This has been a year when normality has been all but forgotten. Traditionally one would have expected a slow impetus in the earlier months building towards a bustling late Spring and Summer market, falling back for the holiday period and then pushing ahead again in the Autumn.

The housing market in 2012

2012, however, has been turned on it’s head for most of the year. January saw a great deal of activity as those looking to buy in the latter months of the previous year had enough of waiting and took the plunge. We then saw moderate activity over the next few months as motivated sellers went through the process of bringing their properties to the market. All was looking good…until we all downed tools for the pomp and ceremony of the Jubilee, followed apace by weeks on end of dazzling Olympics and Paralympics. There was actually a significant chunk of this period when the phone hardly rocked in its cradle. September then took a good while to get in gear and activity eventually returned in October.

Despite this, the market has remained fairly stable for the most part, if pretty flat. Much of the activity has depended on realistic pricing and location. As always, the houses in the best situations have faired better than those, for instance, on main roads. There has been a steady stream of price adjustments, especially since the end of August and possibly too late in the day due to the distortion caused by our Summer of Sport. These falls in value reflect the recognition that one cannot be too bullish in such a fragile and subdued climate.
Mortgage lending has freed up to a certain extent but interestingly is down on 2011 levels, possibly more a mark of personal confidence and ability. The better news, however, is that we are (for the moment at least) out of recession and although it is far too early to mention those green shoots, there is some positive talk around.

As an illustration of 2012 it is worth mentioning a couple of sales that we were involved in this year. Both very different, but displaying the key ingredients of Price, Location and Marketing.

A: Property X (attractive house in a road affected position), taken over from another agent after four months of little activity, marketing improved and price adjusted we were able to generate scores of viewings over a number of weeks and agree a sale.

B: Property Y (period house in a prime location), priced correctly, marketed well from scratch and a sale agreed within three weeks.

What we expect from the housing market in 2013

And what of 2013? Without the excuses of national celebration it will hopefully pan out a bit more sensibly than this year. A feel better factor of avoiding a triple-dip recession would be great and would surely provide some buoyancy. The market needs the lift that growing confidence can provide. In the meantime, though, people still have to move house and simply need the right recipe to achieve success.

Are you thinking about selling your property?

Rural View has become a highly regarded agency with a reputation for successfully selling property including country houses across South Wiltshire, North Dorset, South Somerset and West Hampshire.

Our approach to selling property

Our approach is simple: to provide an excellent service involving the most extensive, good quality marketing and to handle all our country property sales with integrity and a friendly, personal touch. We look after our clients as we ourselves would want to be looked after, which after all should be the basis of any good service.

It is a source of considerable pride that much of our business comes from personal recommendation. Former clients and customers have been generous in their praise and testimonials which has culminated in our being shortlisted for the ESTAS 2014, the property World’s equivalent of the BAFTAs.

We are members of the National Association of Estate Agents and the Property Ombudsman Scheme both of which promote strict procedures, high standards of practice and regulation.

Viewings of rural properties

We carry out viewings ourselves, keeping our clients constantly updated on activity and feedback. Offers are negotiated intuitively and with integrity and we go the extra mile to ensure that each individual property sale runs as smoothly as possible using our considerable experience and professionalism to achieve a more than satisfactory conclusion.

If you are considering selling property in the foreseeable future please contact us for a free and discreet market appraisal. We would be delighted to hear from you.

So the festivities are over, the cat has had the turkey and those of us who have relinquished the sofa will be fighting back to normality, having resolved to change our lives for the better.

The Christmas break is when families to come together and discussions at this time often concern what the forthcoming year might bring, including house moves. More elderly parents may be thinking of downsizing, or being gently pressed by their children to do so. Aspirational moves may be toyed with, and timescales will be mooted.

For motivated sellers, the most obvious time to put their property on the market would be the Spring, when bulbs are erupting, and the first hint of green is appearing on the trees. From now on the countryside will only get better until late May/early June when it is considered to be in its prime. But with everyone thinking similar thoughts the competition among properties for sale is often fierce.

The first few months of the year are, let’s face it, pretty depressing and all most of us want to do is hunker down, Moley and Ratty style until the first shoots start to appear. However there is a strong case, especially this year, for launching your property early.

Firstly, because of the late start to the market last year, many sales chains were not completed until the Autumn/early Winter, meaning that numbers of proceedable buyers emerged late in the day. Many of them are still around now, having negotiated delayed completions or decided to rent for six months. These are very motivated buyers, though, and they will be frustrated to have to wait several months before viewing fresh property again.

Secondly, more demand than supply will mean that an agreed sale on your house is more likely and you will be in a strong position to search confidently when the market truly kicks off.

Thirdly, improving conditions and market sentiment means that we can use the lack of competition as a more effective lever in achieving the best possible price for you.

The early bird is always there to catch the worm, but important consideration also has to be given to effective marketing. Presentation is key and waiting for external shots on a crisp winter’s morning is just as crucial as capturing those blue sky moments in the summer. Light filled interiors and blazing fires can be just as appealing as full trees and colourful beds.

So if conversations over Christmas touched on a house move this year, don’t dismiss jumping earlier than convention has always suggested, because this year especially you may just steal that valuable yard on those who wait.

The ideal way to put an estate agent in a dilemma at this time of year is to ask whether as a prospective rural house seller, you should put your home on the market now or to wait until the spring. The reason for the estate agent’s discomfort is that he is more than likely to be desperately short of properties to sell as the year nears its end and would very much welcome some fresh instructions but at the same time knowing that spring is the more usual time to be thinking of launching a sales campaign when the market is traditionally more active.

There are certainly disadvantages in trying to sell a house in December; one of the primary ones being that unless one had the forethought to take them back in the summer, it is more difficult to capture those essential flattering photographs with the low winter sun (when it deigns to appear) being available for only a short time and casting long shadows.

Gardens and the countryside are without doubt less colourful although they are not necessarily completely devoid of interest all together and on a bright winter’s day can be lovely. Frosty or snowbound shots are best avoided and like daffodil filled gardens in March, can date a photograph very quickly although a good estate agent will update seasonal shots at the earliest opportunity.

The other thing of course is that there are fewer buyers around at this time of year but for the seller, there is also less competition. Those purchasers that are hardy enough to venture out on a cold, dark blustery day and are prepared to ignore the distractions of Christmas shopping to go house hunting are often genuine, seriously motivated buyers. This year, certainly, we are seeing plenty of fresh viewers who have recently completed their chains and are keen to complete their rural move.

It is also true that some rural houses can appear positively gloomy in the depths of winter whilst others, once the lights are on, curtains drawn and fires lit, can be quite jolly and cosy. Therefore the age, style and orientation of a property can be quite influential as to whether they are likely to be winter sellers as can be their décor and furnishings.

The circumstances of some vendors, such as those who have found somewhere else to buy, an executors sale, the property is vacant or there is a job move involved means that there may be little choice as to when to market and there will also be some who will have a ‘let’s just get on with it’ attitude.

The counter arguments for waiting until March or April are perhaps more obvious. The spring is a warmer, greener and more upbeat time of the year and by convention is when both house buyers and sellers (most are both) come out of hibernation, leading to a spring ‘buzz’ and more activity.

With positive signs of improvement in the fortunes of the UK economy, there is a feeling that 2014 will see some growth in the housing sector but it is necessary to remain cautious as the continuing weakness of the Euro Zone could hold things back and a long, cold winter might suppress the spring market or stifle it altogether as was the case earlier this year.
So to get back to the original question, do we put our house on the market now or later? The answer is a fence sitting; ‘do it when it suits you’!

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.