Monday 26 June 2017

Council House Waiting List in Clapham Drops by 31.7% in last 5 years

Should you buy or rent a house? Buying your own home can be expensive but could save you money over the years. Renting a property through a letting agent or private landlord offers less autonomy to live by your own rules, with more flexibility if you need to move. 

Yet, there is third way that many people seem to forget, yet it plays an important role in the housing of the Clapham population. Collectively known as social housing, it is affordable housing, which is let by either Lambeth Council or a housing association to those considered to be in specific need, at rents below those characteristic in the private rental market. 

In Lambeth, there are 45,619 social housing households, which represent 35.08% of all the households in Lambeth. There are a further 18,792 families in the Lambeth London Borough Council area on their waiting list, which is similar to the figures in the late 1990s. The numbers peaked in 2012, when it stood at 27,534 families, so the current figures represent a drop of 31.7%. 

Nevertheless, this doesn't necessarily mean that more families are being supplied with their own council house or housing association property. Six years ago, Westminster gave local authorities the authority to limit entitlement for social housing, quite conspicuously dismissing those that did not have an association or link to the locality.

Interestingly, the rents in the social rented segment have also been growing at a faster rate than they have for private tenants. In the Lambeth London Borough Council area, the average rent in 1998 for a council house/housing association property was £239.37 a month, whilst today its £477.45, a rise of 99% in 19 years. 

When comparing social housing rents against private rents, the stats don’t go back to the late 1990’s for private renting, so to ensure we compare like for like, we can only go back to 2005. Over the last 12 years, private rents have increased nationally by a net figure of 19.7%, whilst rents for social housing have increased by 59.1%. 

So, what does this all mean for the homeowners, landlords and tenants of Clapham?

As you will know, I've predicted rents in the private rental sector in Clapham will increase sharply over the next five years. Even though the council house waiting list has decreased, the number of new council and housing association properties being built is at a 70 year low. The government crusade against buy-to-let landlords together with the increased taxation and the banning of tenant fees to agents will restrict the supply of private rental property, which in turn using simple supply and demand economics, will mean private rents will rise – making buy to let investment a good choice of investment again (irrespective of the increased fees and taxation laid at the door of landlords).  It will also mean property values will remain strong and stable as the number of people moving to a new house (and selling their old property) will continue to remain restricted and hence, due to lack of choice and supply, buyers will have to pay decent money for any property they wish to buy. 

Interesting times ahead for the Clapham Property Market!

As always if you are interested in investing in Clapham, or perhaps other areas in south London then start the conversation on email. I have nearly 15 years investing experience in London and I can help you get better returns on your investments too. Whether you're starting out or seasoned investor, there's always more to learn. Project management? Deal analysis? Profit forecast? Get in touch. I'm always looking for more investors to work with, so if you have money sitting idle in a bank account and you want guaranteed returns on your savings then you will want to hear more. 

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