rain and pestilence. Roofs blown off; trees falling on to cars, roads and houses; Shore Road regularly closed to traffic, as the waves pounded and then flooded over the harbour wall. But Sandbanks / BH13 and BH14 have survived another Winter’s Tale and are now beginning to dust off the storm shutters in preparation for a different sort of onslaught …from tourists and developers alike.

Bournemouth Bay

 There is a fresh air of confidence about the place (As You Like It !) – even some of the new developments, often disappointing in architectural style and quality of build, have been sold and the developers are again making their presence felt in the market buying more plots. (note: one or two do genuinely shine through.) Sales volumes (the total value of property sold – at prices greater than £200,000 in BH13 and BH14 only) in both Quarters 3 and 4 2013 were nearly 50% ahead of the same figures recorded for 2012. Better still, while activity is spread across the board, it is concentrated in the broad, influential £200,000 – sub-£1 million market. The second half of last year saw sales above £2 million up from £27m to £29m (from 8 in 2012 to 11 units in 2013) and those between £1m and £2m went up by nearly 20% from £55m to £65m (from 26 units in 2012 to 37 units last year). So, the lower than average percentage increases in those top-end markets must point to there having been an even more significant rise in the more “mortgage-sensitive” market beneath £1 million.
It really is a much more vibrant market, with the return of the “domino effect” throughout the area, a feature of a healthy market – as one property sells, another local buyer fills the void – the Midsummer Nights’ Dream.

L1000465Of course, while the market as a whole still has its fair share of international and out-of-area buyers, second home owners and others, the characteristic interest from of London buyers – often prevalent at this time of year – has been somewhat tempered so far by the lack of enthusiasm to venture out and (King) Lear – because of the recent spate of foul weather. However, that trend is now correcting itself, the sun is shining again and our buyers register is growing consistently – there is strong, evident demand for family homes in the £600,000 to £1.5 million segment, as well as at the top end … and an acute shortage of stock priced for sale.

Canford Cliffs April 071

Indeed, the main issue for sellers at this juncture is the shortage of saleable stock; exacerbated, as usual, by the local property agents creating Much Ado About Nothing – into the delusion of unjustifiably high price expectations – and then fail to materialise.
We see vendors being manipulated into additional, unwarranted fee extortion, or being cajoled into accepting offers from buyers whose own property sale is decidedly rocky, if not suspect. Often, there is no real prospect of a genuine sale.

Roll on the regulation of estate agents which successive governments have promised but so far failed to deliver.

This is a market in which the cautious and wise will prosper …and the foolhardy will not – the possibility of interest rate rises is an awful spectre, especially given the high levels of debt and gearing locally. Over-pricing and the consequent delay to achieving a genuine sale could prove disastrous. Some clouds still hover ominously – the election in May 2015; UKIP – Impact on the Tory vote ? Will Clegg align the Lib Dems with Miliband? Mansion Tax? Is the recovery stable and consistent?
There is a good market in BH13; and it is active. Properties are selling – provided pricing is sensible. Wise sellers will heed the message and curb their greed. Caveat emptor – the buyers’ motto. Ne’er has there been better advice for sellers too. Make the wrong choice of agent and it’ll be a case of Love’s Labours Lost !

This article appears in full in the Spring 2014 edition of “Pines and Chines”, the magazine of the Branksome Park, Canford Cliffs and District Residents Association.

http://www.BranksomePark.com

 

Berkeleys top 5 tips from The Listed Property Show

If you are the fortunate owners of a Grade I or Grade II Listed property – or you are on the look-out for a home with a significant heritage, then the Listed Property Show, held at London Olympia is a great place to go.

Listed Show 031

We popped in to see what was on offer: it was a busy Sunday afternoon with a respectable amount of footfall meandering through the plethora of specialist suppliers and heritage home services. Here’s a recap of our top five tips and take-outs from the show.

1)      Join the Listed Property Club. For £48 a year subscription you can gain access to unrivalled expertise in this sector, as well as receive a rather beautiful glossy members’ magazine filled with inspiration, guidance and a supplier’s directory for Listed home renovation and restoration projects. www.lpoc.co.uk

2)      Make windows  a priority.  With the current weather conditions, keeping the rain and coastal wind out can be a losing battle. There were several specialist window suppliers at the show, but Vale attracted our attention with its architectural bronze casements collection.  With the rich patina of metals heralding a come-back in interior design, handmade bronze window casements have both heritage and contemporary appeal. We loved the idea of double-glazed, leaded stained-glass window casements to frame window ‘works of art’. The floor to ceiling doors with bronze frames had a minimalist, modernist look and feel, perfect for either the Cap D’Antibes or indeed the Cap de Canford Cliffs, Dorset!
Listed Show 015

3)      Consider the third way: reclaimed artisan floor tiles. Parquet floor or stone floor? – a common restoration dilemma – but there is another rather exciting option attracting attention today. Bert & May presented these eclectic reclaimed floor tiles. With Art Deco and Eileen Gray influenced graphic designs, these tiles speak warmth, authenticity and uber-good taste.

Listed Show 025

Listed Show 023

4)      Embrace cast iron radiator classics. This little style tip can transform a room from just restored to newly resplendent. Paladin Radiators had an attention-grabbing display of radiators at the show. Choose from the smooth contemporary Sloane range to the ornate traditional Shaftsbury collection. As a National Trust preferred supplier, this is one not to be missed.

Listed Show 029

5)      Still searching for your Listed home? Finally, with many beautiful heritage homes coming on to the market this Spring, making the right investment requires focus, effort and patience. We found Listed Building Surveys at the show, and they offered some solid advice and survey expertise in Listed buildings specifically. Having the right survey done before an acquisition ensures you flush out any issues or challenges with Listed building compliance and conservation matters.   

Listed Show 016

We hope you enjoyed our insights, go to http://www.lpoc.co.uk for more information.

Berkeleys comments on the Budget 2013 announcement

Jeremy Priestley, Director, Berkeleys comments on the Budget 2013 and its implications for the prime property market in Sandbanks and Canford Cliffs, Poole, Dorset:

“The additional assistance for buyers via the Funding for Lending and Help to Buy schemes is, of course, welcome, particularly since the resurgence of activity in the upper-market levels needs to be under-pinned by the ability of all the lower value segments to function efficiently.

Thus, the extension of interest-free equity loans to those who are not first-time buyers and on new-build properties worth up to £600,000 will enable many more people to move up the housing ladder and so “unlock” some of the logjam that has had such a stultifying effect locally.

That said, negative sentiment cannot be finally put aside in that there is still the looming spectre of a change of government in 2015, even if the Chancellor does succeed in stimulating some growth with his new-found infrastructure funds. The negative impact on confidence and on house prices that such an event would presage via the potential advent of a mansion tax, or any other form of wealth or capital taxation, as well as further tightening of the already punitive Stamp Duty Land Tax regime, especially at the top end, would be very significant, especially for the area of Sandbanks, Canford Cliffs, Branksome Park and other areas surrounding Poole Harbour, Dorset.

On the upside, it has been however heartening recently to see that there is an increasing sense of reality returning to the mind-set of some vendors – prices are being reduced, in some case pretty drastically – and this in turn is producing spots of resurgent activity.”