Top 25 Most Saleable Streets in Clapham

Following on from my last article, if you recall I said that Kings Avenue had the most properties sold in the SW4 Clapham postcode, yet I felt that this information wasn’t telling the whole story, as some roads in Clapham have more properties on them than others. Therefore, I promised that I would compare the average number of properties sold by the actual number of properties on that street, to find out the streets whose owners proportionally moved (or sold) more often than the rest of the locality.

To give some foundation to the article, in 2017 Clapham homeowners had, on average, lived at their existing address for 17 years and 6 months. However, when I looked at the difference between homeowners with and without a mortgage; Clapham homeowners without a mortgage had lived in their Clapham home for an average of 23 years and 9 months compared with 10 years and 1 month for homeowners with a mortgage. Interestingly, Clapham’s Lambeth Council house tenants have on average resided at their present home for 11 years and 4 months, whilst finally for those who rent from a private landlord, tenants generally have lived in their property for an average of 3 years and 11 months (up from 3 years 5 months only five years ago).

The SW4 street in the top 25 saleable streets with the highest number of households on it is Kings Avenue, which has 466 residential addresses. Yet since 1995, only 511 properties have changed hands (some multiple times!) .. which means the street’s saleability or churn rate is 109.7%.

However, the street or road that has the highest saleability or churn rate is Sandmere Road … which has 159 households on it, yet since 1995 there have been 280 house sales … a saleability rate of 176.1%. Here is the full breakdown of the top 25 streets …

So, as you can see, some interesting statistics and a lot more correlation between saleability rate and property values (unlike the article last time where we compared value to ‘out and out’ raw sales figures).

Therefore, what does this all mean to Clapham homeowners and Clapham landlords? Well these 25 streets are the best performing streets out of the 231 streets in the Clapham (SW4) area so if you live/own a property on those 25 streets … you are sitting on a very saleable street. If you want to find out how saleable your street is .. please drop me a line and we can discuss this further.

Do let me know if you are looking to invest and you could use a hand. if you are a ready and able investor sign up to my list that will bring packaged deals to your inbox! If you are looking for no-obligation advice then drop me a line and let's start the conversation.

Kings Avenue, Clapham …the road where people move the most

Many folks say moving home is the most stressful thing. Moving home is like someone (and that someone is usually you and you are the cause of this devastation) has collected all your worldly goods, put them into brown boxes and into a lorry making your whole life look like a Amazon delivery van, only to spend the next six months unpacking it all, whilst unable to find important things like your bank cards, ‘those’ shoes or special jewellery!

We wish we could be instantly transported like in Star Trek “Beam me up Scotty to a blissful moved in state”. Yet the week you move, it’s like an episode from the original 1960’s series Star Trek, when the crew had a transporter accident with an ion-storm sends Kirk and Spock into an alternate reality, where the caring Federation is the merciless Terran Empire, and the USS Enterprise is a warship and chaos eschews!!!

Star Trek aside, when you decide to move and before the stress of living out of cardboard boxes for months descends; first you trawl the portals (Rightmove/Zoopla/On The Market) to find a new house, which out of the hundreds of properties available to buy, you will probably only view around four or five of them, for no more than 20 minutes each. Then, you will arrange a second viewing of one or two of those initially viewed properties for the estate agency industry stated average of 30/45 minutes maximum (fascinating when you think most people take hours to decide what clothes or shoes to buy but minutes to spend hundreds of thousands of pounds on their next home!). Then you put your property on the market with an estate agent, find a buyer for your Clapham property, agree a price for both, then instruct solicitors. The property becomes sold ‘subject to euphuism’ ... sorry ‘contract’ … as solicitors and surveyors and mortgage companies pick holes in the paperwork, threatening to wreck the chain at any moment, whilst you can’t get too attached to the property you want to purchase in case the sale falls through … phew - stressful or what??!!

Is it worth it? Worth the stress? The brown cardboard boxes? Well many Clapham people think so.

In the last 12 months, 324 families have sold and moved home in Clapham (SW4)

Yet the question I want raise is ... do people on certain streets in the SW4 postcode move more often than others? Well, the answer might surprise you. I looked at the Land Registry for the all the property sales going back 23 years (to 1995) in the SW4 postcode whilst also calculating the average value of a property on a particular street/road (to see if there was a correlation between price and moving). So initially looking at the top 10 streets in the postcode, in terms of pure out and out house sales, Kings Avenue is the winner with an average of 22.22 house sales per year (since 1995) as on the graph below.

And to look at the bigger picture, the table below shows the top 25 streets, with the average value of a property on that street. As you can see, there is no correlation between the average value of a property and the number of times a property gets sold on that street.

However, I still felt the information wasn’t telling the whole story … some roads in Clapham have many more properties on than others, so I wanted to then compare the average number of properties sold by the actual number of properties on that street, to find out the streets whose owners proportionally moved (or sold more often) than the rest of the locality.

In the next article, (and I promise I won’t mention Star Trek again), I will answer that question in great depth ... and the results should (as they did me) certainly raise an eyebrow. The question is ... do you live on one the top 25 Clapham most saleable streets in Clapham (SW4)?

Come back to my Clapham Property Blog for the next article to find out!

Do let me know if you are looking to invest and you could use a hand. if you are a ready and able investor sign up to my list that will bring packaged deals to your inbox! If you are looking for no-obligation advice then drop me a line and let's start the conversation.

Where to find the best deals - in Clapham?

A lot of regular readers ask me where I source my property investments from. The truth is I'm something of an expert in finding deals "in plain sight..."

In plain sight? You mean through agents?

Yes, often times the properties that are the most attractive are the ones that have been sitting around for ages. The agent has lost interest, the owner disheartened about achieving the once "very realistic price" the agent pitched the asking price at. So then it's time to get to work...! Rightmove and Zoopla are your friend!

There are many other methods of finding great investments though, and a lot of good systems exist in order to have sellers calling you! Believe it or not there are people out there that make this a business (called sourcing). They could be property investors in their own right, like myself, who don't want to take a particular property because it doesn't fit their strategy (maybe capital gain vs cash flow, who knows) and they sell on the deal to a fellow investor for a fee. Once it's packaged up in a nice little box with a ribbon around it another investor could "buy" the deal from you and you've earned a sourcing/packaging fee.

Can I do this?

So if you are a starting investor and don't have any capital as yet, perhaps too little experience to invest 6 digit sums confidently, you want to be sourcing investment deals for others that are too busy to look around for bargains. Their time is money after all and they'd happily pay a few thousand pounds to bag a bargain. They, after all, do have 6 figure sums sitting there waiting to be invested. If it sits there it's not earning a good return so they'd happily pay you to kick start the returns.

Direct to Vendor?

A lot of the systems are indeed direct to vendor. You market to owners of properties for sale that could represent opportunities for investors. You could leaflet all day if you wanted but there are much cleverer systems than that...

So how do you start?

Well I'd love to give you an overview of how these systems work and help you source better investments. Be it for yourself or whether you want to become a professional sourcer, this event should give you an overview on the systems used by professional property investors to find themselves really good deals.

FREE, just register online!

Just before this month's Clapham Property Meet we're going to hold an interactive talk to discuss these methods (D2V and through agents) of deal sourcing. A talk not to miss if you want to get underway in property investment. If you want to make sure that you get a spot BOOK ON HERE.

We would love for you to stay and join us for the actual Clapham Property Meet also. David Clouter, investor of 30+ years experience will be doing a talk on Property Cycles. How to spot a downturn and make sure you're investing in the right property at the right time! BOOK YOUR TICKET FOR THAT EVENT HERE.