Clapham Apartments are only 18.7% more expensive in REAL terms than 10 years ago
My research shows that certain types of Clapham property are a little more affordable today than what the newspapers might make you think.
Roll the clock back to 2007 just before the credit crunch hit which saw Clapham property values plummet like a lead balloon and the Clapham property market had reached a peak with the prices for Clapham property hitting the highest level they had ever reached. Between 2008 and 2010, Clapham property values lay in the doldrums and only started to rise in 2011, albeit quite slowly to begin with.
Nevertheless, even though property values have now passed those 2007 peaks, my research indicates that Clapham property, especially flats/apartments, are now more affordable than they were before the 2008 credit crunch.
Back in 2007, the average value of a Clapham flat/apartment stood at £387,385 and today, it stands at £560,530, a rise of £173,145 or 44.7%.
However, between 2007 and today, we have experienced inflation (as measured by the Government’s Consumer Price Index) of 25.97% meaning that in real spending power terms Clapham apartments are more affordable than you might initially think … because if you take off the inflation from that rise, apartments are only 18.7% more expensive than in 2007. If the average Clapham apartment (valued at £387,385 in 2007) had risen by 25.97% inflation over those 10 years, today it would be worth £487,989 .. meaning in real terms, property values haven’t gone up as much as you believe.
The point I’m trying to get across is that Clapham property is more affordable than many people think. Clapham first time buyers can get on the ladder as 95% mortgages have been readily available to first-time buyers since 2010.
It really comes down to a choice and if Clapham first-time buyers can get over the hurdle of saving the 5% deposit for the mortgage on the property – they will be on to a winner, especially with these ultralow mortgage interest rates, a mortgage can be between 10% and 30% cheaper per month than the rental payments on the same house.
So why aren’t Clapham 20 somethings buying their own home?
Back in the 1960’s and 1970’s, renting was considered the poor man’s choice in Clapham (and the rest of the Country) a huge stigma was attached to renting. However, over the last 10 years as a country, we have done a complete U-turn in our attitude towards renting - meaning that many people find renting a better option and a lifestyle choice.
Saving the 5% deposit means going without many luxuries in life (such as holidays, every satellite movie and sports channel, socialising or the latest mobile phone – even if only in the short term) therefore instead of saving every last pound to put towards a mortgage deposit Clapham 20 somethings choose to rent.
There is no denying the simple fact that over the next 10 to 15 years, the people who choose to rent instead of buy in Clapham will continue to rise.
Therefore, everyone in Clapham has a responsibility to ensure that an adequate number of quality Clapham rental properties are safeguarded to meet those future demands. Interestingly, what I have noticed though over the last few years are the expectations of Clapham tenants on the finish and specification of their Clapham rental property.
I have perceived that in the past, what a tenant wanted from their Clapham rental property was moderately unassuming because renting a property was only a short-term choice to fill the gap before jumping on the property ladder. Before the millennium, wood chip wall paper and twenty-year-old kitchen and bathroom suites were considered the norm.
However, Clapham tenants’ expectations are becoming more discerning as each year goes by. I have also noticed the length of time a tenant remains in their Clapham property is becoming longer (and this was backed up recently by stats from a Government Report), although I have noticed a tendency for many Clapham landlords not to keep the rental payments at the going market rates - maybe a topic for a future article for my blog?
The bottom line is this … Clapham landlords will need to be more conscious of tenants needs and wants and consider their financial planning for future enhancements to their Clapham rental properties over the next five, ten and twenty years - e.g. decorating, kitchen and bathroom suites etc etc ..
The present-day and future situation of the Clapham private rental property market is important, and I frequently liaise with Clapham buy-to-let investors looking to spread their Clapham rental-portfolios. I also enjoy meeting and working alongside Clapham first time landlords, to ensure they can navigate through the minefield of rental voids, the important balance of capital growth and yield and ensuring the property is returned back to you in the future in the best possible condition.
I hope you enjoyed reading. If you are keen to take things further, be it to start from scratch, or do something a bit more interesting with your current portfolio... Start the conversation on email. I'd love to meet you in person of course at this month's Clapham Property Meet, so do come along. Click here for tickets and more info.