551 Properties For Sale in Bedford … Is this a good time to sell?

2017 has started with some positive interest in the Bedford property market.  Taking a snap shot of the Bedford property market for the first quarter of 2017, the picture suggests some interesting trends when it comes to the number of properties available to buy, their asking prices and what prices properties are actually selling for.

Let us first consider the number of properties for sale, compared to 12 months ago:

Type of Bedford Property Number of Properties on the Market 12 months ago Number of Properties on the Market now % change
Detached 103 140 +36%
       
Semi 118 188 +59%
       
Terraced 42 69 +64%
       
Flat 133 123 -8%

 

So when we add in building plots and other types of properties that don’t fit into the four main categories, that means there are 551 properties for sale today compared with 423 a year ago, a rise of 30%.

Next, Bedford asking prices, compared  to the same as a year ago, are 16% higher.

With that in mind, I wanted to look at what property was actually selling for in Bedford. Taking my information from the Land Registry, the last available six months property transactions for MK41 show an interesting picture (note: the Land Registry data is always a few months behind due to the nature of the house buying process and so November 2016 is latest set of data). The price shown is the average price paid and the number in brackets is the number of properties actually sold.

  Jun-16 Jul-16 Aug-16 Sep-16 Oct-16 Nov-16
Detached £361,320 (14) £326,650 (15) £394,711 (14) £389,250 (15) £353,983 (13) £398,357 (21)
Semi

Detached

£219,462 (21) £255,437 (23) £260,089 (27) £279,738 (21) £283,611 (22) £260,740 (29)
Terraced £201,780 (16) £199,344 (16) £203,977 (22) £216,273 (15) £215,650 (10) £215,500 (10)
Flat £93,750 (2) £149,999 (4) £165,833 (3) £153,999 (4) £97,500 (3) £109,667 (3)
All £246,852 (53) £251,108 (58) £265,656 (66) £283,151 (55) £276,879 (48) £292,237 (63)

So what does all this mean for the property owning folk of Bedford?

Well, with more property on the market than a year ago and asking prices 16% higher, those trying to sell their property need to be mindful that buyers, be they first timers, buy to let landlords or people moving up the Bedford property ladder, have much more price information about the Bedford property market at their fingertips than ever before.

Those Bedford people who are looking to sell their property in 2017, need to be aware of the risks of over pricing their property when initially placing it on the market. Over the last 12 months, I have noticed the approach of a few Bedford estate agents is to suggest an inflated asking price to encourage the homeowner and secure the property to sell on their books. The down side to this is that when offered to the market for the first time, buyers will realise it is overpriced and wont waste their time asking for a brochure. They won’t even view the property, let alone make an offer. So when the price is reduced a few months later, the property has become market stale and continues to be ignored.

Whilst the Bedford property-market has an unassailable demand for property – there is one saying that always rings true – as long as the property is being marketed at the right price it will sell.

 If you want to know if your Bedford property is being marketed at the right price, send me a web link and I will give you my honest opinion. nigel.bywater@belvoir.co.uk or check out our blog posts here