Property insights into Sandbanks, Canford Cliffs and Branksome Park, Poole, Dorset.

Berkeleys has just published the latest Spring property report for Sandbanks, Canford Cliffs and Branksome Park in Poole, Dorset.

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, almost across the board – other than in Sandbanks, where volumes are down year on year.

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Some of the interesting trends in the local property market that Berkeleys have noted this year include:

  • At the top-end (Sandbanks, Branksome Park and Lilliput), development-led transactions are a feature of the market once more, as are the number of people downsizing from larger homes into “lateral” (i.e.apartment) living.
  • The family house market (£500,000 – £1.5 million) is also a strong contender in all areas, with a shortage of stock tending to push prices a little higher – or, at least, reinforce asking prices.
  • At the value-end of the market (£200,000-£500,000), activity is buoyant, especially in apartments throughout Branksome Park, Canford Cliffs and Lower Parkstone.

Chart: Property Sales Across The Poole Area June To December 2013 v. 2012 (Land Registry data)

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Of course values and activity levels vary amongst other things not just by area, but also by price band, by reference to age and condition of the property being sold and a host of other points. A similar range of disparity of values will also apply in other segments of the market. It’s vitally important to understand exactly where along that paradigm your property fits if you are thinking of selling.

Our recent analysis of trends suggests that the average time to achieve a sale on properties in BH13 and BH14 varies very considerably, by market segment – above £2 million, the average interval between initial marketing and an achieved sale is over 600 days (in 2013) – with some of those sales having taken over 4 years, testament both to vendor’s drive for a top price and – often, if not more often – to ineffective guidance from their agent.

Even in the £200,000 – £500,000 market, the interval is an average of 262 days (just over 8 months). However, it is noticeable how well-priced (i.e. accurately-priced) property tends to have a much shorter transaction cycle, particularly when one takes into account the length of time it can take for some deals to exchange and complete. Some of the better-priced deals are concluded within one week to a month.

There is a considerable body of evidence now available to suggest that, if a more realistic approach at the outset can be set, much shorter transaction timetables can be the result. If you are thinking of selling your home, it is often a false economy to over-price the property initially.

Read the full version of this marketing report published on our website today or call us for an in-depth discussion. t: 01202 708383.

How do you choose the best estate agent in Poole, Dorset, UK?

If you are searching for an estate agents in Poole, Dorset for luxury houses, flats, bungalows and waterside apartments with a sea view, how do you select the best partner?

New Build Poole Luxury Property For Sale: Blake Hill Crescent.

There are many property agents in Poole, Dorset. If you are thinking of selling your home in the New Year, some good solid up front research and planning will make for a successful sale in the future. The team at Berkeleys Estate Agents has created this helpful checklist of the 10 ultimate questions all home-owners should consider before making a final selection of property agent to sell your home.

Is your estate agent reputable, trusted and financially stable?
It is an important question to ask, particularly in these times of economic uncertainty. Good agency provenance coupled with solid customer references can underpin the most reliable choice of partner. Local solicitors, banks and conveyancing firms all make good sources of referrals too.

How long has your estate agent been established in the local area?
A long established estate agent will bring all the benefits of depth of local knowledge, great references and a deep database of potential buyers.

Is the estate agent a brand I have heard of?
There is no doubt that selling your home falls into the category of a high value transaction. Choosing to work with a brand that is well-known reduces risks. Ask yourself which local estate agents in Poole are recognisable, high profile and pro-active near to you.

Are they registered with any professional property associations?
An estate agent in Poole with professional accreditations such as RICS, NAEA, OFT or The Property Ombudsman will be adhering to an industry recognised code of conduct. Look for these accreditations within your agency short-list.

If you are selling, how far do they reach to attract buyers?
Fact. A local estate agent with national and international reach will deliver more interested buyers for your property. Find out whether they are part of a wider group, or belong to a national network like the Guild of Professional Estate Agents, which delivers 750 office links nationwide.

Is the estate agent successfully selling in your area?
Success breeds success. If a property agent can show you examples of sold properties in your area, they are also showing you they deliver reliable home valuations and a source of more like-minded potential buyers for your home.

Are they knowledgeable, with solid local research and data?
It’s reassuring to see examples of sold house prices from local property agents, but have you seen more? Information on average house prices, seasonal trends, area values and price fluctuations are helpful insights. This knowledge is invaluable to clients selling and buying because it delivers the confident basis from which offers then follow.

Will your property be in good company?
Property agents tend to specialise in different price segments of the market.  Place the sale of your property with an agency working in the same price bracket to your home value. In this way, they will deliver more relevant buyers and an outstanding depth of knowledge in the specific market sector.

How will they market your property?
Look in-depth at examples of the marketing undertaken to sell a property. Your checklist should include traditional marketing examples like beautiful property particulars and photography, local property magazine advertising, property portal listings and direct mail. Today, however, exceptional property marketing needs to live and breathe on the internet. By that we mean:- website content, online property press coverage and editorial, digital marketing and social media. Look for examples of what the industry calls “integrated marketing and communications.” It’s what gets exceptional results in this digital day and age.

Ask yourself, ‘can we work together’?
Finally, after weighing up your fact-based arguments – the I.Q. of the process – don’t forget to add a little E.Q. Building a rapport with your property agent will make the whole experience of selling a good one. Select a partner who you feel you will enjoy working with. After all, there will be plenty of communication to follow, so you want to enjoy the journey.

Have you have answered yes to all these questions regarding the estate agents you are considering? Then you can reassure yourself you are making the right choice with peace of mind. Go ahead. You are ready for 2014.