Is london property turning a corner?

Our latest property focus covers top trends in the capital’s high-end housing market. And in a special feature, we look at how one of our clients is building an eco-friendly home.

 

 

Is london property turning a corner?

Our latest property focus covers top trends in the capital’s high-end housing market. And in a special feature, we look at how one of our clients is building an eco-friendly home.

 

7.8%

Annual price growth for London properties worth £1m or more

 

35.2%

Percentage of London luxury properties sold at a discount

 

58%

The average price difference between inner and outer London

 

Twice a year we analyse the latest trends from the London prime property market – properties worth £1 million or more. We call it the Coutts London Prime Property Index. But we sometimes also shine a light on something from the wider property world. And with environmental concerns top of most minds, we thought we’d find out what’s involved in building a planet-friendly, energy-efficient home – by speaking to a client who’s doing it.

So here you are – facts and stats from the capital’s luxury property market, including an area-by-area breakdown, and one man’s eco-friendly journey…

 

Signals of a strengthening market

 

We’re seeing several signs that London’s prime property market is getting back on form.

  • Prices are now only 6.7% below the glory days of their peak in 2014.
  • They’re also up 7.8% compared to last year, with double digit rises in some areas.
  • The price difference between central London and outer London is increasing, with central properties now 58% more expensive, up from being 49% pricier at the start of the year – a sign that central London property is picking up.
  • Buyers are getting relatively low discounts – currently less than 6% off the asking price, the lowest figure we’ve seen since starting this research in 2016.
  • The number of properties sold across the market is up 13% compared to the 10-year average.

HOT COMPETITION IN HAMPSTEAD, A bouncE in Belgravia

 

You can pick an area and get chapter and verse on its prime property market at the postcode selector below. But here are three key highlights from specific neighbourhoods.

  • Hampstead & Highgate has had the highest price growth across the capital over the last 12 months, up 13%.
  • With new listings down 29% in King’s Cross & Islington, buyers are negotiating a mere 1% off the asking price on average.
  • Although Knightsbridge & Belgravia has looked very cheap compared to historic prices for some time, it’s bounced back recently, with prices jumping 14% in the last three months. 

 

Feature: What’s involved in building an eco-friendly home?

 

More and more people are making their properties more energy efficient and environmentally friendly – good for the planet and their household bills. But how easy is it to achieve? Coutts client Paul Hadaway shares how he’s building a sustainable home from scratch.

When property executive Paul Hadaway set about building his dream home, making it eco-friendly wasn’t actually top of mind. His priority was simply “to build a modern house in the country”.

But 81 solar panels, 3,000 new trees and tonnes of low carbon concrete later, his house is good for the planet’s future as well as his own.

“I wanted it to be a truly modern house with everything that entails, and that obviously included making it energy efficient – cheap to run,” he says. “But building an eco-house was not the primary driver, that developed as we worked through the project.”

 

 

Patience, persistence and pride

Paul’s new home, called Field House, is a five-bedroom property in the Gloucestershire countryside, designed by architectural firm Loyn + Co. The process to start building it began in 2016, and it’s due to be finished in the summer of 2023.

It’s expected to get the highest possible Energy Performance Certificate (EPC) rating of A, achieving an impressive 98 out of 100 of the government’s ‘Standard Assessment Procedure’ (SAP) points. And it’s set to get the same excellent score for its Environmental Impact Rating, which looks more specifically at carbon emissions. That’s pretty impressive for a design that’s been driven by aesthetics.

Its eco credentials are something Paul’s very proud of, particularly as achieving them required quite a bit of patience and persistence.

“You’ll only get a lot out of making a new house eco-friendly if you’re really interested in it,” he says. “It’s quite complicated, involves a lot of critical thinking, and can only be achieved with the right team of specialists around you. This can be so much more experimental than people realise – there’s a lot of gobbledygook. But work your way through it and it can be very beneficial and very satisfying.” 

 

Don’t assume you’ll get planning permission

One of the challenges came from getting planning approval for the property. Paul says council planners were predominantly focused on high architectural standards and, although eco considerations are now embedded into that, being planet-friendly isn’t necessarily enough.

“Being eco-friendly has gone beyond box ticking and is now a pre-requisite of high quality architecture,” he says. “That’s obviously a good thing. But you won’t necessarily get planning permission just because you’re building a nice eco-friendly house. It still has to meet those high architectural standards, and it still has to be visually attractive.”

 

1637 HILLVIEW 18 01 23

 

Off grid for 10 months of the year

Paul’s left no stone unturned in adopting sustainable ways to run his new home. He estimates that the house will be ‘off grid’ in terms of energy use from February to November each year. Even just the large number of solar panels he’s installed – on the roof and a nearby structure – should lead to serious energy bill savings.

As well as using low carbon concrete, he’s installed a ground source heat pump, which is around 1.5 times more efficient than air source heating and four times better than a traditional gas boiler. Ground source pumps absorb heat from the ground whereas the air source option takes it from outside. 

 

“Insulate, insulate, insulate!”

“From my background running large, operational property companies, I’ve always kept a close eye on the cost of electricity,” says Paul. “This new house runs on electricity alone – not oil, not gas – so using it efficiently is incredibly important.

“I can’t stress enough the importance of good insulation – insulate, insulate, insulate! Having concrete with lots of insulation means any heat gathered during the day is stored up and can be used at nights – it’s stored in the concrete. And obviously the better your insulation, the less heat escapes.”

 

VISUAL -terrace - merged.psd

 

Get a good team

So what advice would Paul give to anyone looking to build a home with an eye on the planet’s future?

“It all comes back to surrounding yourself with the right people,” he says. “There are lots of different specialists and they tend to specialise in very specific, niche areas. So getting the right team is key. Research it. We didn’t just go with friends or people we knew, we investigated who out there was really good at this.”

He gives a good example by explaining how they chose their architect.

“We spoke with an architect who had designed a modern Cotswold stone house near Stroud; one who was local, had done something similar and been on Grand Designs; and the local “go-to” house architects in the area. But also, my wife and I each selected a house from the RIBA House of the Year long list. As it happens, we picked the same house. Our decision was made.”

 

How Coutts could help

Coutts is committed to helping clients increase the energy efficiency of their homes. Our ambition is for half our mortgage lending to be secured against properties with an EPC rated C or above by 2030.

As Chris Ambrose, Climate Lead, Lending at Coutts, explains, “With residential properties accounting for 16% of the UK’s greenhouse gas emissions*, it’s vital that our homes are made as efficient as possible. Only then can we successfully move to a Net Zero world.”

Our Green Mortgages offer a discount of up to £2,000 on our arrangement fee for those purchasing an already energy-efficient property (EPC grade A and B), or making improvements to their home to make it more energy efficient (EPC Grade C and above).

Contact your private banker to find out more.

*Source – Department for Business, Energy & Industrial Strategy, February 2022

Coutts Green Mortgages are for new home purchases with EPC Grades A - B; and for clients renovating their homes within 12 months of completion to EPC Grade C and higher. Subject to status and approval. Product fees may apply.

 

 

Considering your next move? Let Coutts help

Our real estate team could help you find the perfect property. And our bespoke mortgage service means we could provide a mortgage that’s as unique as you are.
 

 

Or contact your private banker to find out how we could help you.

 

Your home or property may be repossessed if you do not keep up repayments on your mortgage.

Over 18s only. Credit is subject to status and approval. Think carefully before securing other debts against your home.

 

Pick a postcode: Area-by-area breakdown

  • SW11, SW4, SW18

    battersea, clapham & wandsworth

    Prime property prices here have hit new records, on average £953 per square foot. Prime property prices increased 8.9% over the last year.

    -60.5%

    Annual sales volume growth

    -4.1%

    Average Discount

    4.9%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of property sold at discount to asking price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £779 -0.8% 172 43.6% -5.1% 156 -43.9%
    £1m - £10m £953 8.9% 140 36.7% -4.1% 30 -60.5%
    £10m+ n/a n/a n/a n/a n/a 0 n/a
    Source: lonres
  • W2, W9

    bayswater & maida vale

    44.2% of property in this area is sold at a discount to asking price, with buyers on average negotiating 6.7% off.

    -47.5%

    Annual sales volume growth

    -6.7%

    Average Discount

    4.3%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of property sold at a discount to asking price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,012 1.6% 185 57.4% -6.2% 68 -48.9%
    £1m - £10m £1,312 1.0% 152 44.2% -6.7% 52 -47.5%
    £10m+ £2,856 - - 0.0% 3.3% 2 100.0%
    Source: lonres
  • SW3, SW10

    chelsea

    Property prices in Chelsea are cheap relative to historic prices. Prime property prices are still 11.9% below the height of the market. Chelsea also had the most super prime sales this quarter (properties worth £10m or more).

    3.0%

    Annual sales volume growth

    -6.9%

    Average Discount

    3.3%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % OF PROPERTY SOLD AT A DISCOUNT TO ASKING PRICE Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,213 3.6% 191 41.5% -6.5% 41 -50.0%
    £1m - £10m £1,706 -2.6% 169 39.4% -6.9% 104 3.0%
    £10m+ £2,491 -4.4% 136 14.3% -5.6% 7 16.7%
    Source: lonres
  • SW6, SW5

    fulham & earl's court

    Property prices here are cheap relative to historic prices, and are still 12.5% below the height of the market.

    -35.9%

    Annual sales volume growth

    -5.8%

    Average Discount

    4.2%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % OF PROPERTY SOLD AT A DISCOUNT TO ASKING PRICE Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £947 4.4% 179 53.3% -7.3% 90 -43.8%
    £1m - £10m £1,077 2.6% 143 34.1% -5.8% 91 -35.9%
    £10m+ n/a n/a n/a n/a n/a 0 n/a
    Source: lonres
  • W4, W6

    Hammersmith & Chiswick

    Buyers here are negotiating relatively small discounts, on average 2.5% off the asking price, and only 16.2% of property is being sold at a discount.

    -38.3%

    Annual sales volume growth

    -2.5%

    Average Discount

    4.3%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % OF PROPERTY SOLD AT A DISCOUNT TO ASKING PRICE Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £822 2.2% 206 56.7% -7.3% 30 -66.7%
    £1m - £10m £887 -2.4% 157 16.2% -2.5% 37 -38.3%
    £10m+ n/a n/a n/a n/a n/a 0 n/a
    Source: lonres
  • NW3, N2, N6

    Hampstead & Highgate

    This area had the highest price growth over the last 12 months, up 13.5%.

    -34.6%

    Annual sales volume growth

    -5.2%

    Average Discount

    3.3%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % OF PROPERTY SOLD AT A DISCOUNT TO ASKING PRICE Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £893 -0.1% 174 45.8% -5.9% 24 -56.4%
    £1m - £10m £1,254 13.5% 154 33.3% -5.2% 51 -34.6%
    £10m+ £1,633 -24.5% 172 0.0% -5.4% 5 150.0%
    Source: lonres
  • W8, W11, W14

    Kensington, Notting Hill & Holland Park

    This area is a bit of an anomaly for prime central London as prices have held up fairly well over the last few quarters. Prices here are now just 2.7% below the height of the market.

    -30.1%

    Annual sales volume growth

    -5.4%

    Average Discount

    3.6%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % OF PROPERTY SOLD AT A DISCOUNT TO ASKING PRICE Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,080 5.7% 192 50.9% -6.7% 53 -58.9%
    £1m - £10m £1,591 5.9% 149 34.9% -5.4% 109 -30.1%
    £10m+ £2,526 -20.3% 79 33.3% -6.9% 3 -66.7%
    Source: lonres
  • N1, N5, N7

    King’s Cross & Islington

    This market is super competitive. Buyers on average are negotiating a mere 1% off the asking price, and stock levels continue to prove challenging. Stock levels are down 31.9%, and new listings are down 28.6% compared to a year ago.

    -52.4%

    Annual sales volume growth

    -1.0%

    Average Discount

    4.8%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % OF PROPERTY SOLD AT A DISCOUNT TO ASKING PRICE Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £835 -5.9% 203 36.0% -5.3% 25 -53.7%
    £1m - £10m £1,086 5.4% 168 30.0% -1.0% 20 -52.4%
    £10m+ n/a n/a n/a N/A n/a 0 n/a
    Source: lonres
  • SW1W, SW1X

    Knightsbridge & Belgravia

    This area had been looking extremely cheap relative to historic price levels for some time. But it’s had a bit of a rebound, with prices jumping 14.2% in the last three months. 

    -3.8%

    Annual sales volume growth

    -7.3%

    Average Discount

    3.3%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % OF PROPERTY SOLD AT A DISCOUNT TO ASKING PRICE Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,151 -11.7% 91 30.0% -12.3% 10 -28.6%
    £1m - £10m £2,101 12.0% 151 28.0% -7.3% 50 -3.8%
    £10m+ £2,697 18.4% 146 20.0% -19.1% 5 25.0%
    Source: lonres
  • WC1, WC2, W1C, W1H, W1U, W1G, W1D, W1B, W1F, W1T, W1W

    Marylebone, Fitzrovia & Soho

    Property prices here are cheap relative to historic prices, and are still 12.2% below the height of the market.

    -51.3%

    Annual sales volume growth

    -7.7%

    Average Discount

    3.7%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % OF PROPERTY SOLD AT A DISCOUNT TO ASKING PRICE Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,210 -3.9% 201 38.5% -7.4% 26 -42.2%
    £1m - £10m £1,578 2.6% 140 37.8% -7.7% 37 -51.3%
    £10m+ £2,277 n/a 106 0.0% -7.9% 2 100.0%
    Source: lonres
  • SW1A, SW1Y, W1J, W1K, W1S

    Mayfair & St James’s

    Buyers here are negotiating the biggest discounts, on average 8.5% off the asking price.

    -14.3%

    Annual sales volume growth

    -8.5%

    Average Discount

    3.4%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % OF PROPERTY SOLD AT A DISCOUNT TO ASKING PRICE Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,693 8.8% 153 33.3% -10.2% 6 50.0%
    £1m - £10m £2,151 7.0% 185 44.4% -8.5% 18 -14.3%
    £10m+ £3,028 -25.0% - 100.0% -15.0% 1 50.0%
    Source: lonres
  • SW1P, SW1V, SW1H, SW1E

    Pimlico, Westminster & Victoria

    Prime property here is taking the longest to sell, 178 days on average. 

    -31.8%

    Annual sales volume growth

    -5.3%

    Average Discount

    4.2%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % OF PROPERTY SOLD AT A DISCOUNT TO ASKING PRICE Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,010 -5.1% 211 63.0% -7.3% 46 -37.8%
    £1m - £10m £1,265 0.9% 180 36.7% -5.3% 30 -31.8%
    £10m+ n/a n/a n/a n/a n/a 0 n/a
    Source: lonres
  • SW7

    South Kensington

    36% of property in this area is sold at a discount to asking price, with buyers on average negotiating 7.6% off the asking price.

    -15.3%

    Annual sales volume growth

    -7.6%

    Average Discount

    3.1%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % OF PROPERTY SOLD AT A DISCOUNT TO ASKING PRICE Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,308 13.4% 195 33.3% -4.4% 9 -35.7%
    £1m - £10m £1,710 2.0% 152 36.0% -7.6% 50 -15.3%
    £10m+ £2,986 25.1% 175 100.0% -6.7% 1 -66.7%
    Source: lonres
  • NW8, NW1, NW1W

    St John’s Wood, Regent’s Park & Primrose Hill

    35.5% of property in this area is sold at a discount to asking price, with buyers on average negotiating 5.4% off.

    -23.5%

    Annual sales volume growth

    -5.4%

    Average Discount

    3.7%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % OF PROPERTY SOLD AT A DISCOUNT TO ASKING PRICE Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £996 5.9% 192 50.0% -7.6% 36 -58.6%
    £1m - £10m £1,394 -2.5% 165 35.5% -5.4% 62 -23.5%
    £10m+ £2,463 8.0% 146 33.3% 3.6% 3 0.0%
    Source: lonres
  • SW19, SW13, SW15

    Wimbledon, Richmond, Putney & Barnes

    This market is super competitive. Prices are up 12.2% compared to last year, and stock levels continue to prove challenging – down 22.7% compared to a year ago, with new listings down 36.6 %.

    23.8%

    Annual sales volume growth

    -5.3%

    Average Discount

    4.4%

    Average gross rental yield

    Q2 2022
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % OF PROPERTY SOLD AT A DISCOUNT TO ASKING PRICE Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £739 2.9% 175 41.5% -4.5% 82 -46.1%
    £1m - £10m £907 12.2% 137 36.5% -5.3% 52 23.8%
    £10m+ n/a n/a n/a n/a n/a 0 n/a
    Source: lonres