pie-eater

Carshalton/wallington

58 posts in this topic

We have just sold our house for more or less the price I paid for it in 2004 - it took some doing too!

We're looking to buy in Carshalton, ideally. EAs seem to be pricing stuff at 2007 prices still. Decent semis seem to be moving at the sub 250k mark but not much else.

We've looked at a few of late and they are in awful condition and/or vastly overpriced like these:

[url="http://www.rightmove.co.uk/property-for-sale/property-25124027.html?locationIdentifier=REGION%5E290&minPrice=180000&maxPrice=300000&includeSSTC=true&_includeSSTC=on&pageNumber=1&backToListURL=%2Fproperty-for-sale%2Ffind.html%3FlocationIdentifier%3DREGION%255E290%26minPrice%3D180000%26maxPrice%3D300000%26includeSSTC%3Dtrue%26_includeSSTC%3Don"]http://www.rightmove.co.uk/property-for-sa...ncludeSSTC%3Don[/url] This house is falling to bits, dark and frankly awful. Apparently the seller's told his EA not to bother him with offers under £290k...........joker

[url="http://www.rightmove.co.uk/property-for-sale/property-12045930.html?locationIdentifier=REGION%5E290&minPrice=180000&maxPrice=300000&includeSSTC=true&_includeSSTC=on&pageNumber=1&backToListURL=%2Fproperty-for-sale%2Ffind.html%3FlocationIdentifier%3DREGION%255E290%26minPrice%3D180000%26maxPrice%3D300000%26includeSSTC%3Dtrue%26_includeSSTC%3Don"]http://www.rightmove.co.uk/property-for-sa...ncludeSSTC%3Don[/url] Needs finishing and way over the road's ceiling IMO

[url="http://www.rightmove.co.uk/property-for-sale/property-19335338.html?locationIdentifier=REGION%5E290&minPrice=180000&maxPrice=300000&includeSSTC=true&_includeSSTC=on&pageNumber=2&backToListURL=%2Fproperty-for-sale%2Ffind.html%3FlocationIdentifier%3DREGION%255E290%26minPrice%3D180000%26maxPrice%3D300000%26includeSSTC%3Dtrue%26_includeSSTC%3Don%26index%3D10"]http://www.rightmove.co.uk/property-for-sa...on%26index%3D10[/url] This is actually described incorrectly, or a downwright lie, as it [b]2 bed terrace[/b] right opposite a busy station (no parking) and been on for ages. Horrible

[url="http://www.rightmove.co.uk/property-for-sale/property-20562121.html?locationIdentifier=REGION%5E290&minPrice=180000&maxPrice=300000&includeSSTC=true&_includeSSTC=on&pageNumber=3&backToListURL=%2Fproperty-for-sale%2Ffind.html%3FlocationIdentifier%3DREGION%255E290%26minPrice%3D180000%26maxPrice%3D300000%26includeSSTC%3Dtrue%26_includeSSTC%3Don%26index%3D20"]http://www.rightmove.co.uk/property-for-sa...on%26index%3D20[/url] Just sold and it must surely have been for under 250k. Needs £10000s spending on it - all new windows, electrics, roof, fully ripping out as the owner is a chain smoker and not touched the house since buying it for £80k in 95.

[url="http://www.rightmove.co.uk/property-for-sale/property-12506613.html?locationIdentifier=REGION%5E290&minPrice=180000&maxPrice=300000&includeSSTC=true&_includeSSTC=on&pageNumber=3&backToListURL=%2Fproperty-for-sale%2Ffind.html%3FlocationIdentifier%3DREGION%255E290%26minPrice%3D180000%26maxPrice%3D300000%26includeSSTC%3Dtrue%26_includeSSTC%3Don%26index%3D20"]http://www.rightmove.co.uk/property-for-sa...on%26index%3D20[/url] Nice house but on at around the peak price the current owner's paid in 2007.

Not much is moving so it looks like renting is for me.

One good sign is this:


[url="http://www.rightmove.co.uk/property-for-sale/property-21000713.html?locationIdentifier=REGION%5E290&minPrice=180000&maxPrice=300000&includeSSTC=true&_includeSSTC=on&pageNumber=4&backToListURL=%2Fproperty-for-sale%2Ffind.html%3FlocationIdentifier%3DREGION%255E290%26minPrice%3D180000%26maxPrice%3D300000%26includeSSTC%3Dtrue%26_includeSSTC%3Don%26index%3D30"]http://www.rightmove.co.uk/property-for-sa...on%26index%3D30[/url]

Ignore the stupid EA speak of 'offers in excess of' and it's been dropped by £30k. Like someone's going to offer £51 more so they get stung with 3% stamp duty.

And I thought the LB of Sutton had experienced one of the biggest drops since the crash? Not if you believe the EAs who seem to think they'll shift everything for around asking price. Not that I believe a word they say ;) Edited by pie-eater

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Been there again to look.

Decided to rent.

It's all shit that's for sale at silly prices.

One EA at a house we were in advised that there's a 10% drop to come across the board in this area as a few people have realised the obvious.

We'll rent a 350k house for the same a 250k (real value) house would cost to buy, and sit and wait. Edited by pie-eater

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[quote name='TeddyBear' post='1893021' date='May 16 2009, 11:01 PM']where was the house you sold?[/quote]

Hitchin, Herts.

Moving down there as the wife's from nearby and her clock is ticking;)

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interesting, one this. I live in the centre of Carshalton (50 yards from the ponds) and am also waiting on prices of these 3 bed houses dropping.

so far it doesn't look like much has come off and I would guess prices in the better Carshalton/Beeches roads are still within 5-10% of peak prices so would imagine there is a fair way to go yet.

On the St Helier estate (which I wouldn't live on) prices do seem to have dropped by more but overall it hasn't really hit home yet round here.

Bits of Wallington aren't bad (some roads near Beddington Park are decent and in good school catchment areas), and I think the High St lets the rest of the town down.

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[quote name='abidova' post='1914790' date='May 27 2009, 03:52 PM']interesting, one this. I live in the centre of Carshalton (50 yards from the ponds) and am also waiting on prices of these 3 bed houses dropping.

so far it doesn't look like much has come off and I would guess prices in the better Carshalton/Beeches roads are still within 5-10% of peak prices so would imagine there is a fair way to go yet.

On the St Helier estate (which I wouldn't live on) prices do seem to have dropped by more but overall it hasn't really hit home yet round here.

Bits of Wallington aren't bad (some roads near Beddington Park are decent and in good school catchment areas), and I think the High St lets the rest of the town down.[/quote]


I've secured a rental in C Beeches; and I got a 15% reduction in what they wanted. Move down next Thursday.

Having studied the area's prices and sales I've seen that nothing is moving other than houses that are taking a big hit in asking prices. The area seems to be sticking badly other than for some people being real and reducing their asking prices - hence very few sales.

Something will give; and it will be the asking prices - eventually. I'm still getting desperate EAs calling me spouting the usual rubbish that prices are holding steady and houses are flying off their books. They're not - it's the same old, overpriced stock on there daily.

The EAs around there need to wake up as there are so few houses moving, that some must be looking at going under in the near future. They must think that no one has a brain and/or net access! Edited by pie-eater

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am very surprised that more agents haven't gone from the High St.

Haart went around about a year ago but the others still seem to be holding strong.

A couple of months ago Andrews were advertising that they had 90 properties sold this year - can't see it myself but people are definitely taken in by this nonsense

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[quote name='abidova' post='1919516' date='May 29 2009, 10:42 PM']am very surprised that more agents haven't gone from the High St.

Haart went around about a year ago but the others still seem to be holding strong.

A couple of months ago Andrews were advertising that they had 90 properties sold this year - can't see it myself but people are definitely taken in by this nonsense[/quote]

I looked at a place in C Beeches a few months ago that was up for ~£300k. Way overpriced (of course) and I was chased for feedback by the EA, Cromwells IIRC.

No point lying so I just told them it was up for far more than it is worth. It went under offer shortly after and sold. They called me to tell me it went for asking and said I would never get that sort of house with my budget.

It has just come on the land registry site with a sold price of £60k under asking. They are lying tossers!

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At least it shows there are some who are willing to accept offers a fair way below asking price.

I think prices are being set close to peak in the hope that some mug will come along on the back of a shred of HPI news and pay close to asking.
When this fails I think they are being encouraged to take offers.

To be fair though there are lots of houses in Wallington costing £240k and above so £240k in the Beeches is an encouraging sign. It is a nice area and has been for a long time.

Once you can get a 3 bed house for closer to £200k I will be interested – this may be around 18 months away

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one of the houses in the links above has gone to sale agreed with Andrews (the one in Ruskin Road by the park)

be interesting to see what it goes for - if the sale goes all the way of course

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[quote name='abidova' post='1958090' date='Jun 17 2009, 12:57 PM']one of the houses in the links above has gone to sale agreed with Andrews (the one in Ruskin Road by the park)

be interesting to see what it goes for - if the sale goes all the way of course[/quote]
It's gone under offer from the guy that has sold (or been offered on) this:

[url="http://www.rightmove.co.uk/property-for-sale/property-21000713.html?locationIdentifier=REGION%5E290&minPrice=240000&maxPrice=270000&includeSSTC=true&_includeSSTC=on&pageNumber=3&backToListURL=%2Fproperty-for-sale%2Ffind.html%3FlocationIdentifier%3DREGION%255E290%26minPrice%3D240000%26maxPrice%3D270000%26includeSSTC%3Dtrue%26_includeSSTC%3Don%26index%3D20"]http://www.rightmove.co.uk/property-for-sa...on%26index%3D20[/url]

The above was initially on for £320k, dropped to £280k, then reduced to offers over the stated price. We looked at the above and it wasn't great and not in good order. It needs lots of work and has a tiny, overlooked garden and is on a tiny, overlooked plot. Owner by a builder too and in typical unfinished order! The agent said the 'in excess' bit was to be ignored as they were desperate to move.

My guess is that it has gone for an offer of around £235-£240k.

The Ruskind Rd EA said the seller wouldn't entertain offer sub £290k, but I bet he has changed his tune for it to go UO. It needs major work and has been let go.

I'm living in C Beeches now so have leisure time to look and study. Still very little has moved despite the spring bounce.

The Mrs and I are loving the area but in no hurry to buy. The place we're renting is great and the rent is less than the interest we'd pay on a mortgage for the lovely, large house we are renting. Edited by pie-eater

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If you believe the agents at the moment, the market in houses is 'buoyant'. We have just sold our flat for well below asking price, and are trying to get a house, but there is very little on the market.

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I've been keeping an eye on this area.

Very little is moving other than than the usual £250k-£300k area. Reductions all the way too.

A house next to me was up for a laughable £400k and was dropped straght away to £330k. Now SSTC. ~£300k should have got it.

Back to circa 2003/04 levels with more to come. Nice area but 40 mins into C London helps.

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not sure what to make of things round here at present, asking prices are definitely up and a fair few places seem to be selling.
a new sainsbury is about to open on the High St (Carshalton) and there are one or two other shops being filled.
walked past Andrews this morning and there were at least 5 EA's in there (no customers) so they must be doing something?

am hoping reality will hit home soon and prices will continue the promising start they made in 08/09.

think there is another 15% to come off still just not sure how long it will take.

does anyone have access to the land registry figures for this area?

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I see it has been sometime since anyone posted on here regarding house prices in Carshalton. I do agree that house prices still seem to be somewhat inflated as at this month March/April 2010, compared to other local areas. The main reason being stock is just not coming onto the market, therefore prices are actually rising now! I am a surveyor and not an EA and I have had the task of valuing properties in the area, by using my local knowledge and comparable evidence. The estate agents in this instance have not been lying. It is a bouyant market for familes desperate to get into the area. With not much coming onto the market, these families are snapping up properties that do come on. Contrary to popular belief on this site, properties in good condition are fetching very close to asking price. However some properties not in such good condition, with sellers keen to move are taking lower offers.

Just to clarify some eroneous comments.

It is a beautiful area to live in and up until around 1990 was a hidden gem to a large extent.

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Although prices are seemingly up volumes are way, way down.

From Land Registry figures in the last year to date there have been 363 sales in SM5.

In the two years between April 2007 – 2009 average sales volume for SM5 was 548 per year
In the four years between April 2005 – 2009 average sales volume for SM5 was 660 per year
In the six years between April 2003 – 2009 average sales volume for SM5 was 693 per year

So based on there being around 10 agents in SM5 covering Carshalton Central, Rose Hill and Carshalton Beeches they have gone from selling app 65-70 properties per year per agent between 2003 and 2009 to only selling 35-40 per agent in the last year (granted this is a very rough way of working it out).

Doesn’t paint a very rosy picture.

Seems to me that agents would prefer lower prices so they can get there volumes back up to where they have been over the last few years, but can't convince vendors to do so

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Just noticed that Andrews on Carshalton High Street is having a 10% off sale for a limited time only.
they last did this in 2008 which suggests they aren't shifting anything at present.

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My rental has sold so I my hand has been forced to buy.

Prices have, and continue to hold up for the good stuff. I was looking at about 15 house in the £400k bracket and they all sold for on or very near asking; all very near peak price.

It seems that anything decent south of Carshalton Ponds sells easily, with the houses nearer St Helier falling or sticking in price.

I am buying via Paul Graham, and the agent in charge of my purchase has confirmed (I believe her - very honest) that this area is flush with cash buyers that still want decent houses around here. She told me they are now culling most of their overpriced stock that is mainly north of the ponds.

We're moving into a nice 30s detached in Beeches. Got a forced sale at about £50k under asking. Deep end, but prices here just aren't dropping for good houses and I don't want to rent anymore.

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[quote name='Foxilady' timestamp='1270151794' post='2456727']
I see it has been sometime since anyone posted on here regarding house prices in Carshalton. I do agree that house prices still seem to be somewhat inflated as at this month March/April 2010, compared to other local areas. The main reason being stock is just not coming onto the market, therefore prices are actually rising now! I am a surveyor and not an EA and I have had the task of valuing properties in the area, by using my local knowledge and comparable evidence. The estate agents in this instance have not been lying. It is a bouyant market for familes desperate to get into the area. With not much coming onto the market, these families are snapping up properties that do come on. Contrary to popular belief on this site, properties in good condition are fetching very close to asking price. However some properties not in such good condition, with sellers keen to move are taking lower offers.

Just to clarify some eroneous comments.

It is a beautiful area to live in and up until around 1990 was a hidden gem to a large extent.
[/quote]
Yes, that what I have found after 18 months here. Houses of quality are sold in a week for asking, or very close.

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I think it is easy to say that prices are inflated in "our opinion" but the reality is it isn't "our opinion" that matters!

I moved to Sutton in 2010 and my problem was the lack of decent properties on the market. I tracked Right Move for months and very little seemed to come on and it was all dross. The places I did see were rubbish and coming from a cheaper area (Croydon) it felt like I was spending much more and getting much less.

I ended up on the West side of Sutton in a great period proerty on a quiet leafy street, we got the place by getting to know local agents, and really pushing to get early viewings on the good places. A casual observation I made was that very few good places ever hit the Internet so it's no wonder that the arm chair HPC reader gets a skewed outlook - they only see the rubbish places on there that don't sell and one ends up with a biased belief that all property is overpriced. Anyways I'm sure that doesn't describe you.

Anyway the hard work paid off when I bought a house from someone emigrating to the middle east and needed someone to buy asap. The very cheeky 1st offer was accepted (to my genuine suprise!) - I guess we were the only people who were in a position to do a quick sale? Who knows.

Personally I think Sutton goes a little down hill the further East you go, the train certainly gets more and more impossible to get on (hope you aren't a commuter!). But in general I think the area is great. Love cycling over to non-such, Sutton is my kind of shopping centre - smaller and more manageble than Croydon/Kingston. Surrey downs accessible, safe area, good connections, top performing LEA, good range of property, family firendly. Having lived in Kingston, Croydon and Sutton the latter is my fave borough to I hope you find the right house for you :)

Best of luck! Edited by Orbital

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So, what’s the general consensus on Carshalton/Wallington then?
Prices seem to be holding up, is that because money is coming in from those moving out of the more expensive SW London?

I am after a family house – 3 bedroom, nothing too fancy the kind that is around £300K at present.

Am hoping for a 10% fall which would bring these into range of offering under the stamp duty threshold, hopefully giving an overall £50k off where we are now - quite happy to take the 10% hit on my flat as mortgage is only 1.25% so on balance selling to rent probably not an option for us.

Am still hopeful that this will happen in the next 18 months or so

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[quote name='abidova' timestamp='1294929467' post='2853645']
So, what’s the general consensus on Carshalton/Wallington then?
Prices seem to be holding up, is that because money is coming in from those moving out of the more expensive SW London?

I am after a family house – 3 bedroom, nothing too fancy the kind that is around £300K at present.

Am hoping for a 10% fall which would bring these into range of offering under the stamp duty threshold, hopefully giving an overall £50k off where we are now - quite happy to take the 10% hit on my flat as mortgage is only 1.25% so on balance selling to rent probably not an option for us.

Am still hopeful that this will happen in the next 18 months or so
[/quote]

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I have now rented my property and moved from the area of CB. But check this out http://www.zoopla.co.uk/for-sale/details/13713057 on the market at £349.950 and this house only sold just over a year ago at £270,000! I now really do not understand what is happening in the area. I know this property as I have valued it in the past twice! Hopefully they do find a cash buyer as there will be a huge shortfall on valuation if they do not. Very cheek/greedy sellers as from the photographs this house has not been touched in years! No ch in conservatory so extremely cold in the winter and in estate agents language very very tired! So anyone looking to buy in this area I would stronly suggest putting flyers into letter boxes asking if anyone is trying to sell. I do believe the agents are giving prospective sellers false hope often now.

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according to Land Registry figures SM5 is back to around mid 2006 levels.

flats seem to have dropped off a fair bit but houses are still holding strong.

it is going to take a string of bad news/reports to get things moving downwards round here

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