Thursday, March 31, 2016

Only 1,056 Council Houses in the Bingham and Rushcliffe area left – opportunity or problem?

The ‘Right to Buy’ scheme was a policy introduced in 1980 which gave secure council tenants the legal right to buy the council home they were living in with huge discounts. The heyday of council ‘Right To Buys’ was in the 80’s and 90’s, when 1,719,368 homes in the country were sold in this manner between October 1980 and April 1998. However, in 1997, the discount available to tenants of council property was reduced and the numbers of properties being bought under the Right to Buy  scheme declined.

So what does this mean for Bingham homeowners and landlords? Well quite a lot in fact!

Looking at the figures for our local authority, whilst the number of ‘Right to Buys’ have dwindled over the last few years to an average of only 82 ‘Right to Buy’ sales per year, one must look further back in time. Looking at the overall figures, 2,257 council properties were bought by council tenants in the Rushcliffe Borough Council area between 1980 and 1998. Big numbers by any measure and even more important to the whole Bingham property market (i.e. every Bingham homeowner, Bingham landlord and even Bingham aspiring first time buyers) when you consider these 2,257 properties make up a colossal 6.4% of all the privately owned properties in our area (because in this local authority area, there are only 35,142 privately owned properties).

Bingham first time buyers and landlords can now buy these ex-council properties second hand as those original 80’s and 90’s tenants (now homeowners) have passed the time of any claw back of the discount they received.

Now let us all be honest, some (not all), but some ex-council properties lack the vital kerb appeal that some landlords crave. The new home builders know all about kerb appeal as they dress up the exteriors of their new homes to make them more appealing to buyers.

Yes, the modern stuff being built in Bingham is lovely, but too many landlords purchase buy to let property solely based on where they would choose to live themselves, instead of choosing with a business head and choosing where a tenant would want to live ... because remember the first rule of buy to let property … you aren’t going to live the property yourself. What an ex-council property lack in terms of kerb appeal, it will more than make up for in other ways.  Tenants tend to be more interested in how close the property is to a particular school or family members for childcare, for example, than the look of a property.

Whilst ex-council properties tend to increase in value at a slower rate than more modern properties, that is more than made up for in the much higher yields – and those built between the wars or just after are really well built. Tenant demand for such properties is good since Bingham property values are so expensive, a lot of people can’t get mortgages to buy, so they will reconcile themselves to renting, meaning there is a good demand for that sort of property to rent. Also, the very fact the council were forced to sell these Bingham properties in the 80’s and 90’s, means that today’s younger generation who would have normally got a council house to live in themselves, now can’t, as many were sold ten or twenty years ago.

So to Bingham landlords I say this … don’t dismiss ex-council houses and apartments – but remember the 1st rule of buy to let (see above).  Bingham landlords should go in with their eyes open and take lots of advice. Not all ex-council properties are the same and even though they have good demand and high yields, they can also give you other headaches and issues when it comes to the running of the rental property. 

That just leaves the 1,056 council houses still owned by the local authority to be sold to their tenants in the coming years!

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