<p>Woodberry Down is a neighbourhood located in the Finsbury Park area of London.&nbsp;The area is known for its diverse mix of residential and commercial properties, as well as its proximity to a number of iconic landmarks and popular destinations.</p><p>Some of the most notable landmarks in the area include Finsbury Park itself, which offers a wide range of recreational activities and green spaces, as well as the historic Stroud Green Road and the bustling Upper Street.</p><p>Additionally, the area is home to a number of popular shops, restaurants, and nightlife venues, making it a popular destination for both residents and visitors.</p><p>But what about the property market?</p><p>Download the Woodberry Down 2023/2024 report below.</p><button id="btn-1" class="Button primary">Download Report</button><br /><br />

Woodberry Down Research Report

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Woodberry Down is a neighbourhood located in the Finsbury Park area of London.&nbsp;The area is known for its diverse mix of residential and commercial properties, as well as its proximity to a number of iconic landmarks and popular destinations.

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<p>The announcement on additional borrowing had already unsettled investors in the run up to the budget, driving government borrowing costs to a five-month high.&nbsp; But leaks and briefings on some key policies pre-Budget appear to have had the desired effect meaning we&rsquo;re still below post mini-budget levels.</p><p>For housing there was little evidence of some of the much-speculated changes we heard rumour of in the run up. Some will see this as a missed opportunity.&nbsp; But this is far from the worst-case scenario many had feared. And clarification on government plans, or at least an end to pre-budget speculation, should bring more prospective buyers back to the market.</p><p>After all, the housing market looks to be in decent shape.&nbsp; Mortgage approval figures in September were at their highest for more than two years, with lower rates bringing more prospective buyers back to the market.&nbsp; Prices are edging up in response and activity across the market is recovering, too.</p><p><strong>So what was in the budget for housing? </strong></p><h2><strong>UK economy on the path to recovery</strong></h2><p>The latest figures from the Office for Budget Responsibility (OBR) suggest the UK economy will grow by 1.1% this year and by 2.0% in 2025 in real terms. Inflation (CPI) is expected to sit marginally above the 2% target each year until 2029. </p><h2><strong>Stamp Duty Land Tax (SDLT)</strong></h2><p>Changes to stamp duty rules mean those purchasing properties in addition to their main residence (buy-to-let and second homes) will now pay a 5% rather than 3% surcharge. Adding &pound;10,000 to the stamp duty bill for a &pound;500,000 home. </p><p>The single rate of SDLT charged on the purchase of dwellings costing &pound;500,000 or more by corporate bodies will also rise from 15% to 17%. </p><p>Increases in rates were not necessarily viewed as a significant revenue raiser (an extra &pound;400 million by 2029/30) but would rather level the playing field between first time buyers and investors. But extra stamp duty for additional properties was not accompanied by an increase in incentives for first time buyers, with nothing in the budget on the first time buyer zero rate thresholds, which are due to drop back from &pound;425,000 to &pound;300,000 in April 2025. Instead, the government has committed to consult the industry on extending the mortgage guarantee scheme, effectively a 5% deposit scheme for first time buyers. News on that is promised in Phase 2 of the Spending Review next Spring.</p><h2><strong>Capital Gains Tax (CGT)</strong></h2><p>Tax on gains for residential property were left at their current level of 18% for lower rate and 24% for higher rate tax payers. Disposal of other assets, including shares, was normalised with residential property at 24%. With suggestions that &lsquo;normalisation&rsquo; could have been imposed with income tax rates, this should add some comfort to those in the sector. &nbsp;</p><h2><strong>Affordable housing</strong></h2><p>The government reaffirmed its commitment to deliver more affordable homes.&nbsp; A &pound;500million top up was promised for the Affordable Homes Programme and a consultation for an ongoing five-year rent settlement at CPI+1 (guaranteeing the rent cap on the amount providers can charge) was announced.&nbsp; Those wanting clarity on future grant investment will need to wait until the Spending Review in Q2 next year.</p><h2><strong>Right to Buy</strong></h2><p>Discounts for those purchasing through Right to Buy scheme will be reduced and councils in England will be able to keep all the receipts from sales to deliver new homes. This will need further investment to stem the loss of social housing through the scheme, with the latest annual figures showing 3,046 homes started using Right to Buy receipts versus 6,275 sold. </p><h2><strong>Inheritance tax (IHT)</strong></h2><p>The Chancellor announced current inheritance tax thresholds will be frozen until 2030, two years ahead of plans pre-budget. This means individuals can continue to leave &pound;325,000 free of tax, rising to &pound;500,000 if leaving your home to your children. Couples can inherit each other&rsquo;s allowance, meaning if you tick all the boxes &pound;1million can be left free of IHT. </p><p>But new rules will bring previously exempt assets into play, meaning pensions, which had been IHT exempt, will fall within the totals from April 2027. Owners of agricultural and business property, again previously able to benefit from exemptions, will from April 2026 need to consider their liabilities over certain thresholds, although allowances will mean an effective rate of 20% rather than 40%. </p><h2><strong>Housing supply</strong></h2><p>We&rsquo;ve already heard from the government on its plans for delivering more homes, so perhaps a lack of detail within the budget was to be expected. The government committed &pound;5bn to their housing building programme in 2025/26 and repeated its commitment to provide 300 new planners (effectively less than one per authority), but the new planning framework (NPPF) due at the end of the year is expected to fill in some further gaps here. </p><h2><strong>Non-doms</strong></h2><p>As expected, the government announced it will end current non-domiciled tax rules from April 2025 and introduce a new residence-based system. For those looking to bring assets into the UK, the government will extend the temporary repatriation facility from two to three years. This isn&rsquo;t new, and follows similar plans announced under the Conservatives. The budget confirmed that only gains made after April 2017 will be considered as part of the new proposals, but the door is still open for government to bring worldwide assets within the scope of UK inheritance tax.</p><h2><strong>What we missed</strong></h2><p>With the government having already announced plans to reinstate ambitious housing targets post-election we had hoped the budget would include some news on stimulus for demand. Yet incentives for home purchase, changes to stamp duty land tax (aside from the increase for additional properties) and the reintroduction of Multiple Dwellings Relief were conspicuous in their absence this time around. </p><p>More positive news on the UK economy and further interest rate cuts expected before the end of the year will likely support house price growth. But while we acknowledge increasing demand when supply remains low could challenge affordability further, the government needs to reassure developers and investors that there will be a market for a higher number of new homes they&rsquo;ve committed to deliver.&nbsp;</p>

Residential Roundup – Budget Special

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<p>With the plans from the first Labour Budget in 14 years expected to bring in an extra &pound;40bn &ndash; read Marcus Dixon&rsquo;s overview of what was included for housing, in this week&rsquo;s Residential Roundup.</p>

With the plans from the first Labour Budget in 14 years expected to bring in an extra £40bn – read Marcus Dixon’s overview of what was included for housing, in this week’s Residential Roundup.

<p><strong>The first Labour Budget in 14 years was never going to please everyone. This was a tax raising Budget, with the Chancellor&rsquo;s plans expected to bring in an extra &pound;40bn. Employers will be shouldering much of the financial responsibility, with funding public services core to Labours plans.</strong></p>

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Prime Central London Report - Q3 2024

The JLL Q3 2024 Prime Central London Report tracks activity across the central London housing market. The report incorporates the results of our quarterly JLL Prime Central London Index.

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<p><strong>This week has brought some welcome news for Andrew Bailey and the Bank of England. Consumer Price Inflation (CPI) fell below 2% for the first time since April 2021, with the annual inflation rate coming in below both the target rate and the Bank&rsquo;s expectations of 1.9%, rising 1.7% in the year to September. A fall in the cost of airfares and petrol in the last couple of months were credited with these figures coming in lower than forecast.</strong></p><p>Core CPI (which excludes things like energy and food) has been more stubborn than overall CPI, but it also fell back further than expected, with annual growth of 3.2% &ndash; below the 3.4% forecast &ndash; in September. </p><p>Wage growth in the three months to August 2024 was broadly in line with the Bank&rsquo;s expectations. Regular pay rose 4.9% annually, while pay with bonuses was up 3.8%. This combination means real wages (wages after inflation) are rising, meaning more
    in the pocket for UK workers. Potential Budget tax raids aside, this means we&rsquo;d expect consumers will be more confident to spend this quarter than last. </p><p>This all points to a further reduction in rates when the Monetary Policy Committee meets on 17<sup>th</sup> November. A 25bp cut remains more likely than 50, but it does open up the prospect of a further 25bps in December, if key indictors keep heading
    in the right direction. </p><h2>Mortgage markets</h2><p>So, all this means mortgage rates are falling, right? Well not quite. Natwest and Santander are just two of the lenders who have announced an increase in their fixed rates in the past few days. This isn&rsquo;t unusual: often those with the most competitive
    rates will put them up once they reach certain quotas, but there is a bit more at play here other than just a run on lower rate deals.</p><p>Long-term borrowing costs have been rising, with 10-year UK gilt yields (basically a government IOU to be paid back at a future date) rising from a low of 3.75% in mid-September to a mid-October high north of 4.2%. Pre-Budget wobbles are being cited,
    fuelled by reports that Chancellor Rachel Reeves is looking at relaxing fiscal rules to increase borrowing to fund Budget commitments. In recent days the 10-year rate has dropped a little to below 4.1% but expect uncertainty in the mortgage markets
    to persist until we know more on the 30<sup>th</sup>.</p><h2 style="text-align:center;"><img src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1729259626/resi/gb/cms/Research/Images/houseprices.jpg" /></h2><h2>House prices
</h2><p>Figures from the Office for National Statistics show August was the sixth consecutive month when house prices posted an annual increase, the latest figures showing prices up 2.8%. This follows announcements from Nationwide and Halifax earlier this month,
    which showed prices up 3.2% and 4.7% respectively in the year to September. Prices in Scotland (5.4%) and Wales (3.5%) rose more than England (2.3%), with the North West recording the highest growth of any English region at 4.6%. The Midlands and
    North of England saw higher growth than the South, with the South West the lowest at 0.8%, while London saw growth of 1.4%. </p><h2>Rental Market
</h2><p>The ONS index of all rents showed an annual increase of 8.4% in September 2024, unchanged from August and down from a peak of 9.2% in March 2024. But the Homelet Rental Index of new lets fell relatively sharply to 4.3% from 5.1% a month before, continuing
    the trend we've seen this year of renewals commanding higher growth than new lets. In London the ONS all rents index is still showing annual growth of 9.8%, whereas Homelet shows rents for new lets rising just 1.0% annually. Our Q3 JLL lettings data
    for London sits somewhere in the middle, with average rents achieved on new lets up 2.0% and new lets and renewals combined rising 2.6%.
</p><h2 style="text-align:center;"><img src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1729259628/resi/gb/cms/Research/Images/rentalindex.jpg" /></h2><h2>Construction</h2><p>The S&amp;P Construction Purchasing Managers Index (PMI) is a good bell weather for activity. The latest release signalled the steepest rate of growth in construction activity in 29 months, driven particularly by civil engineering and commercial developments.
    But housebuilding has fallen behind, with the volume of new housing activity continuing to fall on an annual basis, according to the ONS. The good news is that compared to 2022/23, housebuilding construction cost inflation is low, but not as low as
    CPI, which alongside Budget uncertainty is still holding back activity and challenging viability within the sector. </p><h2>The Budget</h2>The two-week countdown has begun, with ministers remaining relatively tight lipped around what will make the cut on the 30<sup>th</sup> October. Rachel Reeves appears to be looking closely at employers&rsquo; National Insurance Contributions,
with the number of ministers explaining how this doesn&rsquo;t contradict their manifesto pledges suggesting it could be more than just a Westminster rumour. Reports in the Times on Friday 18<sup>th</sup> October suggest the Chancellor won&rsquo;t increase
Capital Gains Tax (CGT) rates for residential property, with modest increases in CGT on the sale of shares more likely (remember profits from residential property for higher rate tax payers already attract a higher 24% rate compared with 20% for shares).
It is often said that a week is a long time in politics, meaning a fortnight must be an age, so we&rsquo;ll stop speculating for now.&nbsp; Keep an eye out for our next Roundup, a Budget special, out at the end of the month once we know more.
<p>&nbsp;</p>

Residential Roundup - 18 October

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<p>Following its initial reading earlier this month, the Labour governments revised, and newly titled &lsquo;Renters Rights Bill&rsquo; (RRB) proposes significant reform within the private rental sector. The bill has some way to go before being committed to law and may yet see further amendments but is widely expected to come into effect by summer 2025. &nbsp;</p><p>While the bill provides added flexibility for tenants, Landlords will retain much needed protection around possession and annual rental increases. The bill is intended to &lsquo;even the balance&rsquo; and is expected to encourage greater long-term security for both Tenants and Landlords. &nbsp;</p><p>As your trusted letting agent, JLL are already taking steps to prepare for this upcoming change and have successfully guided thousands of clients through previous legislative changes, most recently the Tenant Fee Ban (2015). We will work with you, ensuring
    that your needs are met every step of the way.</p><p>Below is the current timeline and summary of key changes that are expected. Further updates and advice will follow in due course as the bill works its way through the parliamentary process.</p>
<div style="text-align:center;"><img src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1728024103/resi/gb/cms/News/Images/flow_chart.png" /></div><h2>WILL IT AFFECT ALL RENTAL PROPERTIES?</h2><p>The vast majority yes. Most Landlords rent to individuals and receive a rent of under &pound;100,000 a year making their tenancy an Assured Shorthold (AST), so these changes will apply to most Landlords in England. Landlords renting to company Tenants
    or receiving rent exceeding &pound;100,000 a year will continue to be exempt as the bill will not apply to company or contractual (Non AST) tenancies.</p><h2>WHEN WILL THIS TAKE AFFECT?</h2><p>Once the bill passes into law, it will be applied immediately to all new and existing tenancies, moving all tenancies to a rolling periodic structure straight away. It should be noted that existing tenancies with clauses for future rent increases and/or
    break clauses will become entirely void as the legislation will take precedent.</p><h2>HOW LONG CAN MY TENANT(S) STAY IN MY PROPERTY?</h2><p>As above, leases will no longer have a fixed end date and will roll over indefinitely until a valid notice is served by Landlord or a Tenant. Tenants will have a minimum twelve month protected period.</p><h2>WHAT HAPPENS IF I NEED MY PROPERTY BACK?</h2><p>Current Section 21 notices will no longer exist and will be replaced by an existing (evidence based) Section 8 notice framework. Landlords needing to sell or move themselves or their immediate family into a property, can do so under a newly extended notice period of four months servable eight months after the tenancy was first entered. Landlords must be prepared, and able, to provide evidence of their need for possession and will be prohibited from marketing their property for rent for twelve months from the date the notice expires. These requirements are intended to ensure notices that are served are legitimate. How such evidence might be called on or presented remains unclear at this time.</p><h2>BREAK CLAUSES IN GENERAL</h2><p>Tenants will be able to give Landlords two months&rsquo; notice at any point once they have moved in. Whilst not ideal the cost, time, and effort of moving home means few Tenants would have any interest relocating and would be expected to remain much as they do now, moving only when circumstance require change so Landlords should not be too concerned here. &nbsp;</p><p>In addition to the Landlord notice provisions above, a Landlord will be permitted to serve notice only in the event of a Tenant breaching their rental contract. A list of notices covering breaches can be <a href="https://nam02.safelinks.protection.outlook.com/?url=https%3A%2F%2Fwww.gov.uk%2Fgovernment%2Fpublications%2Fguide-to-the-renters-rights-bill%2F82ffc7fb-64b0-4af5-a72e-c24701a5f12a&amp;data=05%7C02%7CMarcus.Dixon%40jll.com%7C91c15ef7a4a14be9c34d08dce44c69d6%7Cbfef2b06d2564f8ebd038d3687987063%7C0%7C0%7C638636264049661022%7CUnknown%7CTWFpbGZsb3d8eyJWIjoiMC4wLjAwMDAiLCJQIjoiV2luMzIiLCJBTiI6Ik1haWwiLCJXVCI6Mn0%3D%7C0%7C%7C%7C&amp;sdata=zCUP8fhyGr5jMly5nFUI1a12unfGaq4nqYpL3%2F5hJTo%3D&amp;reserved=0">viewed here.</a></p><h2>RENTAL PAYMENTS AND ARREARS</h2><p>All rent will be payable monthly only. Advance payments will be prohibited. JLLs due diligence and processes ensure 97% of all JLL client rental monies are received within three working days of due date.</p><p>Tenant arrears of three months will enable Landlords to serve notice of four weeks.</p><h2>WHAT ABOUT STUDENTS AND OVERSEAS TENANTS?</h2><p>The same applies. Despite it being widely accepted that the student market is higher risk, there is currently no exemption in the bill presently. Our ombudsman are actively seeking for this to be reviewed further but Landlords are currently advised to
    consider future rent protection insurance policies or guarantors for additional security and peace of mind.</p><h2>ADVERTSING AND INCREASING RENTS</h2><p>When marketing, Landlords will no longer be able to accept a rental offer or bid that exceeds the advertised property price.</p><p>Landlords will be able to propose market rent increases annually using a Section 13 notice, providing two months notice to Tenants. Tenants may challenge the increase via the First-Tier Tribunal Service (FTT), if they feel it exceeds market value.</p><p>The FTT are not able to increase the rent beyond the Landlords proposed amount but may rule a lower amount if deemed appropriate. The increased rent will be payable from the date of the ruling (or any date set by the FTT) and crucially, will not be backdated to the Section 13 expiry date. How long a ruling will take is not clear, but reports suggest it could be up to six months.&nbsp;</p><h2>PETS</h2><p>Landlords can no longer reasonably refuse pets but can require Tenants to acquire appropriate pet insurance.</p><h2>PENALTIES AND FINES</h2><p>Up to &pound;7,000 for first time offences and &pound;40,000 for repeat offences.</p>

Renters Rights Bill Update – October 2024

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<p>Jones Lang LaSalle (JLL), together with its subsidiaries and affiliates, is a leading global provider of real estate and investment management services. We take our responsibility to protect the personal information provided to us seriously.</p>
<p>Generally the personal information we collect from you are for the purposes of dealing with your enquiry.</p>
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Woodberry Down Research Report

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Residential Roundup – Budget Special

Prime Central London Report - Q3 2024

Residential Roundup - 18 October

Renters Rights Bill Update – October 2024