Putney, SW15 A local market review - CBRE ?· House price growth over the last year 13% Putney snapshot…

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  • Putney, SW15A local market review

  • House price growth over the last year

    13%Putney snapshot Putney is located in the south-west of Wandsworth. It is served by good transport links, with the shortest journey to Waterloo being 18 minutes. Its popularity as a riverside residential location means it has above average house prices in comparison with London overall and experienced strong house price growth of 13% over the last year.

    Chiswick House and Gardens

    London Wetland centre

    Barnes Bridge

    Mortlake

    Putney

    Putney Bridge

    Westfield

    Kensington PalaceShepherds Bush

    Hyde Park

    Richmond ParkPutney Heath

    University of Roehampton

    Wimbledon Common

    Wandsworth Town

    East Putney

    Southfields

    Earlsfield

    Balham

    Wandsworth Common

    Wandsworth Park

    Hurlingham Park

    Clapham Common

    Clapham South

    Clapham Junction

    Battersea Park

    Battersea Park

    Location

    Putney is a picturesque riverside location in the London borough of Wandsworth. Its home to boutique shops, restaurants, bars and is surrounded by vast green spaces; in particular, Wandsworth Park is on its doorstep and Richmond Park is just two miles away. Nearby Putney Village offers a tranquil location as it is surrounded by Putney Heath. Putney is a sought after residential area, popular with young professionals and students. Boasting great transport links, it is easy to get into central London and only 18 miles from Heathrow Airport.

    Imperial Wharf

    Parsons Green

    Fulham Park

    West Brompton

    Chiswick Park

    South Acton

    Turnham GreenHammersmith

    Hammersmith

    Earls CourtGloucester Road

    Knightsbridge

    Hyde Park Corner

    Sloane Square

    Victoria

  • London housing market overview

    In the post-recession recovery period Londons housing market has performed strongly, outperforming the wider UK market by a significant margin. Prices across the city are now 43% above their previous peak. Some of the strongest growth occurred in 2014 with annual growth peaking at 21%. Towards the end of the year and moving into 2015 activity has slowed and growth started to cool. However, this is something we anticipated and we welcome an orderly slowdown. Fears of a London house price bubble have subsided and the market is maintaining sustainable and robust growth, with 9% inflation in 2015.

    Moreover, activity in the new build market remains extremely strong and demand is high, with 67% of the 51,448 new build homes under construction already sold. This is the highest absorption rate of new build stock in recent years.

    The government has recently announced more favourable terms for the Help to Buy scheme in London. To reflect the higher prices, first time buyers in London will have access to a 40% Help to Buy loan (compared with 20% currently). This loan is interest free for five years and offered on new build properties up to 600,000. This incentive is likely to stimulate the market by encouraging first time buyers. This increase in demand should have the roll-on effect of further boosting the building market.

    Londons new build market

    80%70,000

    60,000

    50,000

    40,000

    30,000

    20,000

    2001

    200

    6 av

    erag

    e

    2007

    2008

    2009

    2010

    2011

    2012

    2013

    2014

    2015

    10,000

    0

    70%

    60%

    50%

    40%

    30%

    20%

    10%

    0

    Sold Unsold Proportion Sold (RHS)

    Priv

    ate

    units

    und

    er c

    onst

    ruct

    ion

    Tileman House, Putney SW15

  • Average rental values in Wandsworth

    1,834pcm

    Local demographic and economic trends

    The population of the London Borough of Wandsworth currently stands at 322,780, having increased by 28% from 252,860 in 2001. It is expected to grow by a further 6% to 342,375 by 2021.

    Despite this marked increase in population and the resulting demand for homes in the area, only 5,114 new homes have been built across the borough since 2010. This suggests an undersupply of housing of nearly 1,500 homes, compared with target levels. So, as is typical of London, demand for homes hugely outweighs supply.

    Putney itself has approximately 60,000 residents, which makes up around 20% of Wandsworths population.

    Wandsworth enjoys high employment of 78.5% in comparison with the London average of 72.2%. In addition, earnings in Wandsworth average at 40,820, 26% higher than the London average of 32,297.

    Tenure profile

    2001 2011

    100%

    90%

    80%

    70%

    60%

    50%

    40%

    30%

    20%

    10%

    Pro

    port

    ion

    of h

    ouse

    hold

    s

    Social rented

    Private rented

    Owner occupied

    32%

    20%

    46%

    26%

    52%

    22%

    Property prices in the areas surrounding Putney

    It attracts a young and relatively affluent demographic, with a high share of young singles and students. 30% of the population is aged between 25 and 34; this compares with 14% for the UK as a whole. As a result, there is a high demand for privately rented property; the proportion of renters has increased from 22% in 2001 to 32% now.

    However, by London standards, rents are fairly reasonable despite increasing by 6% over the year, they stand at 1,834pcm, lower than the 1,889pcm across Wandsworth and 2,080pcm across London.

  • Local housing market trends

    Many people who start by renting in Putney decide to settle in the area and buy a home there. As a result, the local market is buoyant, Wandsworth experienced growth of 14% last year and Putney had growth of 13%. However, this strong growth is a relatively recent development, with prices in Wandsworth prior to 2012 growing broadly in line with the London average. However, since then, growth has diverged, with Wandsworth outperforming the London average; Wandsworth has experienced 43% growth since 2012, compared with 36% for London.

    According to Molior, the average new build property price in Putney is just below 1,000 psf. Comparatively, prices in Fulham currently sit at 1,100psf, making Putney a more affordable choice.

    More specifically, the latest data shows units in SW15 (Putney) sold for an average of 715,366, broadly the same as the borough average, but 26% higher than the London average of 569,418. However, Putney remains 24% more affordable than the nearby area of Barnes and is significantly cheaper than Fulham, where properties sell in excess of 1million.

    Focusing on flats, apartments in Putney are achieving average prices of 536,728, 11% higher than the London average of 483,840, but nearly 50% lower than in ever popular Fulham. However, given its close proximity to higher value areas such as Fulham and Barnes, it is only a matter of time before Putneys prices rise to be in line with its more affluent neighbours.

    Aesthetically, Putney offers the tranquillity of riverside living together with beautiful green spaces. A view of the countryside, city skyline or river have been shown to add substantial value to a property; in fact, our research shows that a riverside location can add around 10% to 20% uplift on the price of a property. These visual aspects together with its reasonable commuter times into central London and relative affordability, mean that Putney offers something strongly sought after and rarely found in London: lifestyle.

    Average house price index

    Putney price comparison

    2015 2016 2017 2018 20195 year

    growth 2015-19

    UK 5% 3% 3% 4% 5% 22%

    London 9% 5% 3% 5% 6% 31%

    2009 2010 2011 2012 2013 2014 2015

    200

    180

    160

    140

    120

    100

    80

    London Base

    Ave

    rage

    hou

    se p

    rice

    inde

    x (B

    ase

    = D

    ec 2

    009)

    Wandsworth

    800,000

    900,000

    700,000

    600,000

    500,000

    400,000

    300,000

    200,000

    100,000

    Ave

    rage

    apa

    rtm

    ent p

    rice

    Put

    ney

    Wan

    dsw

    orth

    Mor

    tlake

    Bar

    nes

    Fulh

    am

  • Jennet Siebrits Head of Residential Research +44 20 7182 2066 jennet.siebrits@cbre.com

    Tom Bryant Director Residential Development Sales & Consultancy +44 20 7182 2562 tom.bryant@cbre.com

    Mark Collins Chairman of Residential +44 20 7182 2264 mark.collins2@cbre.com

    Jack Hudson Sales Negotiator Residential Development Sales & Consultancy +44 20 7182 2007 jack.hudson@cbre.com

    CBRE Limited confirms that information contained herein, including projections, has been obtained from sources believed to be reliable. While we do not doubt their accuracy, we have not verified them and make no guarantee, warranty or representation about them. It is your responsibility to confirm independently their accuracy and completeness. This information is presented exclusively for use by CBRE clients and professionals and all rights to the material are reserved and cannot be reproduced without prior written permission of CBRE. Images provided are computer generated. 2015 CBRE Ltd.

    CBRE, Molior, Rightmove, tfl.gov.uk (7/01/2016)

    Disclaimer 2015 CBRE

    Sources

    Contacts