Property prices in HA8 – an analysis

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Exploring property prices when buying property in HA8 is a vital part of the process of buying and the purpose of this article is to give you an overview. This article by Cozee aims to tell you how the house prices over time in HA8 have changed and then give you an indication of what the key elements are that shape property price at the moment and will into the future.

How has the cost of property changed in HA8?

Work out how the price of property and the average rents of property in HA8 have evolved by checking the price evolution and the rental price changes over time

Looking to buy or sell your property in HA8?

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In the illustration below, any data presented is based on data provided by the land registry which is an average of house prices. You can visit the Land Registry to search for land and property information yourself too. So, when reading this article, please consider the information provided as an inaccurate way of working out the valuation of your property and only use the following information as a way to see how the property market changed in HA8 and the rest of the capital.
For an accurate valuation you can rely on, speak to a member of our team instead.

For houses and flats and other properties, how are the average prices in HA8 calculated?

In order to calculate the average price for a house, a flat or a maisonette in HA8 we have analysed the Land Registry dataset over the past 12 years. To come up with this average number we calculated the sum of all the prices paid in the area per property type and divided this amount by the number of properties of this specific type.
Let’s take a look at the average price for a Flat in 2021. In our area there were 128 sold for a total amount of £48,382,336. So when we divide £48,382,336 by 128 we land on an average price of £377,987 for houses in the area.

What are the factors influencing the property price in HA8?

When evaluating the cost of a property, we typically consider seven primary factors, encompassing both economic and demographic aspects.

Location

It is common knowledge that the property's value is heavily impacted by its location, whether it leads to an increase or decrease. Certainly, the attractiveness of the neighbourhood and the overall safety conditions in HA8 are essential for understanding the property's price dynamics. Hence, when involved in property transactions, keeping the crime rate of the area in mind becomes imperative. It is recommended that you take a glance at Police.uk In HA8, the crime rate is around 106 per thousand people. This rate can be considered as highand will have a negative impact on the price of a property in HA8%. It's crucial to emphasise that a higher crime rate doesn't necessarily equate to lower property prices, as other contributing factors come into play. Take central London, for instance, where despite a relatively higher crime rate, property prices remain elevated compared to the rest of the UK. Additionally, the proximity to key amenities like schools, hospitals, shopping centres, and public transportation significantly contributes to the fluctuations in property prices in HA8. Understanding how these factors interplay is vital for those contemplating property transactions. For a concise overview of the potential impacts on property prices in HA8, refer to the summarised table below:

Amenity No. in HA8
Hospitals 0
Doctor surgeries 130
Pharmacies 18
Schools 26
Shopping centres located within 5 miles 12
Public transport stations 0 (for exact details see the website)

What is the economy like in HA8?

The office for National Statistics seen here provides an economic overview of how the wider changes in the economy impact the price of property in the UK. The employment rate, the income level in HA8 and the overall interest rates will either have a positive or negative impact on the prices you will be able to list your property for or the price you might end up paying. Please find below these indicators provided by the Bank of England and the ONS

Interest rates within the years of 2019-2024 according to the Bank of England By looking at the map below you will be able to work out the level of income around HA8. It is important to pay attention to the data on income levels as you can use it to estimate how much you can ask for your property where higher salaries indicate more buying power. Looking at the income level of the area is not all that you can look at to make an informed decision. Finally, on top of the income level, you can also have a look at the employment rate within the neighbourhood of the property you want to buy or sell. The map below shows the percentage of usual residents aged 16 years and over who were economically active and in employment in local authorities, 2011 and 2021. In correlation with income levels, regions boasting elevated employment rates are inclined to draw higher property values.

Analysing supply and demand

The concept of supply and demand is true in every type of business and when it comes to property, a low supply and a high demand means property prices grow. This implies that selling a property in a high-demand area could potentially lead to a price increase and allow you to take advantage of the principle. In order to analyse what the supply and demand is in HA8, Cozee recommends you to search property listing portals such as Zoopla and Rightmove which will give you an up to date, live forecast of property prices. To use listing portals in the best way, consider which type of maisonette flat or house is currently listed and then consider how long it has been on the market for. Properties that sell quickly are not on the market for long and this would indicate the price was right for the level of demand.

The features and size of property

As you begin taking a guess of the property price in HA8, you may find that estate agents do it differently to you and will begin taking an estimate based on square foot. This means that the bigger the property is, the higher the price will reach. NOTE: The price per square foot in HA8 may be influenced by the overall condition of the property. Poorly maintained properties are likely to experience a decrease in the price per square foot. At Cozee, we've streamlined this process for your convenience and aim to furnish you with the average price per square foot in your area according to the type of property.

Type of property 2020 2021 2022
Flat £4,926 £4,880 £5,961
House £5,094 £5,181 £5,181
Maisonette £4,252 £4,642 £4,630

Ultimately, a property boasting an array of features tends to command a higher price. This translates to multiple bathrooms, a generous number of bedrooms, and the presence of a garden—elements that contribute to elevating the property's value.

Browsing the features of your next place in HA8?

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If you are interested in buying or selling a home with many bathrooms, bedrooms, outdoor space, or other premium features, contact our property sale experts. We can provide a comprehensive property valuation and schedule viewings so you can make the most informed decision with Cozee.

Housing and other developments in HA8

If developers in HA8 think that there is a lot of potential in an area, they will tend to develop there. These developments, such as new housing developments can show that there is potential for growth and the value of land will go up. It can also come in the form of things like new places to do shopping for residents and new transport links. We have streamlined the process of researching upcoming developments planned for HA8 over the next few years. As our table below goes into all of the details.

Development type Applications
Residential 0
In progress planning permission 0
Non residential 0
Transportation 0
Other applications 0
Recycling 0
Green belt 1

The applications listed below were submitted to the Mayor of London for review by the local planning authority, typically the Council planning department in HA8. Under regulations, the Mayor's office must evaluate proposals that exceed certain thresholds. Specifically, developments with over 150 residential units, buildings taller than 30 metres, or structures larger than 1000 square metres on protected Green Belt or Metropolitan Open Land are eligible. This extra layer of oversight applies to major projects that could impact London more broadly.

Demographic data

A key factor influencing property values in HA8 is demographic data. Things like population growth and the impact of this growth on property data will be looked at below. Household income being another factor. In HA8, over the past years the median household income has grown between 2011 and 2021 by 8.12%. The population went from 66,378 to 71770 in 10 years. This type of income growth would usually have a positive impact on the price of the properties you are trying to buy or sell. Note:If you notice a very large increase in growth, it could be because there was limited or no previous data for your postcode area in 2011. Therefore, the growth may appear greater than it actually is. Finally, population levels are good because a growing population and a large population would indicate that the property you’re listing for rent will be able to be rented fairly easily.

Other variables that change how much property is sold for in HA8

At last, additional factors may sway pricing on property you are targeting. Elements worth evaluating include:

  • Crime levels: Lower crime rates make neighbourhoods safer and more appealing to buyers. High crime deters interest.
  • Amenities: Things like parks, shopping, restaurants make an area attractive. Lack of amenities can discourage potential buyers.
  • Noise levels: Quieter areas are preferred over those affected by major roads, airports etc. Noise pollution reduces desirability.
  • Green spaces: Access to nature, trails, gardens enhances a property's value. Lack of green spaces can deter some buyers.

Find the difference in property price between HA8 and other neighbouring areas

If you plan to buy or sell property in HA8, researching sales in surrounding neighbourhoods can provide useful market insights. Comparing home values in nearby vicinities gives better context for pricing trends influencing HA8. This helps set realistic offer or list prices (note: professional appraisals are always recommended for accurate valuations).

Nearby area Average property price in 2021 Rental prices (pcm) 2022 for a 2 beds Check our properties
NW7 £ 737333 £ 1510 See rental properties in SE20

check our properties for sale in SE20

HA7 £ 660105 £ 1417 See rental properties in SE20

check our properties for sale in SE20

NW9 £ 447688 £ 1444 See rental properties in SE20

check our properties for sale in SE20

HA3 £ 516003 £ 1318 See rental properties in SE20

check our properties for sale in SE20

NW4 £ 682688 £ 1424 See rental properties in SE20

check our properties for sale in SE20

HA1 £ 507922 £ 1394 See rental properties in SE20

check our properties for sale in SE20

EN5 £ 648749 £ 1339 See rental properties in SE20

check our properties for sale in SE20

HA9 £ 492107 £ 1474 See rental properties in SE20

check our properties for sale in SE20

N3 £ 794740 £ 1480 See rental properties in SE20

check our properties for sale in SE20

A look into the crucial role of average property prices when buying or selling a house

The average price is here to help you define how much you should be buying a property for or give you an estimate of how much you could sell it for. The average price gives you a very quick overview of the property market in your area. But this does not mean that your property will sell for this price nor should you put an offer for this price. You will have to factor in the specificities of the property you are looking at. Please see below to check in detail the different factors impacting the price.
Before considering buying or selling a property. Cozee recommends that you also have a look at the median price. The median price gives you the price for which 50% of the properties sold in HA8 were sold for a higher price and 50% of the properties were sold for a lower price.
For example in HA8 in 2019 there were 134 Flat sold. The median price was £300,000. This means that 50% of the Flat sold in 2019 were sold for more than £300,000 and also that 50% of them were sold for less than £300,000.
Finally if you want a clear picture of how much your property is worth, our team of experts at Cozee are here to help. Their knowledge of the area is a guarantee of quality as they are connected to today’s market in HA8.

Looking to buy or sell your property in HA8?

Our property experts give you a valuation in less than 24h or help you find the properties you have been dreaming of

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