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Industrial demand to the fore in commercial property sector

Demand for industrial space is dominating the East of England commercial property sector as interest in retail continues to falter, according to new research.

The Q1 2019 RICS UK Commercial Property Market Survey also reported anecdotal evidence suggesting a lack of movement on Brexit continues to deter investors and occupiers across the board.

Across the sector, demand for the East of England’s commercial property dropped in the first quarter of 2019, being mainly driven by the lack of interest in retail units.

Some 37 per cent more respondents reported a fall in the first quarter of 2019. The rise in online shopping continued to sustain the industrial sector where respondents continued to experience a steady rise in tenant demand.

Demand for the East of the England’s industrial units continued to outpace supply, the report also found. This quarter, respondents reported a fall in the number of available units for sale, resulting in more respondents expecting rents to rise in the coming three months.

The latest survey data also supports recent reports on the number of empty shops on the region’s high streets, as the number of vacant retail units have been increasing over the past 15 months.

Alan Matthews, of Barker Storey Matthews in Huntington, said: “There is no doubt that the uncertainty of Brexit is being felt across the board. I believe the outlook for our region in the medium to longer term is positive but expect to see considerable volatility over the next 12 months and possibly longer.”

RICS economist Tarrant Parsons added: “Trends across the UK commercial property market in the early part of 2019 have continued in a similar vein to those reported last year.

“The industrial sector remains a clear area of strength while the retail sector continues to be challenged by the growth in e-commerce.

“Brexit uncertainty is again cited to be a negative influence on market activity, causing some occupiers and investors to hesitate as they await further clarity on the future direction of policy.”

Source: Insider Media

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Rogue landlord fined over £7k after council uncovers llegal HMO in Luton town centre

A rogue landlord has been fined over £7,000 after Luton Borough Council uncovered an illegal house of multiple occupation (HMO) in the town centre

On Wednesday, March 20, Prestige Luton Ltd, of Britannia House, Leagrave Road, pleaded guilty at Luton Magistrates Court to charges of managing an HMO at 135 Wellington Street and breaching regulations which ensure properties are safe and suitable to be used as HMOs.

As well as operating without a licence, the property lacked adequate fire precautions.

There were ill-fitting fire doors, missing smoke strips and seals around the doors and frames, no thumb-turn mechanism to the rear exit door and the landlord’s details were not displayed in the property.

The company was fined a total of £3,400 with a victim surcharge of £120, and Luton Council was awarded costs of £4,220, altogether totalling £7,740.

Nicola Monk, LBC’s corporate director for infrastructure, said: “This is a great result for the Rogue Landlord Project and an excellent example of how we are working together to ensure that private housing in Luton is of a good standard.

“If an HMO is poorly managed, the tenant’s safety could be at risk. We are committed to identifying rogue landlords and making sure they improve the properties they manage, or face prosecution. I would strongly encourage tenants or neighbours who suspect a landlord is not adhering to the rules to get in touch with us.”

The purpose of HMO regulation is to ensure that the properties meet safety standards and that there are enough toilets and washing facilities for the number of people living there. Every landlord housing different individuals or families that share the same facilities under one roof must comply with these standards.

Failure to do so can lead to a criminal conviction and/or financial penalties.

There is a full list of licensed HMOs on the council’s HMO page at www.luton.gov.uk/hmo.

By STEWART CARR

Source: Luton Today

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London landlords urged to buy as rents reach all-time high

A property expert has advised investors to start buying property to let as average rents in London reached an all time high and the number of available homes continued to fall.

Rightmove found that average asking rents in London rose to £2,091 a month in the first quarter of the year, with further growth predicted this year.

After a few years of slowing and dropping rents in the capital, asking rents in London are now up 8.2 per cent on Q1 last year.

Average rents increased as available rental stock in the capital dropped 33 per cent in just two years, the figures from the property website show.

Housing supply in the PRS outside London is down 13 per cent over the corresponding period.

Rightmove’s commercial director and housing market analyst, Miles Shipside, said: “What we really need now is more fresh stock for the rental market so that rents don’t continue to rise at the current rate we’re seeing, so perhaps it’s a good time for some investors to consider buying up properties to let out as the tenant demand is definitely there.

“There was a temporary slowing and drop in rents in London when the second home stamp duty tax came in back in 2016 as so many investors bought properties before this came in, leading to a huge increase in rental choice.

“But the lack of new stock since that time has led to rents increasing again, and London renters are now faced with rents that are over 8 per cent higher than this time last year.

“Outside London, the pattern is not as extreme, but there is still a significant drop in fresh choice.”

Outside London, the North East is the only region to have seen a drop in rents over the past 12 months, down 0.3 per cent.

Away from the capital, Scotland has witnessed the biggest rise in asking rents, which are up 6.7 per cent year-on-year.

But it is the South East which has the highest average asking rents outside of London, with the average rental home being £1,054 per month.

Mr Shipside added: “Suffice to say the government’s introduction of higher stamp duty on second homes purchases back in 2016 combined with other tax increases has resulted in an ongoing trend of decreasing activity from investors in the buy-to-let market.

“Consequently, we’re seeing the initial price drops being replaced by rapid price growth in some areas.”

The ban on tenant fees comes into force in England on June 1 this year, with the Tenant Fees Act 2019 summarising the government’s mandate on banning letting fees paid by tenants in the private rental sector and capping tenancy deposits.

Based on a five-week deposit cap, Rightmove has calculated that the cheapest deposits outside of London will be in the North East, at £630 per property on average. The most expensive will be in London at £2,415 per property. In London the cheapest deposit will be in Rainham (£1,216), with the most expensive in Kensington (£4,065).

Mr Shipside said: “The upcoming tenant fee ban should spell some good news for tenants and it may lead to more people being able to move more often if they want to, thanks to the reduction in the cost of moving.

“It remains to be seen if the ban will be passed on in other ways such as increasing rents and tenants will still need to find a pretty hefty rental deposit in many areas.”

Source: Simple Landlords Insurance

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Analysts Expect Summer ‘Brexit Relief Rally’ to Lift the UK Property Market

Irrespective of personal or political views, frustrations regarding the lingering uncertainty of Brexit have united the country. Whether you’re an ardent Remainer or an active Brexiteer, an amicable resolution to the mess the UK is currently in is undoubtedly your priority.

By this stage, it’s evident that whichever way Brexit goes, there will be political and economic damage to recover from. Nevertheless, there are some who expect the most recent extension of the Brexit deadline to actually have a beneficial impact on part of the UK’s economy.

Following an extended period of turbulent unpredictability, Britain’s housing market could see solid gains over the next few months.

That’s according to analysts at the real estate group Rightmove, who’ve reported welcome signs of property value gains over recent weeks. Specifically, the organisation stated that average property prices within its own portfolio had increased by 1.1 per cent on average in the four weeks running up to April 6. That’s still a fall of 0.1 per cent from the same month last year, but could nonetheless represent the start of a summer “relief rally”.

Responding to On-going Uncertainty

Paradoxically, the prediction of a summer uptick in property prices is directly attributed to the on-going uncertainty surrounding Brexit. The March 29 deadline for the UK’s EU departure had prompted movers, investors and property buyers in general to sit tight, watch the markets closely and wait to see what happened next.

The deadline came and went – the UK remained in the EU.

A short extension was then granted, resulting in much of the same. With just a matter of weeks to wait for an apparent resolution, the time hadn’t come to commit to anything significant. Nevertheless, the deadline once again passed with no outcome of any kind.

Today, we’re looking at a significantly extended deadline of October 31. The possible implications of Brexit remain unchanged and there’s as much uncertainty as ever before, but we’re also now looking at a period of six months of at least relative certainty.

Hence, the prediction by some that confidence in the British property market will experience a significant boost over the summer. Particularly among those on the verge of making a move but unwilling to do so at such a close juncture to the prior deadlines, now could be the time to go ahead.

Buyers and sellers alike are expected to take advantage of this finite “window of relative certainty”, providing at least temporary relief in the most uncertain of times.

Affordable Fixed-Rate Mortgages

One additional way Brexit uncertainty is playing into the hands of would-be buyers is in the form of affordable fixed-rate mortgages. Property prices have remained relatively static for some time, which combined with the availability of cheap mortgages adds up to an appealing prospect for movers and investors alike.

Evidence also suggests a significant increase in general secured loan application volumes, along with more specialist property funding solutions like a bridging loan.

It’s acknowledged that the outcome of Brexit could have a dramatic impact on mortgage rates in either direction, or little to no effect whatsoever.

Nevertheless, the prospect of locking in a great deal while the opportunity exists is convincing many to do precisely that.

Economists have also suggested that much of the predicted summer uptick will be attributed to parents and families being unwilling and unable to further delay their relocation plans due to Brexit. With the UK no closer to reaching an amicable deal with the EU, there’s still a strong chance of an even more extensive delay to Britain’s departure.

That is, assuming Brexit goes ahead at all.

Should the findings and predictions of Rightmove prove accurate, they’d map out a summer that contrasts sharply with the most recent forecast from The Royal Institution of Chartered Surveyors. Quite the contrary, Britain’s surveyors spoke of the likelihood of property values across the UK decreasing consistently for at least the next six consecutive months.

For London and the south east, they predicted at least a year of steady declines.

This was around the same time the Halifax reported an astonishing 5.9% per cent improvement on property prices in February alone. Followed by a somewhat less inspiring 1.6 per cent decrease in property prices for March, highlighting the turbulence that’s become the norm for the market since the EU referendum.

Source: FinSMEs

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UK rental market more profitable than 159 world nations

The national rental market is more profitable than 159 countries, combined lettings inventory and property compliance specialists, VeriSmart has found.

VeriSmart looked at the average annual rent paid across both the private and social rental sectors in the UK, before multiplying these figures by the total number of rental households in each sector to ascertain the total value of the national rental market. It then compared that to the GDPs of different nations.

Jonathan Senior, founder of VeriSmart, Jonathan Senior, said: “We’ve seen a wavering degree of confidence in the UK rental market of late from buy-to-let landlords and investors and who can really blame them given the relentless campaigns by the government to reshuffle the deck at their expense.

“Despite these attacks, the backbone of the UK rental market remains strong and it’s still one of the safer investments one can make.

“As this research proves there is still a huge appetite for good, honest landlords with suitable rental properties and the collective return available for them is greater than the GDP of over a hundred and fifty global nations.”

With 3.94 million social renters paying an annual sum of £5,304 and 4.52 million private tenants paying an annual sum of £10,128, the combined annual value of the rental market in England is £66.7bn.

In London alone, the annual rental market is worth £21.8bn, with the social rental sector bringing in £4.6bn a year and £17.2bn coming from the private sector.

To put this into perspective, if the rental sector across England were to sit in the GDP global rankings, it would rank higher than 159 world nations and land between Sri Lanka and Ethiopia.

London alone would rank higher than 124 world nations and rank just behind Latvia and one place above North Korea.

Senior added: “I’m not sure how Kim Jong Un will feel about it though. On one hand, he’s facing off with the largest global power in the world and on the other, he’s being trumped for value by the rental value of the London market.”

By Michael Lloyd

Source: Mortgage Introducer

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Bank of England to refrain from rate hike until August 2020 – NIESR

The Bank of England is likely to keep interest rates on hold until August 2020 because of a slower global economy and prolonged uncertainty about Brexit, a leading think tank said on Thursday.

The National Institute of Economic and Social Research pushed back by a year its previous forecast of a BoE rate hike which it made as recently as February.

NIESR economist Garry Young said a weaker global economy, and its knock-in impact on oil prices and other imports, was impacting monetary policy around the world, while in Britain uncertainty about Brexit has also kept the BoE on the sidelines.

“Now we expect the first increase in Bank Rate to be next August rather than this August,” he said.

The weakness in prices of imports would help offset inflation pressure from rising wages at home, Young said.

Britain is facing more uncertainty about its future relationship with the European Union after a deadline for Brexit was delayed from April 12 until the end of October this month.

Last week, a Reuters poll showed most economists now expect the BoE to raise borrowing costs early next year.

The British central bank has raised rates twice to 0.75 percent from an all-time low of 0.25 percent but Governor Mark Carney said the outlook for the economy is now shrouded in the “fog of Brexit.”

NIESR trimmed its expectation for British economic growth this year to 1.4 percent from its February forecast of 1.5 percent. It expected growth to pick up to 1.6 percent in 2020.

The forecast was based on the assumption of a “soft” Brexit which avoids disruption at the Irish border and maintains a high degree of access to EU markets.

The growth outlook would be slower if Britain ends up in a customs union with the EU, as favoured by the opposition Labour Party, or if the country leaves the EU without a transition deal, NIESR said.

Writing by William Schomberg

Source: UK Reuters

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Property prices must drop to save market

We should all be worried about a number of conversations regarding the property market that are going on in the corridors of power.

These concern whether buy-to-let investments should be allowed in pensions, and whether savers should be allow to dip into their pensions to pay for a house deposit.

Separately, the lobby group for equity wants personal housing wealth to be included on a new database that will show every individual’s total pension savings.

Finally, there is a suggestion from a former adviser to George Osborne that mortgage lending caps should now be lifted.

For each case there is a compelling argument, but together they threaten to undermine the great progress made in pension saving. And, once you strip away the rhetoric, they are all just about keeping the property gravy train going.

We have such a crackpot relationship with housing in this country.

Doing well in the property market wins praise, even though the vast majority of us have done nothing to earn it.

It is one of the most dysfunctional markets, and is constantly propped up by government-backed incentives, from right-to-buy and mortgage interest relief under Margaret Thatcher, to Gordon Brown’s HomeBuy Direct and Help to Buy, introduced when Mr Osborne was chancellor.

Every decade or so we have an affordability crunch, when prices climb so fast that banks and building societies begin to overlook lending constraints to maintain the number of loans – all under the pretence of helping first-time buyers.

In 2007, we had lenders offer seven times income and 125 per cent loans; today, we have 40-year mortgage terms and the rise of the guarantor loan. Anything, but anything, to avoid a fall in house prices.

Meanwhile, despite widespread pensions mis-selling in the 1990s, the death of final salary schemes, and the chronic mismanagement and recent collapse of some company plans, retirement saving is in robust health – largely because each of us has been put in control of our future.

Automatic-enrolment into a pension will turn out to be one of the greatest political strategies of recent times, bringing retirement savings to more than 10m who had none previously.

Figures from the OECD group of developed nations show that Britain’s pension fund assets add up to more than the size of the economy, at 105.5 per cent of gross domestic product.

Only Australia, Iceland, Switzerland, Holland and Denmark do better, the latter with a spectacular 204 per cent. Pensions have their problems, not least the confusion over taxation, but private saving is doing pretty well in Britain.

Given the vast wealth in our retirement funds – about £2.9tn – it is little wonder those in the housing sector who are worried about the market stagnating should view this as a pot to be tapped.

But that is short-termism in the extreme, swapping investment for debt.

These high-level conversations have to stop now. The answer to unaffordable homes is not to let people borrow ever greater sums, nor to allow savers to spend their retirement funds on them.

If we care about helping people buy a home, we are all going to have to accept that a fall in prices is the best medicine.

Channel blocked

Goodness me, Neil Woodford keeps getting himself in a right old pickle at the moment. Just a few weeks ago he was busy shuffling three unlisted stocks from his portfolio onto the Channel Islands Stock Exchange.

The idea was that his holdings in each of these firms would be then counted as listed. This is not the first time someone has done this – but it is highly unorthodox. Of course, the stocks are not really proper listed stocks, no one is buying and selling, so they are not being traded.

And then, what is this? It turns out that the Channel Islands Stock Exchange was not quite so happy with that arrangement after all.

What a mess. All because guidelines say he must not have more than 10 per cent of his fund counted as listed. The reason this proportion has grown so much is because of the vast redemptions on his equity fund.

What is more, the sentiment seems to be that Mr Woodford is well positioned for Brexit. But with Brexit looking further away every day, the day people think his portfolio will be suddenly transformed gets pushed back. He really cannot catch a break.

Clear advantage

What do plumbers and financial advisers have in common?

One of my favourite businesses is Pimlico Plumbers. Their staff are polite, honest, completely upfront. Their fees are utterly transparent, though not cheap.

Their service is brilliant. Despite the fact the firm’s boss Charlie Mullins is a bit annoying, they are rather wonderful.

There is a lesson here for all businesses. Transparency over charges and brilliant service mean customers feel happy paying higher fees. Sadly all too often in financial services, the transparency and the service are all too lacking, while the high fees remain.

James Coney is money editor of the Sunday Times

Source: FT Adviser

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British Pound Still too Risky to Buy, Downside Risks vs. Euro and Dollar Still Evident

An analyst at Swiss investment bank UBS suggests investors limit their allocation to UK assets – Pound Sterling included – until the current uncertainty around Brexit clears.

If the suggestion is heeded by investors, Pound Sterling could be in for a slow summer as professionals remain on the sidelines until the official exit day nears in October.

“Literally 100% of the conversations I have had with our clients, especially those based outside of the UK, have been about whether it is time to get back in, back into UK property, stocks and Sterling. But we just need the uncertainty to clear,” says Geoffrey Yu of UBS Wealth Management’s UK Investment Office.

The call by Yu comes as Sterling, like the broader currency market, enters a period of depressed volatility, with the Pound-to-Euro exchange rate seen hovering in the 1.15s and the Pound-to-Dollar exchange rate maintaining a small range around 1.30.

Evidence of the market’s desire to steer clear of Sterling is also apparent in positioning data that shows the market is now neutral after bets against the currency were steadily closed out over recent weeks.

In short, taking a directional bet on the currency is proving a hard ask for uncertain currency traders at present.

Analysts at UBS maintain “a long-term bearish Sterling bias”, noting it is 10% overvalued according to one of their preferred models used to gauge a currency’s valuation.

The suggestion that investors avoid Sterling and other UK assets comes despite strong wage data being released last week which some analysts had taken as a sign the Bank of England (BoE) might be tempted to raise interest rates sooner than previously expected. Typically steadily improving data – particularly wage data and inflation – plays positive for a currency as they signal the need for higher interest rates at that currency’s central bank.

As a rule-of-thumb, currencies tend to rise when central banks raise interest rates, and fall back when they cut.

Many economists however see policymakers leaving interest rates unchanged until the Brexit fog clears.

“Given the current uncertainty around the ‘B-word’ I think the BoE will probably remains on hold,” says Yu in an interview with Bloomberg News.

UK wages raced higher by 3.4%, and 3.5% including bonuses, in March but economists says this does not provide enough cause to expect the BoE to immediately ponder raising interest rates in the current political environment. “The UK labour market remains very tight which should be reflected in a further pick-up in wage growth,” says Elsa Lignos, a foreign exchange strategist with RBC Capital Markets. “The problem is that it cannot translate into expectations of BoE hikes while Brexit uncertainty persists, and so it is hard to make it a positive GBP story.”

Some economists have even suggested the strong wage growth is in fact another symptom of Brexit uncertainty with businesses opting to invest in staff instead of investing in more expensive new equipment. “In a period of acute uncertainty over Brexit, firms chose to invest in people – who remain relatively cheap – rather than make long-term bets on expensive capital, such as new premises, machinery or software,” says Mike Jakeman, senior economist with PwC.

The BoE will therefore arguably be quite content to allow a ‘nice buffer’ of real earnings to exist between inflation and income growth. This will allow the “BoE to probably focus on other things,” says Yu.

Indeed, Sterling barely reacted to the release of strong labour market data on April 16, suggesting the market wants to see a substantial move for the better in UK data before it bids Sterling.

What would have driven the Pound in the past simply doesn’t have the same clout in 2019.

Concerning the Pound’s outlook, UBS are forecasting a lower Sterling against the Euro over coming months with the Pound-to-Euro exchange rate forecast to trade at 1.1236 by year-end.

The Pound-to-Dollar exchange rate is however forecast to trade at 1.35, reflecting a broadly softer Dollar environment.

“Risks of a ‘no deal Brexit’ have subsided and Eurozone political tensions appear contained. We are however still cautious on the GBP as continued uncertainty weighs on the macro outlook and prevents a more meaningful Sterling recovery,” says Vassili Serebriakov, a strategist with UBS.

A Stronger Pound Ahead say Citi Eyeing an August Interest Rate Rise

Once Brexit is resolved, and assuming not by a hard-Brexit, the Pound is at risk of a strong appreciation since UK assets are a ‘buy’ candidate on the basis of raw economic fundamentals.

Analysts at Citibank, the largest foreign exchange dealer in the world, are a little more optimistic and have shifted from a ‘wait-and-see’ on interest rates to envisaging the possibility of a rate hike in one of the five remaining Bank of England meetings this year.

Citi analysts see domestic inflationary pressures rising in the UK, citing strong wage growth driving up prices.

“There are 5 BoE meetings left in 2019. The fresh Brexit extension (to October 31) allows for some breathing space and if UK data holds up, the August meeting might then become more ‘live’ than markets anticipate,” say Citi in a recent client briefing. “A grab-and-go BoE rate hike may be possible in August.”

Pessimistic global growth forecasts had been a major headwind to the outlook for the UK economy but these too have eased since the release of better-than-expected data from China out last week, which showed GDP, retail sales and trade data, all rising strongly, and helped negate hard-landing concerns for the world’s second-largest economy.

The BoE cited the global growth slowdown as a temporary negative factor for the UK economy in its February policy statement.

“Global growth is expected to dip below trend in coming quarters, weighing on UK net trade, before rising to around potential rates. Activity is projected to be supported by the more accommodative monetary policies in all major economic areas that markets now expect,” says the February policy statement from the Bank of England.

If these concerns ease, therefore, the Bank might raise their forecasts.

An improved outlook for global trade as a result of positive reports from negotiations between the U.S. and China has further supported the outlook for global growth, the UK included.

These exogenous factors are likely to support the outlook for Sterling and possibly raise the chances of an earlier BOE rate hike than previously expected.

Currently, the market is discounting only one 25bp hike over the next 3 years, “and will likely look for signals at the May board meeting where the majority of members will probably reject a rate hike, but could send “hawkish” forecasts and a dissenting vote (as a signal for a possible August hike,” say Citi.

Therefore, the view that the market is under-appreciating a rate rise at the Bank of England is a bullish one for Sterling, if proven correct.

Citi are forecasting the Pound-to-Euro exchange rate to trade higher at 1.1765 in three months, and 1.16 in six to twelve months.

They are forecasting the Pound-to-Dollar exchanage rate to trade higher at 1.34 in three months, and 1.37 in six to twelve months.

Source: Pound Sterling Live

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London landlords look north to beat stamp duty

Growing numbers of landlords who live in London are looking beyond the capital for buy-to-let returns.

Analysis by Hamptons International – based on activity at Countrywide branches – found that 59 per cent of London-based landlords purchased their buy-to-let property outside the capital during the past 12 months.

In contrast, in 2010 just one in four London-based landlords purchased their buy-to-let outside the capital, with 75 per cent investing in London.

However high house prices in London mean that the 3 per cent Stamp Duty surcharge is particularly significant in the capital, and are pushing buy-to-let investors further out.

The proportion of London-based investors purchasing buy-to-lets in their home region has fallen 17 per cent since 2015, the agent said.

The capital is still the most common area, favoured by 41 per cent of London landlords, but 34 per cent now invest in the north and the midlands, which is up 19 per cent on 2015.

Meanwhile, the analysis found the average cost of a new let in Great Britain rose 1.9 per cent annually to £969 per month in March.

This was driven by a 3.7 per cent rise in Greater London to £1,737 per month, the highest level on record.

Scotland was the only region where rents fell, down 0.1 per cent year-on-year.

Aneisha Beveridge, head of research at Hamptons International, said: “April marks the three-year anniversary of the Stamp Duty surcharge introduction for second-home owners.

“Following the tax hike, landlords have been adapting their strategy to find new ways to make their returns. Lower entry costs and higher yields outside of the capital are enticing investors to look further afield than they have previously.”

Source: Simple Landlords Insurance

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London house price crash: is it all down to Brexit?

House price growth across the country has slowed to just 0.7%, according to the most recent Nationwide release. That’s a drop in real (after-inflation) terms.

Meanwhile, transaction levels have risen slightly in the last year – 64,340 new mortgages were approved for house purchases in March, just 430 more than in the same month in 2018 – but they remain decidedly sluggish.

What dread apparition has rattled Britain’s favourite asset class? Could it be possible that you can go wrong with bricks’n’mortar?

“Brexit” is the go-to excuse for those in the property business, much as “unseasonal weather” is the go-to excuse for troubled fashion retailers.

But the reality is that the problems in the UK housing market are a lot bigger than mere Brexit…

The increasing weakness of the UK housing market

Earlier this year, London estate agent Foxtons issued yet another set of grim results. The group abolished its dividend as profits were wiped –  down from £6.5m in 2017 (which was itself half what it was in 2016) to a loss of over £17m in 2018. The big hit came from the what the chairman, Gary Watts, called the “prolonged downturn” in the London property sales market to “record lows” (although lettings business revenue rose by 1%).

London has certainly been the hardest hit part of the UK housing market.  At the high end, discounts on asking prices are at their highest levels since the financial crisis, according to LonRes.

However, according to the most recent survey by the Royal Institution of Chartered Surveyors (Rics), activity is slowing across the country.

You can put it down to Brexit; you can put it down to political uncertainty. And both of those might be affecting the higher end of the market, in that the globally mobile super-rich are becoming less willing to buy luxury property in an era where populist governments might be tempted to tax non-portable assets.

But there’s a much more specific reason for house prices to be struggling, and it’s one that isn’t going to change any time soon. It’s the fact that one of the biggest and most powerful purchasing forces in the UK market of the past decade is being squeezed out of the market.

Between changes to buy-to-let taxation and higher levels of stamp duty, becoming a landlord is no longer seen as the sure route to riches it once was. And that is having a big effect on the UK property market.

Landlords are going to keep feeling the squeeze

The additional rate of stamp duty on those buying second homes is one factor putting off would-be landlords. But more important is that the ability for higher-rate taxpayers to offset their mortgage interest payments against their tax bills is being withdrawn in stages. The squeeze began in 2017, and it will be entirely withdrawn by April 2020.

The upshot is that it’ll be far harder for landlords to make the sums add up. It’s also become harder to secure a mortgage as a buy-to-let landlord, partly as a result of this and partly as a result of generally tighter mortgage lending rules. The figures make it clear that this is already having an effect.

In 2017, according to estate agency Countrywide, landlords bought 12.5% of homes sold in the UK – a nine-year low – compared to 14.7% in 2016, and 16.3% in 2015. The biggest drop was in London. Meanwhile, the proportion of landlords buying in cash has been rising sharply.

The abolition of tax relief isn’t the only issue facing landlords. Buy-to-let mortgages are typically interest-only loans. That is great news when interest rates are this low – your monthly payments amount to buttons because you aren’t repaying any of the original capital.

However, it means you feel the pain of rising interest rates much more acutely than anyone with a repayment mortgage: because your entire payment is made up of interest, your bills will go up proportionately more when rates rise.

In short, if rates do rise – even a little – between now and 2020 (which seems very likely at the moment), then landlords are going to be squeezed even harder, between falling tax relief and rising rates.

While some landlords have already woken up to this, human nature means that many others will only realise just how much their property is costing them when they fill in their tax returns in years to come. For some, the resulting figures will come as a nasty shock. (The nice thing is that the government can expect a capital gains tax bonanza, according to accountancy group RSM, which may partly account for the current relative health of the public finances).

The only realistic conclusion is that we’ll see a bigger exodus from the sector and more than likely, the end of the era of the “accidental-turned-permanent landlord”. And the point is, this is not going to change any time soon. Soft Brexit, hard Brexit or no Brexit, this is a structural change.

A house price crash seems unlikely – but a boom seems even less likely

The good news is that this leaves the field open to potential owner-occupiers. The tricky bit is getting from where we are now to a point where those first-time buyers can actually afford to buy the property.

You see, landlords always had more buying power than first-time buyers. Not only were they generally already property owners and both older and more established, they also enjoyed big tax advantages.

With that gone, competition on the demand side of the property market has fallen. Meanwhile, on the supply side, at the margins, some landlords will be squeezed out of the market – some may even be forced sellers.

What will happen to house prices? As long as interest rates stay relatively low (and they could go up a bit from here and probably still not do too much damage), then the idea of a huge house-price crash still seems unlikely.

But equally, there’s little reason to expect prices to rise. Whichever government runs the country for the next ten years or so, it’s clear that increasing housing supply is a major policy goal now. Interest rates can’t get any lower, so it’s hard to see how credit conditions can get any easier. And physical property is going to remain a tempting target for taxation.

In market terms, most of the risk is to the downside. And just to be clear, we’d heartily welcome lower house prices and a more sensible UK housing market. Let’s just hope the adjustment happens gently enough for our financial system to cope.

By: John Stepek

Source: Money Week