Fulham thread now with added charts.


P/Code Q1 05 T Q404 T Q304 T Q204T Q104T

Sw6 1 320666 443812 437375 583818 526455
Sw6 2 562031 932995 719043 585740 563402
Sw6 3 906192 783100 964553 926204 732406
Sw6 4 915200 678716 752892 700466 634558
Sw 6 5 648008 683214 813221 658351 606345
Sw6 6 688622 500718 605961 588455 535676
Sw6 7 456704 507565 531180 529393 425063
Total 4497423 4530120 4824225 4572427 4023905
Average 499714 503347 536025 508047 447101


P/Code Q105 F Q404 F Q304 F Q204F Q104 F

Sw6 1 290846 286806 313914 286569 345267
Sw6 2 369322 359766 361183 409305 399055
Sw6 3 486766 328693 410526 358887 304057
Sw6 4 313944 266232 291152 289024 304640
Sw 6 5 264371 294938 316198 290002 284520
Sw6 6 270872 308477 297383 309960 274469
Sw6 7 270465 260693 288303 277565 263588
Total 2266586 2105605 2278659 2221312 2175596
Average 251843 233956 253184 246812 241733

Land reg figures for terraced houses (T) and flats and Maisonettes ( F) by quarter.

.attachmentid=2148]Click to view attachment

8 am London AFX


In early trading the Alice Band index broke through the $61 barrier. 3 month Alice Band futures rose to $63.

‘We can only see higher Alice Band prices as the key U.S. combing season and Chinese haircare demands increase’ said a spokesperson.

But what does this mean for Fulham house prices? ‘On it’s own Fulham can weather it’ said Mr Wriggly, a noted house price commentator and star of childrens’ stories,‘But add to this the failure of the Malawi corduroy harvest and new laws on deck shoe use in built-up areas and its looking bleak. Prices will halve.’

But prices have not yet fallen. Buyers can still find an Anderson shelter in the garden of an ex-gas worker’s cottage for around the 3 million mark. ‘That’s a bally, ding-dong, no-brainer’ according to Miles Miles-Miles, idiot 4th son of some land-owning family and Fulham estate agent.

Drinkers at The White Horse seemed unperturbed; ‘Yah’ said one, ‘Yah,yah’ said another.

3 little pigs can you post the url from where you got the data?
thanks

http://www.landreg.gov.uk/propertyprice/in...e/ppr_ualbs.asp

Choose 'Postcode sectors only ' from the drop down box

amazing!

some parts have fallen quite dramatically, others have stayed steady and others have risen slightly but overall it's a falling trend from Q1 of this year compared to Q1 of 2004

Kerplonk

Fulham averages going back to peak of the FTSE by terraced house and flat/maisonette.

Land reg figures for q205 should be out mid-August. They record completed sales during the quarter and then report them 5 or 6 weeks after the close of the quarter. So what they show are deals struck up to say 6 months earlier.

Give us a guesstimate for Q205. I'll call 497,000 and 249,000. You?

Q105T 499714
Q404T 503347
Q304T 536025
Q204T 508047
Q104T 447101
Q403T 448321
Q303T 444594
Q203T 412252
Q103T 394543
Q402T 404392
Q302T 460869
Q202T 436411
Q102T 354232
Q401T 366194
Q301T 419224
Q201T 374122
Q101T 374893
Q400T 376215
Q300T 349006
Q200T 353010
Q100T 343988
Q499T 304735

Q105F 251843
Q404F 233956
Q304F 253184
Q204F 246812
Q104F 241733
Q403F 230230
Q303F 216159
Q203F 219387
Q103F 214197
Q402F 233891
Q302F 222677
Q202F 229325
Q102F 205518
Q401F 205877
Q301F 202600
Q201F 190204
Q101F 183182
Q400F 175900
Q300F 167272
Q200F 176430
Q100F 163714
Q499F 163228

Oops. Error with the @Sum.

Figures should read as below

Guesstimate now is 637,000 and 319,000

Q105T 642489
Q404T 647160
Q304T 689175
Q204T 653204
Q104T 574844
Q403T 576413
Q303T 571621
Q203T 530038
Q103T 507269
Q402T 519932
Q302T 592546
Q202T 561100
Q102T 455441
Q401T 470820
Q301T 539003
Q201T 481014
Q101T 482005
Q400T 483705
Q300T 448721
Q200T 453869
Q100T 442270
Q499T 391802

Q105F 323798
Q404F 300801
Q304F 325523
Q204F 317330
Q104F 310799
Q403F 296010
Q303F 277919
Q203F 282069
Q103F 275396
Q402F 300717
Q302F 286299
Q202F 294847
Q102F 264237
Q401F 264699
Q301F 260486
Q201F 244548
Q101F 235520
Q400F 226157
Q300F 215064
Q200F 226839
Q100F 210489
Q499F 209864

I live in Fulham and the house prices are being affected by a huge emigration to the countryside. I've lived here for a long time and I don't know a family who isn't seeking to move asap. Unless you are religious, the schools in H and F are all mostly rubbish - I don't blame them for leaving. In order to secure a sale, vendors are dropping their prices to get out quickly.

If you can afford to live in Fulham, you can afford not to send your children to school there.

For the last 20 years Fulham has not been a place where family's grew up, but rather somewhere where yuppies would move to to start a fmaily before moving off to Wandsworth.

Quite. Most Fulhamites' children are at boarding school for most of the year while Mummy and Daddy work in the City, and then the whole family unites for a summer holiday in their place in the South of France.

Rightmove July figures for Hammersmith and Fulham asking prices:

Average £418,046
Monthly change: Plus 0.9%
Annual change; Minus 8.1%

Hometrack survey averages for Hammersmith and Fulham asking prices in June 2005

Terraced £425,400
Semi £516,900
Flat £256,700

Monthly: Minus 1.2%

Comment included in RICs June Report

' June has been a very busy successful mont in Fulham with an increased number of sales agreed. Stock levels are starting to dwindle... If the shortage of instructions continues then prices may have to rise again'

So says Tim Le Blanc-Smith of John D Wood

Hmmm

Hometrack July prices for accepted offers Hammersmith and Fulham

Terraced £425,400
Semi £516,900
Flat £256,200

Monthly: 0%

(Flats do seem to have dropped a few hundred from June to July)

Land Reg averages for Q205 SW6

Terraced Q105 £642489
Terraced Q205 £648467

Flat Q105 £323798
Flat Q205 £325733


Bull Food - the simple averages show SW6 going up by 1% and 0.6% quarter on quarter.

Bear Food - Volumes down by about 40% compared with same quarter 04.

Bear Food - Historically Q1 to Q2 rises have been more substantial: '04 was +13.6% and +2.1%, '03 was +4.5% and + 2.4% and '02 was + 23% and +11.6%


Food for thought - these are just simple averages from Land Reg

August RightMove Asking Prices for Hammersmith and Fulham:

July 05 418,046
Aug 05 420,8885

Monthly +0.7%
Annual +2.6%

Hometrack accepted offer prices averages for August 05 Hammersmith and Fulham

Flat £256,200
Terraced £425,400
Semi £515,900

Monthly Minus 0.1%

Terraced and Flat prices stayed the same July to August with the decrease in Semis (£516,900 to £515,900)

Septemeber RightMove Asking Prices for Hammersmith and Fulham:

Aug 05 420,8885
Sep 05 £425,514

Monthly +0.7%

Hometrack - September 05 - Hammersmith and Fulham Accepted Offer Prices

Flat £256,200
Terraced ££425,400
Semi £515,900

Monthly 0%

All the same as last month

Hometrack October Hammersmith and Fulham Accepted Offer Prices

Flat £256,200
Terraced £425,400
Semi £515,900

Monthly 0%

Keeping a track on londonpropertywatch.co.uk for SW6,W6 and W12 and seeing upwards movement in SW6 which is not being reflected in Hometrack's figures - so trusting Hometrack less and less.

That said there does now eem to be some divergence between Rightmove ( asking prices) and Hometrack ( accepted offer prices)

Land Reg averages for Q305 SW6

Terraced Q105 £642489
Terraced Q205 £648467
Terraced Q305 £673944


Flat Q105 £323798
Flat Q205 £325733
Flat Q305 £352533


Bull Food - Flats hit a new all time average high, terraced have regained most of what they lost over the past year.

Bear Food - Terraced not yet back to their peak of £689175 in Q304


Food for thought - these are just simple averages from Land Reg

November Rightmove average for Hammersmith and Fulham

Oct 05 £432,429
Nov 05 £441,371

Monthly +2.1%

Hometrack November Hammersmith and Fulham Accepted Offer Prices

Flat £256,200
Terraced £425,400
Semi £515,900

Monthly 0%

All the same as October

Thanks little pigs.

Any chance you could graph this data, give us a better picture of the situation.

Bandwagon

Yep - am planning to do so. I'm also keeping a watch on SW6 asking prices via londonpropertywatch.co.uk on a daily basis starting mid September 05. The plan is to chart this, together with the other data, and set up a chart header to the thread similar to the kind you see on advfn.

Rightmove Hammersnith and Fulham December asking price averages

Nov £441,371
Dec £431,795

Monthly -2.2%
Annual +9.7%

Monthly movement reverses November's gain

Hometrack December Hammersmith and Fulham accepted Offer Prices

Flat £257,700
Terraced £427,500
Semi £518,000

Monthly +0.6%

Doesn't seem rising asking prices have been translating into noticeably higher deal prices

Nationwide Q4 London Regional report

2005 Annual movement for H&F +2.0%

'Prices are highest in Inner London West which includes local authorities such as City of London, Westminster, H&F, and K&C.....as affordability continues to weigh down on the London market, this is likely to keep price growth at just below the UK average. We expect to see prices in London move between -1% and +2% in 2006.'

Keep your money in the bank then

More than 3,000 views and not a lot of comment. Is it worth it? Has no one anything to say about H&F?

Asking prices seem to be holding steady according to londonpropertywatch though for-sale volumes are changeable as EA's re-populate web sites following the Christmas holidays - in short the 2006 market doesn't seem to have established itself yet.

Larger properties in W6 continue to trend down ( same source as above) whilst SW6 is more robust. W12 is stuck and has been for months

I've just been reading your thread. I find this useful as I'm in W2 - doesn't surprise me at all that SW6 is holding up and flats seem to have risen slightly People just love Fulham and I guess the shakier areas are those where people gravitate when priced out of the more salubrious postcodes. I see the same thing happening with W2 and W9.

LL

Halifax index Q4 2005 - Greater London Region

Compares prices quarter to quarter so;

H&F Average House Price Q4 2004 = £406,844
H&F Average House Price Q4 2005 = £397,905

Annual Movement minus 2%

Wandsworth to the south and Ealing to the west recorded minus 3% drops over the same period.

Hometrack January Hammersmith and Fulham accepted Offer Prices

Flat £257,700
Terraced £427,500
Semi £518,500

Monthly +0.0%

Only move has been semis up £500

Land Reg averages for Q405 SW6

Terraced Q305 £673,944
Terraced Q405 £658,030

Terraced Year on Year Q404 £647,160
Terraced Year on Year Q403 £576,413

Flat Q305 £352,533
Flat Q405 £340,837

Flat Year on Year Q404 £ 300,801
Flat YEar on Year Q403 £296,010


Bull Food - Seasonal drops aside flat prices, particularly, continue their steady progress north.

Bear Food - Average prices dropped for both flats and terrraced Q3 to Q4. Volumes were at the bottom end of recent norms.

Looks like Hugo and Alexa's mummy and daddy continue to dip into their own equity to help keep Fulham flats bubbling away.

Food for thought; These are simple averages from Land Reg figures

I live in Fulham and it is a hugely attractive place to live. There isn't a downside of life here, other than the ridculous prices which many people are paying for houses.

Rightmove Hammersmith and Fulham February asking price averages

Jan £425,165
Feb £437,821

Monthly +3%
Annual +11.2%

That quarter point IR drop changed sentiment and has led to a significant bounce in H&F - see stats above and below.

Rightmove's average asking price buys a just above average 2 bed flat ( londonpropertywatch average for a 2 bed flat in SW6 on 21/2/06 is £391,000). That's 2 salaries of £62,500 each to achieve 3.5 times. Or more likely 2 salaries of £31,250 to achieve 7 times.

Pass

You forgot to mention the public transport is rubbish.The district line is a disaster.

Parts of Fulham are quite ugly, the area up North End Road isn't terribly pleasant.
Have a look around the place in the evening.Too many council estates.

Parking is a nightmare, some of the worst in London. Too many braying Ruperts and Penelope's trying to find space to park the spare Range Rover.

Considering you can get a reasonable 2 bed flat for £300k, it's certainly better value than many parts of London.

You are right about parking, though there are periods such as school holidays when Rupert and Penelope take their children either on holiday or to their second homes. The council estates are the quitest I've ever seen. Many of the flats and homes have been purchased by private buyers from their former 'right to buy' owners at a massive profit. The rest are occupied by people who have lived here for 30 years or more and are happy to have a quiet life. A good place to buy - you'll always get your money back or more.

Yes, prices never go down I hear.

Rightmove Hammersmith and Fulham March asking price averages

Feb £437,821
March £449,699

Monthly +2.7%
Annual +12.3%


Sillier and sillier.

Are Foxton's on Rightmove?

Well done keeping track like this -it's interesting to look at.

Fulham is Foxtons' Central but:

'Countrywide Estate Agents, Halifax, Skipton Building Society and Royal & Sun Alliance respectively hold 22.5 per cent, 21.7 per cent, 21.7 per cent and 4.9 per cent of the company(Rightmove)'

Hometrack March Hammersmith and Fulham Accepted Offer Prices

Flat £266,500
Terraced £442,100
Semi £523,700

Monthly + 1.6%

What's the latest?

Frizzers

You are right – it is time for an update. For Fulham bears, or bears living in Fulham for that matter, 2006 was not good. Whichever numbers you looked at prices were up – when I last posted the Rightmove average asking price, in March 06, the figure was £449,699. The February 07 report gives £561,984.

Reporting that rise on this forum from month to month would have been a thankless task. The Rightmove average was £420,888 in August 05 (time of the 0.25% IR decrease) and by early 2006 asking prices were noticeably moving up. I thought I’d log off.

Moreover stats became scarcer. The Land registry change to their HPI means data by postcode is no longer freely available and those helpful people at xxx restricted access to their monthly report. This now means that data on SW6, the Fulham post code, is scarce. The Rightmove report and new Land Reg figures cover London boroughs so include Hammersmith with Fulham. The only source by post code I still have is Londonpropertywatch.co.uk ( more on that later.)

Now the data sources have changed perhaps the thread should be re-titled H&F rather than exclusively Fulham but I am loathe to. H & F seem to be two different markets with Fulham being more responsive to and dependent on the City.

Indeed it’s always been the hope of the thread that focussing on Fulham was worthwhile because Fulham would be a leading indicator. A leading indicator for London and, assuming what happens in London ripples out, a leading indicator for the country. That remains to be seen; but, one interpretation of the Fulham data above is that prices started upwards again following the quarter point drop and the three quarter point rises have done nothing to quell rises.

So why the post now Frizzers? The market action last week …FTSE blah blah… Carry trade blah blah…China blah blah…Iran blah, blah,blah …concerted action by central banks….At the time of writing equity markets have recovered their poise however a dose of fear has permeated.

Unsurprisingly and as elsewhere, H&F fundamentals are more ludicrous than ever. Mean household income in H&F in 2006 was £41,075. The mid 2006 Rightmove figure for average asking price of £503,095 is 12.5 times average earnings. Sustainable in the long term?

The next Rightmove survey should appear in mid March so it seems unlikely last week’s events will have had time to impact. We will be waiting until mid April. In the meantime www.londonpropertywatch.co.uk provides something to look at – they scrape EA’s sites to provide a daily average by number of bedrooms. The fun is that it is a daily figure; however, reliant as they are on what EA’s put on their sites, or don’t take off their sites, then the numbers don’t satisfy sticklers for statistical validity.

That said, here are average SW6 2 bed asking prices form Londonpropertywatch.co.uk over the last couple of weeks:

I’ll edit the post to include these

In answer to your question: Fulham has seen substantial growth over the past year but perhaps,.just perhaps, we have seen the top. The events of last week happened when nothing happened – what will happen when something does happen?

Fulham and H&F has turned - at last.

1. Rightmove survey published today shows month on month decline of 0.5% in asking prices.
2. Property snake reductions for SW6 have increased from 222 on the 22 May to 318 today.
3. Numbers of properties for sale of all types(1,2,3 and 4 beds) are up according to londonpropoertywatch.
4. Even the latest RICS report comment almost admits it: "There is a slight increase in stock levels, largely due to the time of year… the effect this has is to slow down the pace at which properties go under offer."

Whilst this is the first food us Fulham bears have had for some time it is only a snack. Rightmove still has annual H&F asking prices running at annualised 29.5% and that means June 06 average asking prices were £489,428 against June 07's £633,827.

Anyone following this thread or with a long memory may remember the Rightmove August 05 Rightmove survey showing a 9.9% fall in H&F asking prices. The survey seems to be volatile/sensitive enough to record big swings. Hopefully, in the coming months the vast annual figure will be chopped down to size rather more quickly than this month's 0.5% fall does.

Mr Le Blanc Smith of John D Wood, he of the local RICS survey, has a different view of the future:
"The demand still outstrips the supply and it will not be long before the stock of property gets snapped up and we will go back to a shortage of instructions.” We will see.

I think H&F will go quiet over the summer as 2006 bonuses have been spent. However, if the city carries on the way it is going, then I fear H&F may climb in Autumn on the back of 2007 bonuses, which are forecasted to dwarf those of 2006. Another (larger) wall of money can only push prices up.

I believe it'll take a sustained stock market correction before H&F property prices are truly hit.

I fear the same for all London areas popular with the bonus brigade but hope that something comes along to spoil their party

The premise behind this thread is that Fulham attracts smart-ish money. And that smart-ish money could be a good leading indicator of a HPC.

Its popular with City workers and media types. But the superstars of both camps live in K&C, Notting Hill, NW3, Primrose Hill .... In the housing divisions Fulham is Premier League but doesn't compete for a Champions League place. Sounds silly to say it but there's barely a house over £2m in Fulham - and that's just not enough for international money.

So the thinking goes that if sentiment turns against residential as IR's increase the smart-ish money will stay out and watch. That should see H&F asking prices respond quickly. That Rightmove survey of August 05 showing a 9.9% drop in a single month created headlines in the Evening Standard and shows just how responsive H&F can be. In turn the quarter point drop later in August 05 has now lead to 25% annual asking price inflation.

Londonpropertywatch.co.uk shows the average price of a 2 bed in SW6 at £497,000 today and the average rent at £410 a week. A possible yield of 4.3% .

The smart-ish money can see BTL is no longer a play. They can also see that renting rather than buying makes day to day sense at the moment. With house price to earnings in H&F somewhere north of 15 times its only expectation of further rises that's keeping it afloat.

I agree with you and I'm sure a sustained stock market correction would effect Fulham quickly and disproportionately, But maybe just a quarter point rise or two will be enough to see the smartish money stay on the sidelines for a while and that Rightmove survey record another 9.9% mpnthly drop.

CW Radio's property podcast is essential listening for anyone interested in the Fulham market. The SW6 market is discussed in detail, both specifically and as a proxy for the wider market. If you are buying, selling or renting in Fulham you need this information.

I am not going to key in the points made - a lot of work must have gone into the the programme. The makers deserve every download they get. Follow the link: http://commoditywatch.podbean.com/