Yorkshire Golden Triangle - Harrogate & Around

[up2late]

Chasing the market like a hound.

Brought to market August 2008. Price snipped downwards until April 2009. Try putting it back up to catch the recovereh in May 2009. And back down again yesterday:

Wed 21 Jul 2010 20:49:17 BST

* Price changed: from '£440,000' to '£425,000' [Found by n/a]

Fri 29 May 2009 16:42:33 BST

* Price changed: from 'Offers in Excess of £425,000' to '£440,000' [Found by n/a]

Mon 20 Apr 2009 19:46:19 BST

* Price changed: from '£445,000' to 'Offers in Excess of £425,000' [Found by n/a]

Wed 04 Feb 2009 22:43:08 BST

* Price changed: from '£459,950' to '£445,000' [Found by n/a]

Fri 07 Nov 2008 15:08:51 BST

* Price changed: from '£475,000' to '£459,950' [Found by barneyrubble]

Thu 07 Aug 2008 20:55:42 BST

* Initial entry found. [Found by littleprofessor]

Woof!

[Tattoo'd Lady]

another £10k off - now a total of £100,000 off the asking price in 52 days

Another keen seller here reduced by 16% / £90,000 in 47 days

Bungalow at Walton Park Pannal

4th June - Initial entry found £575,000

6th July - reduced to £525,000

21st July - reduced to £485,000

(thanks to the Bee for the info)

.

[stu531]

Chasing the market like a hound.

Brought to market August 2008. Price snipped downwards until April 2009. Try putting it back up to catch the recovereh in May 2009. And back down again yesterday:

Wed 21 Jul 2010 20:49:17 BST

* Price changed: from '£440,000' to '£425,000' [Found by n/a]

Fri 29 May 2009 16:42:33 BST

* Price changed: from 'Offers in Excess of £425,000' to '£440,000' [Found by n/a]

Mon 20 Apr 2009 19:46:19 BST

* Price changed: from '£445,000' to 'Offers in Excess of £425,000' [Found by n/a]

Wed 04 Feb 2009 22:43:08 BST

* Price changed: from '£459,950' to '£445,000' [Found by n/a]

Fri 07 Nov 2008 15:08:51 BST

* Price changed: from '£475,000' to '£459,950' [Found by barneyrubble]

Thu 07 Aug 2008 20:55:42 BST

* Initial entry found. [Found by littleprofessor]

Woof!

Somewhere on that road, not too far away, this is allegedly happening...

http://www.knaresboroughpost.co.uk/harrogate-news/Court-told-of-familys-threeyear.6434843.jp

[Revolving Credit]

I had the misfortune to look around that St Hildas House above, earlier in the year.

I will spare you the gory details but i can only conclude from what i saw in there that day, that the owner doesn't want to sell it.

[Tattoo'd Lady]

Go on .... give us a clue

I had the misfortune to look around that St Hildas House above, earlier in the year.

I will spare you the gory details but i can only conclude from what i saw in there that day, that the owner doesn't want to sell it.

[the flying pig]

This tickled me a little bit... a silly ramping piece about french pwoperdee... it's been a front-page link on the Hgte Advertiser's website for about five weeks now. anyone who has any idea what this has to do with news or Harrogate should send answers on the back of the postcode to the usual address...

[stu531]

Y'know I'd go as far to say that there are finally a fair number of properties under, or around £250k, for the first time in ages around Harrogate. Seems like things are going in the right direction.

[AlbertoFrog]

Evidence of price falls on "The Boulevards" (Bowes Park, Woods Court, Hutton Gate and Verity Walk)...

Interesting to see the significant increase in volume over the past few months of properties being marketed on this development off Leadhall Lane.

Asking prices fallen by c. £30k for a 4-bed town house since January and they don't appear to be selling at all, plus ambitious £500k asking prices for packed in 'executive' detached houses with paper-thin walls.

There has been a big swing in the character of this development over the past 5 years - professional couples and 'nuclear famillies' moving out to be replaced by divorcee single parent with tween and teenage children (resulting in Hutton Gate being known as 'heartbreak alley' amongst some residents)... plus the 'cosmopolitan feel' that the social housing on Redfearn Mews gives the place.

Oh and plenty of smashed bottles of cider and vodka in the playground on a Sunday morning...

[cunnucko]

Evidence of price falls on "The Boulevards" (Bowes Park, Woods Court, Hutton Gate and Verity Walk)...

Interesting to see the significant increase in volume over the past few months of properties being marketed on this development off Leadhall Lane.

Asking prices fallen by c. £30k for a 4-bed town house since January and they don't appear to be selling at all, plus ambitious £500k asking prices for packed in 'executive' detached houses with paper-thin walls.

There has been a big swing in the character of this development over the past 5 years - professional couples and 'nuclear famillies' moving out to be replaced by divorcee single parent with tween and teenage children (resulting in Hutton Gate being known as 'heartbreak alley' amongst some residents)... plus the 'cosmopolitan feel' that the social housing on Redfearn Mews gives the place.

Oh and plenty of smashed bottles of cider and vodka in the playground on a Sunday morning...

We had a look around this estate recently due to the number of properties for sale on it. Something quite soulless about the whole development from the cheap looking statue on the entrance, the lack of any greenery or trees along the roads, to the playground at the end of the cul-de-sac where the townhouses are. Heartbreak Alley you say? Any other reasons to give this area a miss?

Must admit first impressions were that it wouldn't be somewhere where I'd consider living, but having lived near a playarea in the past, all I can say is never, never again mainly for the undesirable side effects that you highlight.

[AlbertoFrog]

We had a look around this estate recently due to the number of properties for sale on it. Something quite soulless about the whole development from the cheap looking statue on the entrance, the lack of any greenery or trees along the roads, to the playground at the end of the cul-de-sac where the townhouses are. Heartbreak Alley you say? Any other reasons to give this area a miss?

Must admit first impressions were that it wouldn't be somewhere where I'd consider living, but having lived near a playarea in the past, all I can say is never, never again mainly for the undesirable side effects that you highlight.

To be fair, the area has some notable upsides:

- it is in the catchment area for the Grammar School and for Rossett (which recently received an 'outstanding' offsted report;

- well placed for local amneties and walkable into town in about 15-20 minutes.

That said, I lived around there for a long-time (since new in c. 2002) and witness a real decline in the quality of the place. You're right about the trees - the orignal plans had more trees and more green verges - these were eaten away to create more parking spaces as the road was (allegedly - according to local councillors) built narrower than the plans approved by the council leading to parking issues and ultimately a less pleasant place to live. The parking issues also led many residents to pave over the small gardens outside their town houses to create (nearly) double-driveways again changing the general look and feel.

Hutton Gate was permanently closed to through traffic a year or two ago - which was a double-edged sword, far less traffice but hordes of teens on the road in the evenings!

The spike in people attempting to sell is interesting to me and re-inforces my view that more people are trying to get out rather than to get in!

Edited August 3, 2010 by AlbertoFrog

[Sof]

I may be moving to Harrogate in the near future and wondered if there are particular good areas to try and get in, or bad ones to avoid? I'm leaning to the North / North-West / West side because that'll be easier for the gf commuting out of Harrogate in a northerly direction.

Also, are there any estate agents in the area that aren't listing on Rightmove, Vebra etc?

[stu531]

Hi Sof

I think all the EAs are back on Rightmove - some of them disappeared off for a while.

South and west are a fair bit more expensive. North? Knox area is ok and you could get some decent price drops there, I reckon. However you've got to think of getting out of Bilton via Skipton Rd. It's a pain.

Jennyfields are ok in parts, but better the further away from exact centre, the better.

[stu531]

743 houses for sale today in Harrogate. That's up from a low of around 500.

They're not selling. They go on at the 'usual' rate, but they must undergo a drop to sell.

Supply and demand, simple as.

[Brave New World]

Just an update re surge of properties with no one to buy then in Hazzer.

Sample upto 300k houses in harrogate - 320 in early Januray (had this down as 307 but was my error) and is now 504. So a fairly hefty jump in 8 months.

Very few buyers (completitions for that matter) during peak time with supply outstripping imagine what it will be like come Autumn when the cuts start to hit and for that matter next year when reality has well and truely landed for the UK.

Great indication of what is going on out there......still overpriced for the area.....

http://www.rightmove.co.uk/property-for-sale/property-16466664.html

[Brave New World]

743 houses for sale today in Harrogate. That's up from a low of around 500.

They're not selling. They go on at the 'usual' rate, but they must undergo a drop to sell.

Supply and demand, simple as.

If its like it in Harrogate imagine the rest of the UK!!!!! Anyone who says areas will be more immune is a joker.

[AlbertoFrog]

Just an update re surge of properties with no one to buy then in Hazzer.

Sample upto 300k houses in harrogate - 320 in early Januray (had this down as 307 but was my error) and is now 504. So a fairly hefty jump in 8 months.

Very few buyers (completitions for that matter) during peak time with supply outstripping imagine what it will be like come Autumn when the cuts start to hit and for that matter next year when reality has well and truely landed for the UK.

Great indication of what is going on out there......still overpriced for the area.....

http://www.rightmove.co.uk/property-for-sale/property-16466664.html

I've been watching the £300k-£500k band closely for the past 6 months and anecdotally would say that property volumes for sale at the £300k end have definitely increased markedly of late, with the expected downward impact on prices and time to sell. In contrast good quality, medium to large-sized 4 bed detached family houses in the best areas which are 'sensibly' priced still appear to be turning over well and remain in limited supply - I have missed out on half a dozen such properties during 2010 through situations of multiple buyers wanting the properties in question, only to have recently secured a purchase (again multiple interested parties and the vendor had turned down an offer from a party who were in a chain) at what I consider a fair price - that said it's a long-term home for me, not a short-term investment so I won't be losing sleep if the market is 10% down in 12 months' time given I'll be living in the house and location I want!

[Brave New World]

I've been watching the £300k-£500k band closely for the past 6 months and anecdotally would say that property volumes for sale at the £300k end have definitely increased markedly of late, with the expected downward impact on prices and time to sell. In contrast good quality, medium to large-sized 4 bed detached family houses in the best areas which are 'sensibly' priced still appear to be turning over well and remain in limited supply - I have missed out on half a dozen such properties during 2010 through situations of multiple buyers wanting the properties in question, only to have recently secured a purchase (again multiple interested parties and the vendor had turned down an offer from a party who were in a chain) at what I consider a fair price - that said it's a long-term home for me, not a short-term investment so I won't be losing sleep if the market is 10% down in 12 months' time given I'll be living in the house and location I want!

Good Luck to you and i would like to have that sentiment too but sadly i would not buy anything without the perspective of 36 or 48 months and where property prices will be then.

[cunnucko]

I've been watching the £300k-£500k band closely for the past 6 months and anecdotally would say that property volumes for sale at the £300k end have definitely increased markedly of late, with the expected downward impact on prices and time to sell. In contrast good quality, medium to large-sized 4 bed detached family houses in the best areas which are 'sensibly' priced still appear to be turning over well and remain in limited supply - I have missed out on half a dozen such properties during 2010 through situations of multiple buyers wanting the properties in question, only to have recently secured a purchase (again multiple interested parties and the vendor had turned down an offer from a party who were in a chain) at what I consider a fair price - that said it's a long-term home for me, not a short-term investment so I won't be losing sleep if the market is 10% down in 12 months' time given I'll be living in the house and location I want!

Thanks for the info about the Boulevards.

Sounds like you've been looking in the same areas and budget as me. I echo your sentiments about good quality 4 bed detached in the better areas. They are few and far between. I wouldn't be surprised if we've viewed the same properties.

I, like you am looking for the long term and any potential correction is not likely to be an issue as the house should be a long term home. Unfortunately though, still not yet found anything, although possibly a couple of viewings this weekend in the Leeds Road Harrogate/Pannal areas.

Just out of curiousity, roughly how far off asking were you offers? I understand you may want to limit your detail, but it would be interesting to know.

[Sof]

I'm sorry if this is partly hijacking but I don't know Harrogate very well and wondered if the area just south of the Oakdale golf club is nice? E.g. Kent Road, Oakdale. It "looks" nice but didn't want to just rely on looks if there's any locals on here.

[AlbertoFrog]

Thanks for the info about the Boulevards.

Sounds like you've been looking in the same areas and budget as me. I echo your sentiments about good quality 4 bed detached in the better areas. They are few and far between. I wouldn't be surprised if we've viewed the same properties.

I, like you am looking for the long term and any potential correction is not likely to be an issue as the house should be a long term home. Unfortunately though, still not yet found anything, although possibly a couple of viewings this weekend in the Leeds Road Harrogate/Pannal areas.

Just out of curiousity, roughly how far off asking were you offers? I understand you may want to limit your detail, but it would be interesting to know.

It's fair to say that our early offers were seeking to leverage the fact that we were 'chain free' and estate agent speak 'immediately proceedable' buyers - hence typically going in at a 10% discount to asking price with a view to negotiating upwards a little to secure the deal. What we found was that many of the vendors of such properties are 'old dears' who've lived there for say 30 years and now realise that they should sell as they're rattling around the places on their own, but due to the understandable emotional ties they don't actually want to sell - hence any offer below AP is treated as a mortal insult! This happened on 3 separate properties...

Per stats produced by one of the national property consultancies, the national average selling price discount to AP in 2010 across the UK is 6% so as long as the AP is 'fair' (and only you can really judge that), I'd say anything above that is a good result - then again with many properties on at the moment I don't consider the AP fair and hence would be looking for more! Hope that helps.

[stu531]

Go on .... give us a clue

http://www.harrogateadvertiser.net/harrogatenews/Nurse-harassed-neighbour-with-39obsessive39.6472241.jp

There is a link there *somewhere*, allegedly, although I may be wrong of course

[the flying pig]

I'm sorry if this is partly hijacking but I don't know Harrogate very well and wondered if the area just south of the Oakdale golf club is nice? E.g. Kent Road, Oakdale. It "looks" nice but didn't want to just rely on looks if there's any locals on here.

er, it's fairly transparently the nicest area in harrogate? well, kent road & duchy road certainly... big houses built in the 1800s for the most successful mill owners. near town and everything without being too near.

[jaspers]

er, it's fairly transparently the nicest area in harrogate? well, kent road & duchy road certainly... big houses built in the 1800s for the most successful mill owners. near town and everything without being too near.

What about past the Duchy on the left hand side?

[the flying pig]

What about past the Duchy on the left hand side?

What, as you continue driving north out of town you mean? Not great... the small Oakdale council estate is massively tame by big city standards but still sketchy... plenty of scallies... youth of today ...

[jaspers]

What, as you continue driving north out of town you mean? Not great... the small Oakdale council estate is massively tame by big city standards but still sketchy... plenty of scallies... youth of today ...

I was thinking of this....

http://www.youtube.com/watch?v=HUH1XmFb05Y

I'll get my coat.