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Scotland house prices see gradual pick up

The Scottish market is beginning to gradually pick up again, with annual house price growth rising from 3.5% in August to 5.1% in September and on the month, The Your Move House Price Index for Scotland has found.

Scotland’s performance is in stark contrast to England and Wales, where prices fell 0.1% in September and annual growth languishes well under inflation at 1.1%.

The changes bring the average Scottish house price to £184,030, up more than £7,000 since the start of the year and from £175,070 last September.

Christine Campbell, Your Move managing director in Scotland, said: “Whether it’s the Brexit deadline or not, there is relatively little stock coming onto market.

“Many potential sellers are deciding to sit tight and according to RICS, new instructions in Scotland are the lowest in the UK. This is unfortunately largely the reason behind creeping house prices, but it is also resulting in low transaction levels.

“On the properties that are being sold, these are at the very high end and largely focused in Edinburgh.”

Alan Penman, business development manager for Walker Fraser Steele, one of Scotland’s oldest firms of chartered surveyors and part of the LSL group of companies, said: “Scotland is testing the limits of whether a market can be strong while largely inactive. Homeowners are in no rush to put their properties onto the market, and we’re seeing a significant shortage of stock.”

Edinburgh and Glasgow account for about a quarter of all housing transactions in Scotland and, given Edinburgh’s position as the highest priced local authority in the country, an even greater contribution to average prices.

Both, as with Scotland overall, tend to perform more strongly in the summer months, and the fine weather this year has helped.

Nevertheless, in Edinburgh prices rose a massive 6.6% in September to £287,473, from £269,673 the month before, bringing the annual increase to 9.6%.

That number has been boosted in part by a relatively high number of high value sales, with six sales alone of properties worth more than £2m in August and September – compared to only four in Scotland in the whole of 2017.

Glasgow meanwhile has also grown well, up 3.3% in the month and matching Edinburgh’s annual growth.

The average price at the end of September of £166,094 is a new peak for the city – making it the only area other than Argyll and Bute (up 3.4% in the month and 12.0% annually) to set a new high-water mark.

The highest annual increase in the country however was for the second month in a row in Inverclyde.

It is among the cheaper areas in Scotland, with an average price of £138,074 though still somewhat above the cheapest area of West Dunbartonshire, where prices are £119,725, but properties in Kilmacolm can sell for almost double those elsewhere in the area.

That is helping push up prices overall. Other relatively cheap areas are also performing strongly, however.

Property in North Lanarkshire, where prices are on a par with Inverclyde, is up by double figures (10.3%), as are prices in Na h-Eileanan Siar, the second cheapest area in Scotland, despite a 10.4% annual rise.

At the top end of the market, meanwhile, East Dunbartonshire, the third most expensive area, and Midlothian, the fifth, are also showing strong, above average growth, with annual prices up 7.5% and 7.9% respectively.

In fact, overall there is strength across the market in Scotland, with annual prices up in 26 out of 32 local authorities.

Source: Mortgage Introducer

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Get ready for the commercial property data revolution

In these uncertain times, modern commercial real estate landlords and operators have turned to technology and data to weather the storm and gain a competitive advantage. Those that do so are arming their companies with an ability to quickly pivot operating models, reallocate investment to counter risk and capitalise on opportunity.

The right software lets you future-proof your business, enables you to understand performance in real-time and most importantly helps you predict what’s next – the biggest hotspots and opportunities, which team members are doing well, and who needs some support.

You don’t have to look far to see the transformative power of data and examples of how it is successfully being applied to drive digital transformation. Take the financial sector, where unleashing the power of data has not only streamlined workflows but also enabled firms to grow their businesses through powerful AI applications that personalise their services.

According to a 2017 Forrester report, there is an increasing gap between financial firms that embrace technology to fuel growth and business transformation and institutions that continue to do business in traditional ways.

The evolution of the stock market also highlights the value that technology and actionable data unlocks. Look at the New York Stock Exchange. Thirty years ago it was characterised by highly inefficient and manual processes and opaque information. Today? Technology has transformed the way the market operates and traders are able to leverage real-time data and algorithmic trading to execute deals in nanoseconds.

The commercial property sector is making great strides in using new software offerings such as leasing and asset management platforms to capture and analyse data. Landlords and brokers are using the resulting insights to make better decisions that move the needle. We’re fast approaching the next major frontier – market benchmarks.

Using real-time market data to make better decisions has been the standard in our own backyard for other property types such as multi-family and hospitality for some time. RealPage Yieldstar® helps PRS owners leverage market data to determine pricing in real-time and for hospitality the STR Global Report helps landlords benchmark a hotel’s occupancy or revenue that day.

Unlike PRS real estate or the hotel space, when it comes to office, industrial or retail properties, market leasing data on pricing, tenant demand or operating efficiency within buildings is neither transparent to the market nor recent.

We are working hard to develop the ultimate market benchmark. In June, we announced plans to launch VTS MarketView™ – the industry’s first real-time benchmarking and market analytics. For the first time, VTS customers will be able to compare their own property-level performance against market-wide data on our platform.

Aggregated and anonymised, this data and insight will be embedded in users’ daily leasing and asset management workflows and presented in context to drive better decisions, informed by key market-wide metrics such as net effective rents, concessions, leasing spreads and velocity, level of tour requests and deal conversion rates.

For the commercial property industry, the possibilities for how technology and data can be applied are endless. For example, AI could be applied to real-time market benchmarks to provide landlords with property-specific predictions and recommendations for maximising asset value.

These are exciting times, but not without risk. Now, more than ever, it’s time to embrace the data revolution or risk being left behind.

Source: Property Week

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How will Brexit impact UK financial services?

The UK leads Europe’s financial services industry but, as Brexit looms, there is uncertainty as to how the sector will operate once the UK leaves the bloc. So, how will UK financial services cope with Brexit?

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Fix the housing crisis and save the high street at the same time

Two “crises” have dominated the headlines in the last year. The first is the pressure on housing, the challenges of the rental market, and the soaring cost of living, especially in big cities. The second is the so-called “death of the high street”, as shopping habits change and the retail sector struggles to keep up.

Let’s start with the latter. At the end of 2017, the UK’s retail market saw occupier demand drop for the third consecutive quarter, with a reported fall in demand from prospective tenants of 22 per cent to the lowest level since 2011. As a result, the retail sector was the only area of the UK market to see an increase in availability of leasable space.

In 2018, nearly 1,000 retailers in the UK – from big names like House of Fraser and Poundworld to small independent traders – went into administration between January and September alone. In these nine months, rents have dropped, vacant commercial spaces have increased, and investor interest has massively wavered.

It is no secret that footfall on our high streets is decreasing as the e-commerce boom takes over. So instead of resisting change and trying to cling to a dying high street, we should see this as an opportunity to move forward and transform how we use empty commercial space for the benefit of the UK economy.

Which brings us back to the other major challenge facing the UK. The country needs high-quality housing now more than ever, at rents that don’t swallow two thirds of the average Londoner’s salary each month.

Research estimates that the government needs to be building 340,000 homes per year – rather than its current target of 300,000 – until 2031, to meet rising demand. Given planning restrictions on new builds and the low availability of land, if politicians actually want to make this happen they need to think outside the box.

And that means taking the opportunity to kill two birds with one stone, to reimagine our high streets and tackle the housing crisis at the same time.

It’s time for the government to be bold and collaborate with private firms that are willing to take risks, challenge outdated manufacturing methods, and build innovative homes in available spaces. From pre-fabricated, shared living spaces created off-site in the UK and built in unused commercial spaces, to simpler existing co-living models, there are feasible options out there that can enable the UK to rapidly fill empty spaces at low cost and at higher capacity than traditional developments.

This isn’t to say that every high street needs to be transformed into a residential asset. But the e-commerce trend isn’t going to be reversed, and it makes sense to use the space that we have.

Unlike previous attempts at collaborating with private firms, there can’t be lengthy multi-year gaps between scaling developments because the government can’t afford to take on partnerships that don’t offer quick turnarounds. That’s why empty retail units might be the most resourceful option for distributor developers at this stage.

And that’s just the start – retail is of course not the only sector suffering from an increase in vacant spaces. Hospitality and commercial offices are also seeing an upsurge with the popularity of platforms like Airbnb, flexible working, and the rise of shared workspaces.

By harnessing opportunities and innovations like these and taking the chance to challenge the status quo with clever commercial transformations, the public sector can work with private property firms to bring a higher volume of homes to our ever-growing cities – and save our high streets at the same time.

Source: City A.M.

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England housing stock increases but housebuilders still fall short of target

The number of new homes completed in England in the last year reached its highest level in a decade, but growth has plummeted as Brexit uncertainties take hold.

Just over 222,000 more homes were added to England’s housing stock in 2017-2018, according to figures released today by the minister of housing, communities and local government (MHCLG).

But the increase represents growth of only two per cent on last year, reflecting the tough market for housebuilders amid rising building costs and Brexit uncertainty.

In 2017 growth from the previous year was 15 per cent.

The figures fall short of the government’s plans to build 300,000 new homes a year, which it outlined in its 2017 budget in a bid to tackle the country’s housing crisis.

Blane Perrotton, managing director of chartered surveyors Naismiths, said: “You don’t need to follow every tortuous twist and resignation of the Brexit saga to identify the culprit for the slowdown.

“Fragile demand and a lack of developer confidence since the 2016 vote have both slammed on the brakes, even here in the engine room of the construction industry.”

The report comes as housebuilders bear the brunt of numerous resignations after Theresa May unveiled her draft Brexit deal. Shares in Barratt Developments and Persimmon have fallen over seven and eight per cent respectively since the cabinet agreed on a draft deal last night.

But the Home Builders Federation (HBF) has welcomed the report, saying progress was being made in the industry’s efforts to address the housing shortage.

HBF executive chairman Stewart Baseley said: “Today’s numbers are yet another sign that the home building industry is delivering the increases in housing supply the country needs.

“Whilst the second-hand market remains sluggish amidst wider economic uncertainty, with Help to Buy enabling first-time buyers to purchase new build homes, builders have continued to invest and increase output.”

“Whilst huge progress is being made, government needs to continue to work with all parts of the housing sector to assist them to deliver further increases if we are to hit their 300,000 target,” he added.

Communities secretary James Brokenshire said: “Today’s figures are great news and show another yearly increase in the number of new homes delivered, but we are determined to do more to keep us on track to deliver the homes communities need.”

Source: City A.M.

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London house prices: Homes in the capital lose value despite the UK’s resilient property market

London house prices fell 0.3 per cent in the year to September, according to Office for National Statistics (ONS) data released today.

Growth in the capital lagged far behind the UK-wide average, which was 3.5 per cent, a small increase from 3.1 per cent last month. The growth puts the average house price across the country at £232,554.

But homes in the capital did not decline as badly as they did in August, when prices fell by 0.6 per cent.

The figures from the ONS and Land Registry show the disparity between the London property market, which has been in decline since March, and other parts of the UK. Growth was fastest in the West Midlands, where house prices increased 6.1 per cent.

The decline in growth reflects uncertainty around Brexit, with London taking the brunt of lower buyer confidence, according to property experts.

Richard Snook, senior economist at PwC, said: “London remains the biggest regional story as the price decline continues, albeit at a modest rate.

“London is one of the most internationally dependent parts of the UK, due to economic integration with Europe and the high share of foreign citizens in the labour market.”

“Therefore, the greatest impact of Brexit-related uncertainty was always going to be felt in the capital,” he added.

In its November inflation report the Bank of England suggested the London market has been disproportionately affected by regulatory and tax changes and lower net migration from the EU.

But the London market has also been impacted by rapidly rising house prices in the capital, which have left many potential buyers unable to afford a home.

At £482,000, the average house price in London is more than double the average of the rest of the country. The most expensive area is Kensington and Chelsea, where the average house costs just under £1.5m.

Head of residential property at Sotheby’s International Realty, Guy Bradshaw, blamed “punitive” stamp duty costs.

“When will the government start listening to the industry and stop ignoring these figures? London estate agents have been banging the drum for a stamp duty reform for years and today’s figures clearly show a suffering market,” he said.

A breakdown of growth by borough shows the fall mainly impacts central London properties, with outer London boroughs such as Brent and Redbridge seeing a rise in house prices.

North London estate agent Jeremy Leaf said: “Once again we are seeing prices softening but no dramatic change, underpinned by low mortgage rates and supply.

“The price falls in London are masking a more resilient picture elsewhere in the country, underlining how misleading it can be to judge the market as a whole by what is happening in one region.”

Source: City A.M.

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Brexit deal remains most likely outcome, says the Bank of England

The Bank of England predicted today that a deal remains the most likely Brexit outcome, despite ongoing uncertainty around UK and EU negotiations.

“I still think it’s the most likely outcome, but obviously over time, every day there are headlines – positive, negative – which will send the currency in particular one direction or the other,” deputy governor Ben Broadbent told CNBC.

“But for our part we have to make a particular assumption on which to condition our forecasts, that seems to me still to be the most likely outcome and that’s the one we choose.”

His comments come after former education minister Justine Greening said this morning that parliament would reject Theresa May’s Chequers deal.

Meanwhile, the Prime Minister suffered a setback after the EU reportedly rejected her proposal that the UK can decide to quit a so-called backstop agreement on the Irish border that would put the whole of the UK into a temporary customs union with the EU.

Sterling fell one per cent amid ongoing uncertainty.

In the event of a positive Brexit deal, Broadbent predicted businesses would begin to invest more after relatively weak spending since the referendum.

“If we get a good deal, a good transition, I think we can expect to see investment spending pick up, domestic demand growth pick up,” he said. “On the other hand, sterling presumably would also be stronger, and those act in different directions on inflation.”

However, the Bank predicts that the UK economy’s growth will slow in the fourth quarter, though there are signs that pay pressure is gradually building.

“The signs are we’ll have somewhat weaker growth in the fourth quarter,” Broadbent said.

But the BoE said pay pressure has been increasing, according to business surveys the Bank has conducted as well as official figures.

Wage growth hit its fastest rate since before the financial crisis in the three months to the end of August, the Office for National Statistics revealed last month, after a 40-year unemployment low helped push wages up.

“In terms of inflationary pressure we are seeing some signs of that domestically now,” Broadbent said.

The Bank monetary policy committee decided to hold interest rates at 0.75 per cent at the start of the month, in light of Brexit uncertainty, and Broadbent attempted to reassure businesses and households that rates were not going to rise quickly.

While the Bank has predicted “limited and gradual” interest rate increases, Broadbent said this wouldn’t necessarily come in the form of one rate hike a year.

A smooth transition to life outside the EU may mean that the Bank tightens monetary policy over the next three years to cut inflation to a two per cent target.

“We will do whatever we think we have to do to meet the remit,” Broadbent said. “The point of that box was to say that unfortunately either having a deal or not having a deal is not definitive in terms of the behaviour of interest rates.”

Source: City A.M.

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House prices up 5% but market mindful of Brexit

The housebuilder said the rise to an average price of £224,000 comes as more people are seeking to buy homes and are better able to do so in a more favourable lending climate.

The firm, which has 27 sites across Scotland, said total completions for the period increased 2% at 902, up from 882 in the same period last year.

A spokesman for the company said: “The market in Scotland has been positive during the second half of 2018, with good customer demand and a supportive lending environment driving an increase in completions for the period.”

The company said in a statement to the London Stock Exchange that the UK housing market has remained stable through the second half of 2018, despite the wider political and economic uncertainty.

It said customer demand for new build homes continues to be robust, underpinned by low interest rates and a wide choice of mortgage deals.

Sales rates for the year to date have stayed level with last year.

The company, which finished the day on the stock exchange 1% up at 164p, said it expects to end the year with a net cash balance of around £600 million, against £512m last year.

Its current total order book is 9,783 homes, which is 12% above last year when it was 8,751, and it is worth about £2.4 billion, up by 9% from £2.2bn last year.

The company said in its statement: “This is at the upper end of our expectations at this stage, and we would expect this to reduce naturally towards the end of the year as more homes complete.”

Pete Redfern, Taylor Wimpey chief executive, said there is a watchful eye on Brexit but that the company’s order book is healthy.

He added: “We have delivered a strong performance during the second half of 2018, with very good sales rates supported by positive customer demand and a supportive lending environment.

“This builds on our strong forward order book and puts us on track to meet full year expectations.

“Looking ahead to 2019, we remain mindful of wider political and economic risks and the potential impact on customer confidence.

“However, with a strong balance sheet in place and a high-quality landbank, our business is well positioned to deliver further sustainable growth and cash flow over the medium term.”

Source: Herald Scotland

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The big problems facing buy-to-let investors in 2019

There’s no two ways about it, the buy-to-let market has become much more challenging for investors of late for a broad variety of reasons. And landlords need to be braced for conditions becoming even tougher in the months ahead.

One problem I previously touched on is the impact that the Bank of England’s recent interest rate rises have had on driving buy-to-let mortgage costs higher again. And the trend is expected to continue into 2019 and probably beyond.

Andrew Turner, chief executive of dedicated buy-to-let lender Commercial Trust, was bang on the money when he commented this week that the current environment of exceptionally-low mortgage rates “will have to change.”

Turner said that “the bumpy road of Brexit may see the base rate brought down slightly, once things settle, but I think it is unlikely and in any event, there is not too much scope for reduction.” He added that “my view is that the overall picture for the next decade is a gradual upward trend in rates.”

Rates poised to rise That said, recent commentary from the Old Lady of Threadneedle Street released earlier this month suggests that any reduction in borrowing costs in the short term or beyond to support the economy in the event of a catastrophic no-deal Brexit cannot not be considered a given.

As the Bank of England explained in its most recent minutes, “the economic outlook will depend significantly on the nature of EU withdrawal,” and that therefore “the monetary policy response to Brexit, whatever form it takes, will not be automatic and could be in either direction.” Indeed, should sterling dive in response to the UK’s Brexit strategy, the committee may have no choice but to hike rates in an effort to tame a likely surge in inflation.

A property price crash? Another clear risk of a disorderly Brexit in the spring is the possibility that house prices in the UK could fall off a cliff.

The property market crash that many had predicted in the event of a Leave campaign victory in June 2016 may not have transpired. But home price growth has slowed to a crawl, the latest home price inflation gauge today showing expansion of 3.5% in September, more than halving from the 7.7% rise posted exactly two years earlier.

The impact that Brexit is having on homebuyer confidence has proved devastating, and the problem was again highlighted by Foxtons this week, the estate agency advising that it had recently closed another six branches in and around London in reflection of the “challenging market.”

Demand from first-time buyers may still be strong, but the uncertain outlook for the UK economy has seen transaction activity from existing homeowners slow to a crawl. And I would expect buying appetite from both of these demographics to sink, at least in the immediate term, should Britain fall out of the EU with a bang.

The buy-to-let sector is becoming more and more of a minefield for investors and for a variety of economic and political factors. In my opinion it’s a sector that is far too high risk and I think that savers should seek other ways of deploying their cash, like stock market investment, to generate solid returns.

Source: Investing

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House prices in Manchester fastest growing in UK

New research from estate agency Cushman & Wakefield shows that house price growth in Manchester has risen higher than anywhere else in the UK, exceeding the UK average in five out of the past six years.

This culminated in a significant gap in 2017, when the average house value rose 11%, against a regional average of 6%, and a UK average of just 5%.

Manchester also leads the way in house price inflation when compared with all other core UK cities.

In the 12 months to July 2018, prices rose just under 9%, compared with Leeds at just 3.8%. In London house price inflation saw a drop of -1%.

Julian Cotton, associate director at Cushman & Wakefield, said: “Our research demonstrates that year-on-year growth within the Greater Manchester residential market has continued apace, outperforming the wider region and once again exceeding the national average, a trend that has been consistently evident in five of the last six years.

“Greater Manchester is the UK’s largest and fastest growing economy outside of London, having transformed itself into one of Europe’s most dynamic and exciting cities in which to live and work.”

The new homes market is also looking bright in Manchester, with forecasts showing that house prices in the city are expected to rise to 57% by the end of 2028.

Bristol is second at 53%, Birmingham and London expected to rise at a similar level of 46%, with Liverpool faring the least at 20%.

Once again, Manchester is showing the greatest increase of all core UK cities.

Despite this upward pressure on house prices, the Manchester new homes market still benefits from a very strong domestic demand due to only a 16% difference between the average price of a new home and existing homes in the city.

This is not the case in a number of other core UK cities, where, in some cases such as Newcastle, new homes can cost nearly 50% more than the average existing home.

Julian added: “Seen as the regional centre for finance, commercial and retail with world class transport links, Manchester is now one of the best cities in Europe to do business in.

“Major corporations – Co-operative Group, Amazon, Royal Bank of Scotland, BBC and ITV – have all chosen to establish key operations within the city.

“The relocation and start-ups of these major corporations and small independent businesses has resulted in the creation of new jobs.

“It is expected that around 3,100 new jobs will be created per year across Manchester to 2034.

“Many of these jobs will be high salaries based in the city centre. As a result, Manchester’s population is anticipated to grow by 3,500 people per year over the same period, creating an ever-growing demand for housing.”

He said: “A fundamental driver in the popularity of the North West as a region in which to invest has been price.

“Price points perceived as affordable, particularly from an emergent overseas market and a somewhat overpriced, oversaturated London investor market, have proved popular with buy-to-let investors acquiring new-build and second-hand stock.”

Manchester’s rental market is also rising higher than in any other UK city.

Rents were up by 10% to April 2018, compared with Leeds in second place at 8%. London again shows a negative where rents have fallen by -8%, beaten only by Newcastle where rents have fallen by -9.5%.

Julian said: “The rental market absorbs many of the 100,000 students studying at The University of Manchester, Manchester Metropolitan University, The University of Salford and The University of Bolton, as well as young professionals requiring the convenience of a central, vibrant location.

Cushman & Wakefield said Manchester has a huge, talented workforce and a super economy of £300bn, being home to a host of FTSE 100 companies.

With an average age of 29 it has a large student population, many of which stay on after graduation.

Manchester has the second best graduate retention in the UK after London.

According to the Higher Education Statistics Agency, 50% of Manchester’s graduates stay in the city for work, while 60% of Manchester-born students who study in other locations return after graduation.

Source: The Business Desk