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LettingFocus

Unbiased buy to let, property investment and letting coaching, mentoring, advice and seminars for landlords from top selling property author and media commentator.

Property Investment near London and Transport by Letting Focus

I was going through my blogs from two years ago to see how well my predictions have done - and generally I’m pretty happy.
One interesting blog post from that time looked at how house prices might change in the area around Ebbsfleet following the future completion and opening of the new international station there which would connect North West Kent to Brussels and Paris in a couple of hours.
This new line also connects Ebbsfleet with Central London - journey time less than 20 minutes - compared with local station Swanscombe to London which takes about an hour.
When I wrote the blog two years ago, I had just done a little tour around the area.
At that time the station was still being built - but it is now finished and smart new trains now whiz up and down the line at great speeds.
What interested me then and what had bought me down to Kent that day was the fact that this was a really great transport connection which would normally be expected to push house prices up nicely as it brings in demand from people to live in an area (as well as from businesses to set up business there).

New Build v Transport Connection
But what also interested me as a property investing buyer way back then was the huge amount of new build that was coming on stream and I was fascinated to see how this would play out - because lots of new property adding to existing stock can obviously soak up demand and hold prices back.
As an example, think about how the oversupply of lots of identikit new build flats in the years 1997 – 2005 clobbered prices of flats (and rent levels) in many of our inner cities in the period from 2000-2008.
When I wrote the blog two years ago, I felt that the new supply in the local area was of such scale that it was likely to negate most of the huge positive effects on house price growth which would come from the new international station.
So, I decided against buying there.

Back to Ebbsfleet, Swanscombe, Gravesend and Northfleet
Last week I went back.
My partner had insisted we went to the nearby Bluewater Shopping Centre to get a new sofa. “Your tenants would not put up with a broken sofa for 6 months” she said. “And neither will I”
As Hater in Chief of Shopping (and especially of Bluewater) I offered to do the house cleaning for three weeks. But no, she wanted me to see the new sofa.
So, I went and consoled myself with taking the opportunity to see what’s happened to prices of houses in the area near Ebbsfleet.
Well, I have to say the oversupply seems to have won (so far).
Offer prices of the sort of two up two downs I had looked at in Swanscombe and Gravesend were down from about £175K two years ago to less than £150K generally now, a fall that is greater than other areas I know well - in the more central suburban parts of south east London.
It’s not a scientific study I know, but right now there seems that all the new build stock around the area has easily soaked up the boost to house prices from the new station.

The Future for House Prices in North West Kent near Ebbsfleet

Things could yet change.
When the economy improves, new businesses will invest in that area which now has great transport connections. Whether there is enough effect from this to push up house prices very much remains to be seen.
The message is - always look into the effects that future new stock of housing will have on house prices. You can find this out from the local planning dept at the local authority.
Check out also, this article from my Articles page: http://www.lettingfocus.com/pages/myarticles_BuytoLetLandlords%26RentedSectorGrowth.html

The Old Post

Here is a link to that post from two years ago:
http://www.lettingfocus.com/2007/11/should-you-buy-in-area-near-to-new.html

ABOUT LETTINGFOCUS.COM and DAVID LAWRENSON
We are LettingFocus.com - the landlords' experts and I’m David Lawrenson, the author of “Successful Property Letting” - the UK’s top selling property and buy to let book for the last 3 years.
What’s unique about us is that we offer independent unbiased
seminar events for property investors and one to one advice covering all aspects of being a landlord and investing in property.
Property is largely unregulated and in the buy to let and property “advice” business I am fairly unique not linked to a property company, developer, estate agency or bridging loan provider.
I advise where to buy (which areas), what type of property to buy, when to buy, how to buy property at a low price, how to eliminate the risk of getting a bad tenant and more. I have been a landlord and property investor myself for over 25 years.

THE PAGES AT OUR SITE LETTINGFOCUS.COM:
Our Events only take place twice a year. For our NEXT SEMINAR AND NETWORKING EVENT for Landlords and Property Investors click here:
Next Property Seminar and Networking Event
Find out about GREAT DEALS we have arranged for landlords by clicking here: Partner Services for Landlords and seeing our Landlords’ Resources (Useful Links) page.
If you sell products to landlords and property investors and you have national coverage and would like to be on this page as a partner, please get in touch!
For general info on our SEMINARS AND CONSULTING programme click here: Property Seminars, Networking Evenings and Consulting
ONE TO ONE CONSULTING click here: Property Consulting
CLIENT TESTIMONIALS from past customers click here: Testimonials
BUY THE BOOK click here: Buy the Book at Amazon
THE HOME PAGE OF OUR MAIN SITE click here: LettingFocus Home Page
To JOIN our Free QUARTERLY NEWSLETTER simply send an email to [email protected] - Please note we WILL NOT send spam or sell our mailing list to advertisers!
IF YOU HAVE A SITE WHY NOT LINK TO THIS BLOG OR OUR WEBSITE?
Copyright of Blog: David Lawrenson 2009. This blog is updated roughly once a week usually on a Monday or Tuesday.

WANT TO COMMENT OR BE KEPT UPDATED WITH OUR LATEST BLOGS?
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Be careful buying property near improved rail links says Letting Focus

Be careful if you buy property near soon to be improved rail links
If you buy property near a place that will benefit from faster rail links, you need to watch out.
For example, many people bought in Ashford, Kent because it was going to a stop on the London to Paris and Brussels route. Now, however, services have been massively trimmed back and only a few international trains will stop at Ashford.
Still in Kent, the new services on High Speed One (the new name for the Channel Tunnel Rail Link) will start from December 2009 and the timetable for our existing 'classic' routes will be re-drawn completely.

Faster Rail Links
Services using High Speed One will go to London's St Pancras station and journey times from places like Ashford, Folkestone, Canterbury and Dover will be significantly reduced.
However, whilst many people are keen to know exactly what the timetable will be, this is all still at planning stage and the details are yet to be finalised.
It’s not out of the question that existing services might have to be reduced to accommodate the new trains.
If you need more advice on where to buy property as an investment or buy to let please ask me. I’m David Lawrenson from property investment experts http://www.lettingfocus.com/
I’m the author of the buy to let book “Successful Property Letting - How to Make Money in Buy to Let” the UK’s top selling property title.
I’m an expert on residential property letting and a well known property freelance writer and I contribute to newspapers and a host of property websites.
I also work as a consultant helping banks, building societies, housing associations and web portals with their buy to let and property products and services.
You can read more of my property investment blog and details of my networking, advice, property seminar programme at my website http://www.lettingfocus.com/
My next London landlords networking meeting is coming soon. Click here for details: Property Investment Advice
What’s unique about lettingfocus.com is that we offer independent property mentoring because unlike most people in the buy to let and property “advice” business we are not linked to a property company, developer, agent or bridging loan financier and do not receive commissions from any of these sources.
If a property investment is lousy – We’ll tell you straight and we will tell you all about buy to let and property investment - the good and the bad and we won’t make silly promises that you’ll become a millionaire overnight.

LINKS
Find out about GREAT DEALS we have arranged for landlords by clicking here: Property Investors’ Affiliate and seeing our Affiliates page.
More products will be added over the coming months. If you are a merchant with national coverage, get in touch!
For SEMINARS, click here: Property Seminars, Networking Evenings and Consulting
For the NEXT SEMINAR AND NETWORKING EVENT for Landlords and Property Investors click here:
Next Seminar Event
For ONE TO ONE CONSULTANCY help click here: Private One to One Consulting
For TESTIMONIALS from past customers click here: Testimonials
To BUY THE BOOK click here: Buy the Book at Amazon
For THE HOME PAGE OF THIS BLOG click here: Blog
For THE HOME PAGE OF OUR MAIN SITE click here: LettingFocus Home Page
For GREAT OFFERS on Products and Services for Landlords, click here: Landlords Resources
To JOIN our Free QUARTERLY NEWSLETTER simply send an email to [email protected] - Please note we WILL NOT send spam or sell our mailing list to advertisers!
Copyright: David Lawrenson 2007. This blog is updated at least twice a week. Permission must be sought before using the material in the blog.

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New Stations and Property Investing by Lawrenson Letting Focus

From Ebbsfleet in North West Kent, Paris is just two hours and a bit away - and it looks on the face of it as though all these areas will surely benefit, inevitably pushing up prices of houses and rents.
Northfleet, Gravesend and surrounding areas near Ebbsfleet have been cheap for quite a while compared to the rest of the South East but I think there is a risk that the abundance of new houses planned for this part of Kent, could lead to an over-supply developing.

New Housing Supply
In fact there will about 30,000 houses built in the area between Dartford and Gravesend which is all part of the Thames Gateway regeneration scheme.
The scale of the development is big, including, in Ebbsfleet Valley next to the station itself, a massive development that will hold shops, offices and over 6,000 of these houses.
The new station is about 36 miles from London, next to the A2 and the village of Swanscombe and only about a mile from Northfleet which is in turn joined up to Gravesend. Dartford town centre is about 6 miles away to the west.
Trains are now running to the continent but it won’t be open for local people to get to London until December 2009 when it will slash the journey time to London by a massive half an hour to just 17 minutes – though as yet no one knows how much this fast service will cost.
Property prices have been edging up surely and steadily.

House Prices Now
A standard 2 bed terrace house in an ordinary part of Gravesend last year was about £135,000 a year ago but a quick look at Rightmove shows they are now around the £185,000 mark.
Rent in Gravesend give a good guide to the area – a standard 2 bed terrace goes for about £550 per month and a 4 bedroom property would be anywhere from £800 per month upward.
Average prices for all properties in Gravesend were about £145K in 2003 and are about £215K now (source: upmystreet.co.uk) a rise of about 48%, and not far off the London rate of increase.
Amongst the new developments coming into Dartford are Barratts and Crest Nicholson who are building apartments and homes priced from £210,000, £240,000.

House Prices and Rents
But will the international link and its position do the trick for house prices and rents in the area?
Obviously, other new transport links in London have driven forward new frontier areas such as Canary Wharf - and East and South London have already felt the benefits of the Docklands Light Railway and the extension to the Jubilee Line - and the soon to be extended East London line is already pushing up prices in places on the new line especially in areas like Forest Hill, Brockley and Hackney.
Of course, there is a risk that people hoping to get in on the back of the transport and other developments at Ebbsfleet could fall victims to developers over-hyping and over-supplying a location and setting prices above what an area can really sustain with adverse consequences for home owners and investors.
This phenomenon was well illustrated in the “Truth about Property” TV programme screened on 25th October where investors in flats in some areas of the north 3 years ago are now facing big losses.

Too Many Houses
It could be worth investors taking a look, however a local agent I know says the area is stuffed full of landlords chasing a small supply of tenants, so watch out - this could be a buy to let ghetto in the making.
Another factor to watch out for in some of these areas that are near the Thames and other low lying areas is that of floods and flooding. For more on that see this article: http://www.lettingfocus.com/pages/myarticles_Flooding.html


ABOUT LETTINGFOCUS.COM and DAVID LAWRENSON
We are LettingFocus.com - the landlord experts and I’m David Lawrenson, the author of “Successful Property Letting” - the UK’s top selling property and buy to let book for the last 3 years.
What’s unique about LettingFocus is that I offer independent unbiased
seminars for property investors and one to one advice covering all aspects of being a landlord and investing in property.
Unlike many in the still largely unreguated buy to let and property “advice” business I am not linked to a property company, developer, estate agency or bridging loan provider.
I can advise where to buy (which areas), what type of property to buy, when to buy, how to buy property at a low price, how to eliminate the risk of getting a bad tenant and more. I have been a landlord and property investor myself for over 25 years.

CHECK OUT THESE PAGES AT OUR SITE LETTINGFOCUS.COM:
Our Events only take place twice a year. For our NEXT SEMINAR AND NETWORKING EVENT for Landlords and Property Investors click here:
Next Property Seminar and Networking Event
Find out about GREAT DEALS we have arranged for landlords by clicking here: Services and Products for Landlords and seeing our Landlords’ Resources (Useful Links) page.
If you sell products to landlords and property investors and you have national coverage and would like to be on this page as a partner, please get in touch!
For general info on our SEMINARS AND CONSULTING click here: Property Seminars, Networking Evenings and Consulting
ONE TO ONE CONSULTING click here: Property Consulting
CLIENT TESTIMONIALS from past customers click here: Testimonials
BUY THE BOOK click here: Buy the Book at Amazon
THE HOME PAGE OF THIS BLOG click here: Blog
THE HOME PAGE OF OUR MAIN SITE click here: LettingFocus Home Page
To JOIN our Free QUARTERLY NEWSLETTER simply send an email to [email protected] - Please note we WILL NOT send spam or sell our mailing list to advertisers!
IF YOU HAVE A SITE WHY NOT LINK TO THIS BLOG OR OUR WEBSITE?

WANT TO BE KEPT UPDATED WITH OUR LATEST BLOGS?
Over on the right hand side under all the previous blog entries you will find a button which says “Site Feed.” Simply copy the site feed link into your News Reader or News Aggregator.
If you have a website & are thinking of reproducing material here, that’s fine but we DO require a link to the blog to be included, including also all the links in this section. (The full article including all links must be available to ALL VIEWERS of your site and not restricted.)
TO VIEW RELATED POSTS select a “Category” at the bottom of this page.
WANT TO ADD A COMMENT OR VIEW OLD COMMENTS?
To add a comment to this post, simply click on “link to this post” to add your comment and to view comments of other people.
Copyright: David Lawrenson 2007. This blog is updated once a week.

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Back on the Property Investment Road - And it Feels Good

Too much time spent writing about property can dull the mind.
So, I'm back on the property investment trail again and have just put an offer in on a great property in an area I know well and which I'm sure will go up well in time.
And it's great to be back in the buzz again.
So, here I am, sitting and waiting and hoping the seller will accept my fantastic offer.
I like this new area - it is bound to do well because of an injection of Government cash and faster transport routes.
I like it so much that I have written about it recently in a piece for the Evening Standard" which led to quite a flurry of interest from out of town property buyers.
After all the business I have bought to this particular town by writing about it in the property press, they should be paying me commission!
But seriously, it's great to be out doing deals again. What fun - and on such a lovely Spring day too.
It sure beats working for someone else in the deadly dull financial services sector.
On another topic, recently, I ran my first short networking and seminar evening.
It was great fun.
There were some great people that came and we had a fine discussion. So, we are going to do the same again soon.
This time, there will be less of me talking and more discussion from delegates.
If you know a lot about property investment, come on down -you will still learn things.
If you are a novice you will learn lots and lots - and don't worry, I wont let the professional investors make you feel silly if you ask an obvious question.
These sessions are for all people at whatever level.

MORE ABOUT LETTINGFOCUS AND WHAT WE DO

LettingFocus.com is the home of landlord information.
Hello, I’m David Lawrenson.
I have been a landlord and property investor myself for over 25 years and am author of “Successful Property Letting” – the UK’s top selling commercially published property book for the last 3 years.
Primarily, I work as a consultant to banks, local authorities, social housing providers and other organisations – helping them with their landlord facing or buy to let product strategies and services.
I also write for property websites and am regularly quoted by the media.
I have written articles, guides and documents on letting property and property investing for numerous publications including The Independent, The Telegraph and for quality landlord and property websites.

Services for Private Landlords

For private landlords and other investors in the private rented sector, we do two London seminars each year.
We also find some spare time to help landlords and property investors by coaching them in how to make money in the private rented sector using ways that work, which are ethical, fair to tenants and which involve minimal risk to the investor.
We pride ourselves on giving independent unbiased buy to let advice on either a one to one mentoring / coaching basis or through our occasional group seminars.
With no links to property firms, developers or bridging loan providers we can advise on where and what type of property to buy for investment and when to buy it. We also show you how to manage tenants properly.

AT OUR WEBSITE LETTINGFOCUS.COM:

THE HOME PAGE OF THIS BLOG click here: Blog
THE HOME PAGE OF OUR MAIN SITE click here: LettingFocus Home Page
For general info on our CONSULTING click here: Consultancy and Seminars
ONE TO ONE PRIVATE CONSULTANCY click here: Property Mentoring
NEXT SEMINAR AND NETWORKING EVENT for Landlords and Property Investors:
Next Property Investment Seminar and Networking Event
We have OFFERS on a range of services and products for landlords too; click here including landlords insurance, tenant referencing, tenancy agreements and more: Services and Products for Landlords
TO READ CLIENT TESTIMONIALS – both commercial and private click here: Testimonials
BUY “SUCCESSFUL PROPERTY LETTING” click here: Buy the Book at Amazon plus anything else you fancy at Amazon.co.uk

To JOIN our Free QUARTERLY NEWSLETTER simply send an email to [email protected] - Please note we WILL NOT send spam or sell our mailing list to advertisers!

IF YOU HAVE A SITE WHY NOT LINK TO THIS BLOG OR TO OUR WEBSITE?

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TO VIEW RELATED POSTS select a “Category” at the bottom of this page.

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