Letting agents in Nottingham, Slater & Brandley, have created a series of Investor Spotlight articles specifically aimed to provide professional landlords with ‘off-market’ information on rental yields, capital growth, tenant demographics and property investment best practice. These articles are based on 20+ years of first hand Nottingham focused property experience.
High-level political changes and a sport surprise to boot!
I think it’s fair to say that quite a lot happened in 2016. The UK decided to leave the EU, Donald Trump became president-elect of the United States and Leicester City managed to win a Premier League title and defy odds of 5000/1!
Well plenty happened within the Nottingham property market too, and we wanted to provide you with a round up of 2016 and also some predictions on where we see the market moving in 2017. So without further ado, let’s jump right in:
Most recent 2016 Land Registry figures show an overall house price increase for Nottingham of 5.94% compared with the same period in 2015. Marry that to the national average of 6.91% and you could be forgiven for feeling a little disheartened, but it’s important to be aware that historically higher growth areas such as London have also seen a slow-down in price rises too (dropping from 9.49% to 7.72% during the same period – how hard it must be!), with many blaming the lead up to the Brexit vote for a lack in buyer activity and confidence. A little closer to home shows that Leicester house prices increased by 7.13% and have shown relatively strong growth, although lower average rents often mean that monthly cashflow is substituted in return for this. Our other neighbours in Derby showed price growth at just 4.88% year on year. Annual UK house price growth of 5% is long considered to be a strong figure and so we had nothing to complain about in 2016.
Looking more specifically at Nottingham and it’s suburbs, I have created a table below of house price percentage change based on each key area and according to Rightmove website data. It makes for some interesting reading:
It’s interesting to see that many areas that appeared to be struggling with capital growth during 2015 now seem to be doing much better, whilst those experiencing much higher growth in past years appear on the surface to be leveling out somewhat. One thing worth noting for sure is that market trends can skew figures, so I would take the Rightmove information with a pinch of salt. We know for instance that Forest Fields – with it’s large student following – has seen an increase in student landlords selling up as they struggle to compete against the new wave of corporate players entering the market and the advancement of Article 4 licensing aimed at putting more properties back in the hands of owner occupiers. What this means is that shared houses with prior HMO licenses in this area are selling at a premium as Nottingham City Council continue to make it difficult to obtain new licenses on properties not previously used in a shared capacity.
In terms of our experiences as letting agents in Nottingham, West Birdgford continues to lead the way in terms of average enquiry volume per property and you can often rely on slightly higher rents the closer you are to the Central Avenue shops and restaurants. Other areas of Nottingham not to be overlooked include The Meadows, Sneinton, Carlton, Gedling and Mapperley – all of which have provided some surprising results for us in terms of demand and overall tenant quality. Clifton appears to have leveled out slightly with estate and letting agents in Nottingham having reported fantastic growth in 2015 but I still wouldn’t write it off as area to purchase well proportioned properties with reasonably strong yields.
Student’s in their second and third years of studies remain drawn to areas such as Lenton, Radford, Hyson Green, The Arboretum and Forest Fields with their ease of accessibility to the City Centre, but as mentioned above we have seen further competition growing in this market as prominent student home builders continue to cash in on larger high end developments, effectively driving down the yields of the more ‘independent’ student landlord.
A typical Victorian student property in Forest Fields.
Some investors now tend to look at working professional house-shares in a bid to increase overall cashflow, but it’s important to be aware that this brings with it a plethora of rules and regulations that many landlords and agents struggle to fully understand. Ultimately, if you intend to let a property to any more than 2 unrelated people then you are responsible for a much wider range of safety procedures and you should seek the correct professional advice before simply doing so (we know this market inside out so don’t hesitate to call us).
In short, whilst we may have experienced a slight reduction in capital growth in Nottingham there is still plenty to gain from investing here. As ever, it’s important to set out a clear plan before looking to purchase any property and you should have an idea of tenant type, rental valuation and longer term growth prospects before you decide to buy anything. We have a wealth of data and knowledge on this subject so if you ever do want some prior information on any given area or property then please don’t hesitate to contact us as leading letting agents in Nottingham on 0115 981 9651.
Until next time, thanks for reading!
Will Brandley MARLA
Disclaimer: The Information above is not intended to be and does not constitute financial advice or any other advice, is general in nature and not specific to you. Before using this information to make an investment decision, you should seek the advice of a qualified and regulated professional and undertake your own due diligence. None of the information above is intended as investment advice, as an offer or solicitation of an offer to buy or sell, or as a recommendation, endorsement, or sponsorship of any individual, Company, or fund. The Company is not responsible for any investment decision made by you. You are responsible for your own investment research and investment decisions.