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While there is no particular pattern in the Wiltshire housing market at the moment we are happily seeing signs of more confidence from buyers and activity is on the up. One is always hesitant to herald the recovery, and it is likely that this is the end of the beginning, rather than the beginning of the end, but at last we may be witnessing some green shoots.

The first four months of 2013 were pretty dire in terms of rural housing stock and activity, but as soon as the weather warmed, so did the market. Anyone who keeps an eye on the property portals will see the increase in sales agreed and this is an exciting indication that lenders are lending, buyers are buying and prices are holding their own.

How should buyers view the market now and where should they be pitching offers?

The first thing to say is that prices are not rocketing away and are not likely to for the foreseeable future. But the market is firming, which means that vendors need not take as much of a hit on their sales as they have had to. To give an indication, the average offer that we have agreed on all sales since the beginning of June is only 1.8 % below guide price, while this time last year it was more like 5%.
As long as a property is pitched in line with its comparables, it is likely to sell reasonably well and buyers need to understand that we are now entering a more equitable market where deals are being struck at sensible levels.

You could almost say that the end of the buyers’ market is nigh. It certainly is for family houses in good locations, where the excellent schools in this area are attracting more and more families from London and the Home Counties, all vying for elusive property.

If you are a buyer, therefore, perhaps you should remember these points:

Do your property homework – you should know what sort of property you can buy for your money and be able to put a broad value on what you see.
Be decisive – if a house ticks 7 boxes out of 10, you should be thinking seriously about it.
Be realistic – don’t expect to buy too far below the guide price.
Be confident – that you are buying at the bottom of the market.

An intriguing piece of research by AA Home Energy Response has uncovered the Nation’s home-owning aspiration. You may think that most of us would like to live in an old rectory or a penthouse apartment, but no: according to this new research the most popular type of property is a three bedroom semi-detached house in a village location. Surprised?

It’s quite obvious that this survey is taken from a broad cross section of society, many of whom live in terraced cities, modern estates or suburban sprawls. Their ideal lifestyle may have rose tints, but it’s nice to know that those of us who reside in villages lead the sort of lives that others crave for and perhaps we just take it for granted.

More information gleaned from the research is that the British are keen to socialise and the most sought after feature of their dream home is a large kitchen/dining/living area where guests can be entertained.

Half the adult population would like views of countryside, mountains or sea and, while men and women are well matched in their most desired panorama, there could be a battle between the sexes over the interior layout of their ideal home; twice as many men as women would include a games room, for instance. Women, on the other hand are more likely to want to keep livestock with chickens coming out as the preferred beast.

It’s stacking up to be a big semi, but they do exist! The inference to this research, however, indicates that most peoples’ aspirations are to be comfortable, in an affordable, rural property with close neighbours and a sense of community.

The research also indicates that in the long run, increased demand could see the price of rural properties rise significantly, since as much as 34 per cent of people want to live in a rural location, yet these areas currently account for only 18 per cent of the housing stock.
The message? If you live in a village and even if you don’t have a large three bedroom semi with views, games room and chickens, just remember that you are probably living somebody’s dream.

When showing people around properties we quite often hear the comment:  ‘If only I could pick up this house and put it in another spot.’

Location is not the be-all and end-all of choosing a house to buy. There are other obvious considerations such as quality and condition, outside space, the number of bedrooms and bathrooms, room sizes and layout for instance. For many buyers there is a fine balance between the practicalities of accommodation and the property’s situation. One often can’t have the best of both, however, so a choice has to be made.

A good location can sell a property on its own. Wonderful views, peaceful surroundings and useful amenities will always attract strong interest. In a buoyant market these properties will fly and even in more challenging times they will be resilient to downward pressure. A property on a main road, however, will suffer disproportionately in a poorer market, even if it is, itself, a cracker. This doesn’t mean that it won’t sell, but the price really does have to reflect the situation.

The other thing to bear in mind about location is that you can generally improve a property, but not its surroundings. A house set in a compromised situation will always have that situation (save for regeneration or bypass). A house needing attention, but in a great spot, however, has the potential to be a great house remaining in a great spot. Of course our surroundings are often at risk, but in this part of the world, where Areas of Outstanding Natural Beauty dominate and sustainable development is a must, we are pretty protected.
So what is the ideal location? Everyone has different priorities, but looking at our register of eager applicants the following ‘would likes’ come out on top:

Family: Edge of, or close to a village with a pub and preferably a shop, open countryside to the rear, a feeling of space, easy for local schools and good communications.

Retired/Semi-retired:  A village with amenities and a good community or a small town, walkable to shops but away from the traffic.
Equestrian: Rural or village edge with good riding out from the property and close to a wide road with decent access.

It would be nice to think that we could all have our ideal location, but sadly it doesn’t work like that. Availability is what drives the market place and thankfully some of us aren’t that concerned as long as a lot of the practical boxes are ticked.

There are two distinct types of occasional occupiers who own lock-up-and-leave properties, each with specific criteria, but both with similar concerns to address.
One is the escapee from London and the Home-Counties, looking for a more serene and uplifting existence. This particular neck of the woods is attracting ever more interest from such a purchaser and now is not a bad time to buy.

The other is the habitual traveller who needs to have a home that they can be confident of enjoying every time they return to it.
So what makes a good bolthole? Ideal properties are often those with close neighbours and communal grounds such as Wardour Court near Tisbury or The Lattiford Estate near Wincanton. There are, however, a few overriding factors that any seeker of such a property will have to consider:

Convenience – The property has to be conveniently located, not only to reach, but also for the everyday activities, interests and amenities that its owners will want to enjoy. Will they want to jump in a car every weekend or be more content to use the train and walk to their house? Tisbury and Castle Cary are ideal locations for the latter choice with their mainline stations and boutique shops, while for those opting to drive, a location within striking distance of the A303 is valuable. A good local Inn is a requirement for many people, as are nearby leisure facilities and shops.

Security – So important if the property is going to be empty for long periods of time. Ideally it should have close neighbours or a community who can keep an eye on it and a very good security system. A property on its own, in the middle of nowhere is courting trouble. Insurance should also be carefully considered and many insurers will have specific demands.

Maintenance – The property should ideally be up together and if it is a period house it should have an ongoing maintenance routine to keep it in top shape. It is amazing how a small lapse in upkeep can cause major problems down the line. There is a balance to be had between period charm and modern practicality and these need to be weighed carefully before commitment. The garden will also be an issue and should be regularly maintained so that every visit need not be taken up with sheer hard work.

Communication – Occasional occupiers may not feel the need to pay for a landline rental which means that a good mobile reception is normally essential. There are pockets which are renowned for their poor reception, but this needn’t be a deal breaker as signal boosters are efficient and not too expensive.

If you are an occasional occupier and need some help there are specific managers of second homes around who can provide piece of mind in the majority of cases. Services include routine visits, maintenance, gardening, cleaning, fridge filling and more. Alternatively a simple empty property management service can cover the essentials, ensuring that the time that you do spend in your bolthole is valuable and stress free.