If you’re thinking about moving home but are unsure how the end of the stamp duty holiday could impact your plans, we’ve some new insights to share.
Our latest study shows that demand from buyers is growing, with all of the numbers we use track buyer activity on site being ahead of this time last year.
As it’s now far too late to realistically complete a deal before the stamp duty holiday is due to end on the 31st March, it would appear that many buyers’ desires to move are not dependent on the potential tax saving.
In fact, the number of people contacting estate agents about homes to buy is up by 18% compared to this time last year, and the number of visits to our website is up by 45%.
This high buyer demand is outstripping new supply and therefore helping to push up prices despite the challenging economic backdrop.
Asking prices are up by over £1,500 compared to last month, which is the first increase for four months.
So buyer demand is higher and prices are rising, but one thing people might find right now is that there isn’t as much new choice as usual.
The number of new properties coming up for sale is down by 21% annually.
We expect that one of the main reasons for this is that owners of family homes are delaying coming to market, understandably due to home-schooling distractions.
What else is happening in the market?
We estimate that there are around 100,000 buyers who agreed a purchase before Christmas but will fail to complete by the stamp duty deadline, and will be faced with a tax bill that they may not have factored in when they agreed to buy the property.
Our latest analysis shows that of those buyers who agreed a purchase during the month the stamp duty announcement was made in July last year, one in five of them are still stuck in the logjam, more than six months later.
This is double the proportion of the previous year when only one in ten purchases that were agreed in July 2019 were still waiting to complete at this time last year.
So even if you agreed a purchase the day after the stamp duty holiday was announced, with just six weeks to go, you may still be at risk of losing out by not having enough time to meet the deadline.
What do the experts say?
Our resident property data expert Tim Bannister explained that the property market has got off to a strong start in 2021, and that there are lots of good reasons to put your home up for sale.
He said: “Last year the market was unexpectedly buoyed by buyers’ determination to move and satisfy their new lockdown-induced housing needs. We may well be seeing a continuation of that this year.
“Rightmove’s early 2021 buyer data shows that despite the imminent end of the stamp duty incentive, all of the key buyer metrics are ahead of early 2020, itself an active period as the market was boosted by the post-election ‘Boris bounce’.
“As well as the current lockdown motivating buyer demand again, the restrictions have also been a factor in limiting new supply, leading to some modest upwards price pressure. These are strong signs that new buyer demand is not facing a cliff-edge after the 31st of March.
“It remains to be seen if this momentum will be enough to make up for the removal of the stamp duty savings that are benefitting many buyers and have been adding a sense of urgency to the whole market.
“So far in 2021 home-schooling has taken priority over home-selling for some people. Family properties are suffering most, with the difficulty of preparing a property for marketing and viewings while it’s in use and occupied 24/7 by the whole family likely to give you cause to delay.
“Ironically, whilst it’s too late for the stamp duty holiday, there are good reasons to come to market now, especially if selling a property suitable for a family. There are more possible buyers looking and fewer suitable alternatives to divert their attention away from yours. An early start to the selling process will also help to get you sold, moved, and settled in before the new school year.
“With the current speed of the vaccine roll-out, that new school year will hopefully be spent in schools and out of the home, but many of the other new needs for more space both indoors and out will remain.”
What are estate agents seeing?
Aldo Sotgiu, Managing Director of Operations at Arun Estates, said: “We’re seeing high levels of buyer activity and demand remains strong but the number of new listings coming to the market is a concern with many potential sellers preoccupied with the wider problems associated with the pandemic.
“In addition sellers now realise that they won’t now complete before the end of March and be faced once more with a full stamp duty bill on their onward purchase. All things considered it’s encouraging to see the current demand for property with the levels of new enquiries outstripping the supply of new listings coming to the market, so prices are holding up well.
Michelle Gallagher, Sales Director at JDG Estate Agents in Lancaster, added: “2020 saw a mini-boom in Lancaster and this has continued in 2021, with our sales activity in January being up 23% in the LA1 postcode, and we’re seeing a trend of prices rising more quickly in our rural locations.
“Buyer demand is up, fuelled by the need for more space as more people are having to work from home. For many, homes are shrinking with the kids being home due to home-schooling. The problem now is the lack of supply, and as such we’re seeing inflated asking prices on some properties.
“There is no doubt many home sellers have delayed moving plans due to covid, lockdown 3.0, furlough and home-schooling. It’s more important now than ever that agents continue to demonstrate safe viewings and valuations with online videos and virtual viewings as a first viewing step. We’re now doing 95% of all our valuation appointments by video call.”
Richard Freshwater, Director at Cheffins in Cambridge said: “Lockdown #3 brought with it a drop in the number of property valuations taking place. This has created a lack of new available stock in the market, particularly in the higher price brackets, which we forecast will bring with it a rise in property values.
“As valuations are currently down by around 20 per cent in comparison to January 2020, we are seeing increased competition in the market as there continues to be a ferocious appetite from buyers. As the shortage of supply is unlikely to be addressed until the vaccine roll out is in its later stages, frustrated buyers will continue to struggle to find the type of home which they are looking for.
“Until the demand vs supply equation is balanced out, competitive bidding is likely to increase causing inflated property values. It is also therefore possible that any deflation to the market caused by the end of the stamp duty holiday will be stabilised by an increase in prices, unless stock levels begin to rise.”
Kate Eales, Head of Regional Residential Agency at Strutt & Parker, said: “We’re seeing some would-be sellers concerned about viewings and the practicalities of putting their property on the market right now. Some are waiting until restrictions ease before marketing their home and as a result stock levels are down.
“Last year we saw demand rise for family homes off the back of people’s experiences in lockdown and this is where we are seeing the biggest shortage of stock. But at the same time buyers are still out there and we are still registering a large number of new applicants.
“With this demand there is an opportunity for sellers who want to get ahead of the race likely to come when government restrictions ease, to start thinking now about marketing their home.
“We’ve seen solicitors being swamped with business and unable to cope with the increased demand, in some cases they are turning away customers. This has been exacerbated by the time in which it’s taking some local authority searches to come back too.”
To read February’s House Price Index in full, click here.
The header image for this article comes courtesy of Marchand Petit.