Following on from my recent article about the state of the Stamford property market, and in particular, what had happened to the rents Stamford tenants have had to pay since the 'Credit Crunch'. If you recall, I said rents in Stamford are still 4.86% lower than they were in 2008. A Stamford landlord has since rung me after reading the Stamford Property Blog, wanting to know more of the story of what was happening to current rents in the town. The reason he asked was that his current agent hadn’t increased his rent for a number of years and was concerned if he was getting the best return from his buy-to-let investment.
The Stamford rental market is all about supply and demand (isn’t it so in all parts of the economy?). On the supply side, 40 rental properties have come up for let in the last 31 days in Stamford. It sounds a lot until you consider there are 1,497 rental properties in Stamford, that means only 2.67% of the rental stock of properties in Stamford are coming onto the market each month (it is normally around 5%). One reason for this lack of new rental properties coming on the market is the fact that tenants seem to be staying in properties longer.
With this lack of supply, newer tenants have to pay more to secure the property they want. And this is the crux of the matter ...properties they want. Older properties in Stamford that haven’t been maintained still retain their wood chip wallpaper from the 1970’s and thread bare carpets have seen their rents stagnate or drop. Tenants want either modern properties with all the 'mod cons' or older style properties that have been presented to an exceptional standard – and they are prepared to pay for the privilege. Rents for top quality properties in Stamford have risen by 0.4% in the last month. Any properties, old or modern, put on the market in good or excellent condition will rent in a matter of days.
Interestingly, looking at Stamford property values, the Land Registry have just released their latest set of data on property values. Throughout April 2015 (the latest set of data), property values rose in Stamford, with 1% growth, meaning they are now 4.3% higher than they were a year ago. When one looks at the regional picture, the East Midlands average property values rose by 1.4% in the last month. The difference doesn’t concern me, as the regional and local property values always even themselves out over the months.
Looking forward, after considering all the statistics and talking to other property professionals, I expect property values in Stamford to rise by 3% to 5% over the coming 12 months, following the Conservative victory. In a forthcoming article, I will discuss how the number of properties changing hands each month has dropped considerably in the last 10 to 15 years in the town.
...And so back to our landlord. Each property is unique and as his tenancy agreement allows him to inspect the property with notice to the tenant, we will be visiting the property next week. For more in depth thoughts and opinions like this on the Stamford Property market ... keep visiting the Stamford Property Blog.
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