{"id":3398,"date":"2016-08-04T08:42:13","date_gmt":"2016-08-04T08:42:13","guid":{"rendered":"https:\/\/bb.pixelanddot.dev\/market-update\/august-2016\/"},"modified":"2026-01-21T13:39:58","modified_gmt":"2026-01-21T13:39:58","slug":"august-2016","status":"publish","type":"market-update","link":"https:\/\/www.black-brick.com\/insights\/market-update\/august-2016\/","title":{"rendered":"August 2016"},"content":{"rendered":"<p class=\"intro2\" style=\"text-align: justify;\"><a id=\"one\"><\/a>Rate cute latest sign of post-Brexit jolt to\u00a0London market<\/p>\n<p style=\"text-align: justify;\"><img decoding=\"async\" class=\"alignleft wp-image-5091 size-full\" src=\"https:\/\/www.black-brick.com\/wp-content\/uploads\/2021\/02\/BlackBrick-VoteJoltsMarket-web.jpg\" alt=\"Rate cute latest sign of post-Brexit jolt to\u00a0London market\" width=\"205\" height=\"136\" \/>The implications of June\u2019s surprise referendum result are still only just beginning to sink in \u2013 and months of uncertainty await as the UK negotiates a new relationship with the EU. One clear development has been the first interest rate cut since 2009, to a record low of 0.25%, as the Bank of England seeks to head off the damage the vote is expected to inflict on the UK economy. But, as far as Black Brick is concerned, the referendum result has generated enormous buying interest as our clients spot an opportunity and as vendors reassess their price expectations. This may seem surprising, given some of the gloomier economic and property price forecasts. But consider, as a thought experiment, the opposite outcome. A \u2018Remain\u2019 vote would have kept sterling high and encouraged vendors to raise their asking prices. The likely result: market stagnation. Instead, the pound is down some 12% against the greenback, making London a bargain for dollar-based buyers, and those vendors who are motivated to sell have become more realistic in terms of their asking prices.<\/p>\n<p style=\"text-align: justify;\">This is a conclusion reached by estate agency Savills. In a recent research note on <a href=\"http:\/\/pdf.euro.savills.co.uk\/uk\/residential---other\/brexit-briefing-the-impact-on-the-prime-market-18-july-16.pdf\">the impact of Brexit on the prime market<\/a>, it states that \u201cearly indications are that a relatively high proportion of sellers have already adjusted their price expectations, and there remains a seam of demand for good quality, well priced stock.\u201d<\/p>\n<p style=\"text-align: justify;\">Our clients fall broadly into two categories: those for whom Prime Central London is suddenly a bargain, on account of the drop in sterling; and those who remain cautious, out of concern that the pound \u2013 and property prices \u2013 have further to fall.<\/p>\n<p style=\"text-align: justify;\">Certainly, the latter outcome is a possibility. It is far too early to come to any conclusion on the eventual effect on Prime Central London property \u2013 the only certainty to date is the currency movement we\u2019ve already seen.<\/p>\n<p style=\"text-align: justify;\">But our experience of the 2008 financial crisis is instructive. After the initial panic subsided, we saw enormous interest among buyers seeking opportunities. And, initially, we also saw reasonable volumes of transactions as distressed sellers were prepared to accept offers. However, the supply side of the market dried up relatively quickly.<\/p>\n<p style=\"text-align: justify;\">One of the characteristics of Prime Central London is that there tend to be few forced sellers. Many potential vendors own their properties outright. Even among those with mortgages, low interest rates help ease financial pressure to sell \u2013 pressure that has been further reduced by the BoE rate cut. Vendors can \u2013 and do \u2013 opt to rent out properties instead of selling. This can be a source of frustration to buyers hoping to snap up bargains.<\/p>\n<p style=\"text-align: justify;\">But, longer term, it is also a source of the market\u2019s strength. Perennially limited supply, with little risk of large volumes of property flooding the market, provides a firm base for investments in prime London real estate.<\/p>\n<p style=\"text-align: justify;\">\u201cThe challenge for buyers is finding sellers who are actually motivated to transact,\u201d says Black Brick Managing Partner Camilla Dell. \u201cThat\u2019s where we come in. Our contacts and experience means that we have the inside track on vendors who need to sell. That\u2019s the key to buying successfully in this market.\u201d<\/p>\n<p style=\"text-align: justify;\"><span style=\"color: #ffffff;\">m<\/span><\/p>\n<p style=\"text-align: justify;\"><span style=\"color: #ffffff;\">m<\/span><\/p>\n<p style=\"text-align: justify;\"><span style=\"color: #ffffff;\">m<\/span><\/p>\n<p class=\"intro2\" style=\"text-align: left;\"><a id=\"two\"><\/a>Investors eye commercial opportunities<\/p>\n<p style=\"text-align: justify;\"><img decoding=\"async\" class=\"alignleft wp-image-5092\" src=\"https:\/\/www.black-brick.com\/wp-content\/uploads\/2021\/02\/BlackBrick-CommercialOpportunities-web.jpg\" alt=\"Investors eye commercial opportunities\" width=\"190\" height=\"126\" \/><span lang=\"EN-US\">While prime residential property owners may be able to resist pressure to sell, commercial property is a very different proposition. London\u2019s commercial market is, therefore, likely to offer attractive opportunities for investors with a medium-term outlook and access to dollar-based capital. <\/span><span lang=\"EN-US\">The problems besetting UK-orientated property funds since the referendum vote have been well documented \u2013 rapid outflows have forced <a href=\"http:\/\/uk.reuters.com\/article\/uk-britain-eu-property-idUKKCN0ZN2BV\">several funds to lock-in investors<\/a>, given their inability to provide liquidity by quickly selling assets. These funds will, in the months to come, be forced to sell properties to repay investors. <\/span><span lang=\"EN-US\">But it is likely that the fears of the retail investors who have fled these funds are overdone. In a clear indication that many businesses remain bullish on London\u2019s continuing importance as a financial centre, US bank <a href=\"http:\/\/money.cnn.com\/2016\/07\/19\/news\/brexit-cheap-commercial-property\/\">Wells Fargo is reported to have spent \u00a3300 million<\/a><\/span><span lang=\"EN-US\"> on a new office building in mid-July, despite planning to <\/span><span lang=\"EN-US\"><span style=\"color: #000000; font-family: Cambria; font-size: medium;\">merely <\/span><\/span><span lang=\"EN-US\">lease the building. <\/span><\/p>\n<p style=\"text-align: justify;\"><span lang=\"EN-US\">According to property agent JLL, the office vacancy rate for London is just 3.3%, compared with 7.3% in Paris and 10% in New York. Indeed, we are already seeing pricing move in buyers\u2019 favour, with rental yields rising from 3-4%\/per annum to 6-7%.\u00a0<\/span><\/p>\n<p style=\"text-align: justify;\"><span lang=\"EN-US\">Further opportunities are likely to emerge in the coming months; for example next year will see a<\/span><span lang=\"EN-US\">\u00a0<\/span><span lang=\"EN-US\"><a href=\"http:\/\/www.gva.co.uk\/business-rates\/revaluation-2017\/\">rating revaluation take place<\/a><\/span><span lang=\"EN-US\">\u00a0<\/span><span lang=\"EN-US\">\u2013 the first in seven years. This will mean that total occupational costs borne by tenants (meaning rent + service charge + property taxes) in places like Shoreditch and Clerkenwell will next year be in line with those of more established markets such as core Midtown and the City Core. We expect this to create significant tenant dislocation, with some tenants choosing to relocate to more core locations within Central London, thereby creating opportunities for the strategy focused investor to access superior investment returns.\u00a0<\/span><\/p>\n<p style=\"text-align: justify;\"><span lang=\"EN-US\">At Black Brick, we have a relationship with a leading commercial property advisory firm, allowing us to help clients with searches and acquisitions in this part of the market. To discuss further, <\/span><span lang=\"EN-US\">please <\/span><span lang=\"EN-US\">don\u2019t hesitate to call us on +44 (0) 20 3141 9861 or send an email to <a href=\"mailto:camilla.dell@black-brick.com\">camilla.dell@black-brick.com<\/a><\/span><\/p>\n<p class=\"intro2\"><a id=\"three\"><\/a>Acquisition of the month 1 &#8211; Thornwood Gardens, W8<\/p>\n<p style=\"text-align: justify;\"><span lang=\"EN-US\"><img decoding=\"async\" class=\"alignleft wp-image-5094 size-full\" src=\"https:\/\/www.black-brick.com\/wp-content\/uploads\/2021\/02\/BlackBrick-TaskerLodge-web.jpg\" alt=\"tasker lodge\" width=\"205\" height=\"136\" \/><\/span><span lang=\"EN-US\">With market uncertainty encouraging some vendors to let properties rather than seek to sell, now is a good time for those new to London to rent before committing to buy \u2013 as was the case with one of our Russian clients, whose daughter is starting school in London in September. <\/span><span lang=\"EN-US\">He was looking for a apartment within 15 minutes walk of her new school, with a daunting list of requirements: a prestigious address, 24-hour security and underground parking. Despite very few properties meeting his criteria, we not only found the perfect one, but we were able to negotiate a 10% discount on the rental price. Our client will now be able to explore his new neighbourhood at his leisure before seeking to buy \u2013 a purchase that we are also delighted to be helping him with. <\/span><\/p>\n<p class=\"intro2\" style=\"text-align: justify;\"><a id=\"four\"><\/a>Acquisition of the month 2 &#8211; The Villas, Goldney Road, Maida Vale, W9<\/p>\n<p style=\"text-align: justify;\"><span lang=\"EN-US\"><span style=\"color: #000000; font-family: Cambria; font-size: medium;\"><a href=\"https:\/\/www.black-brick.com\/wp-content\/uploads\/2021\/02\/BlackBrick-TheVillasTwilight-web.jpg\"><img decoding=\"async\" class=\"alignleft wp-image-5095 size-full\" src=\"https:\/\/www.black-brick.com\/wp-content\/uploads\/2021\/02\/BlackBrick-TheVillasTwilight-web.jpg\" alt=\"The Villas Twilight \" width=\"205\" height=\"136\" \/><\/a><\/span><\/span>London\u2019s continuing long-term appeal was top of mind for a client from Africa, who was seeking a property as both a second home and good investment. With a limited budget of \u00a31.5 million, he was seeking a spacious 3-bed property, in good condition, with Central London \u2013 a tough brief. We introduced our client to Maida Vale, having identified an opportunity to purchase one of eight new-build contemporary villas within a gated, landscaped mews, offering allocated parking and a media room \u2013 a rare gem of a property. We negotiated hard, securing a \u00a3125,000 discount to \u00a31.35 million, equating to \u00a3946 per square foot, amazing value for a new build in such a central location. We also introduced our client to the right lawyers and a trusted mortgage broker, offering a holistic service to make the purchase as stress-free as possible.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Rate cute latest sign of post-Brexit jolt to\u00a0London market The implications of June\u2019s surprise referendum result are still only just beginning to sink in \u2013 and months of uncertainty await as the UK negotiates a new relationship with the EU. One clear development has been the first interest rate cut since 2009, to a record [&hellip;]<\/p>\n","protected":false},"featured_media":2307,"template":"","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"","_relevanssi_noindex_reason":"","inline_featured_image":false,"ghostkit_customizer_options":"","ghostkit_custom_css":"","ghostkit_custom_js_head":"","ghostkit_custom_js_foot":"","ghostkit_typography":""},"tags":[],"class_list":["post-3398","market-update","type-market-update","status-publish","has-post-thumbnail","hentry"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - 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