The 2020 Review of the Neath Property Market

Looking
back at the Neath property market for 2020, it can certainly be seen as a frenetic
game of two halves, albeit with a very long half time in the spring. Between
the General Election in mid-December and Christmas, many Neath agents saw an
unusually higher uplift in activity in the property market just as we were
getting ready for Christmas 2019. Yet once the New Year festivities were out of
the way, that pre-Christmas uplift in the local property market was nothing
when compared to the bang on Monday 6^th January 2020 with the fabled
‘Boris Bounce’ of the Neath property market. January, February and most of
March were amazing months, with the pent up demand from people wanting to move from
the Brexit uncertainty of 2018/9 being released in the first few months of
2020.

The
pandemic hit mid-March, and the Neath property market was put on ice for just
over four months (as was almost everyone else’s lives). Yet at the end of spring,
the property market was one of the first sectors of the economy to be re-opened.
Every economist predicted house price drops in the order of 10% in the
best-case scenario and 25% in the worst yet nothing could be further from the
truth.

When the lockdown restrictions were lifted from the property market, those four months allowed Neath homeowners to re-evaluate their relationships with their homes. The true worth of an extra bedroom (for an office) became priceless, as people working from home were having to take calls and work from the dining room table. Neath properties with gardens and/or close to green spaces all of a sudden became even more desirable. More fuel was put on the fire of the Neath property market with the introduction of the Stamp Duty Holiday, meaning buyers could save thousands of pounds in tax if they moved before the end of March 2021. This stoked the local property market and now …

Property values in Neath are set at 4.7% higher today compared to a year ago.

The
fallout of that increased demand for a new home meant those Neath properties on
the market coming out of lockdown in early summer with those extra rooms and
gardens were snapped up in days for ‘full’ price. Neath buyers were having to
spend their Stamp Duty savings on paying top dollar for the home of their
dreams. Yet the increased number of properties coming onto the market in the
late Summer quenched a lot of that demand and the prices being achieved became
a little more reasonable and realistic. This increased the number of properties
sold (stc), so much so that, nationally, almost two thirds more homes have been
sold (stc) than would be expected at this time of year!

However, as we all know, just because a property is sold (stc), it doesn’t mean the property is actually sold. The number of people who have moved home in the last 12 months in Neath, is as you would expect, much lower. Over the last 10 years, on average 1,282 Neath homes have changed hands per year, compared to only 624 Neath homes in the last 12 months. So, what is a Neath property worth today? Drilling down to the four types of homes locally, some interesting numbers appear. Looking at the table, you can see what the average property types are worth locally, and within each type, the average price paid in the last 12 months.

(So, if the average price paid for the last 12 months is higher than the overall average, that means more higher priced property in that type has sold in the last year compared to the overall average – and vice versa). 

Of course, these are overall average values. To give you an idea what Neath properties are selling for by their square footage, these are those averages …

So,
what about 2021? Well normally when the country’s GDP drops like a stone (as it
did in the Summer of 2020), the property market follows in unison. Yet as the
economy went south, the house price growth and activity in the property market
went north. This would appear to be a quite remarkable outcome given that
economic framework, but it is gradually becoming clear that, as far as the Neath
property market is concerned, people’s time in lockdown has been spent
reflecting on what they really wanted from their home and has meant that the normal
rules of the game simply do not apply…. for now.