My 11 Rules to Buying a Rayners Lane Property
Live in Rayners Lane and thinking of buying a property in 2022? These are my 11 rules that could help you make the right decision.
Finding your next Rayners Lane (HA2) property, be that for yourself to live in or as a Rayners Lane buy-to-let landlord, can sometimes be a scary task. You are possibly making one of the biggest purchases of your life, and you want to ensure you make the right choice.
Buying your next property is all about finding a Rayners Lane property with the features that match your requirements. However, what might be important to you as a homebuyer, might not be as important to other Rayners Lane homebuyers
Some features will be red line must haves, whilst other features might be more negotiable, yet understanding what your requirements need to be, will make it easier to find the Rayners Lane home of your dreams.
Let’s look at my top 11 rules you need to consider when buying a property in Rayners Lane.
1. Location, Location, Location in Rayners Lane
You can change many things within a property, but location isn’t one. They say you should buy a property for the things you can change. Go and visit the different neighbourhoods of Rayners Lane. Don’t just drive through them, walk through them at different times of the day. Look at weekdays as well as weekends. Think about transport links with access to bus routes, tube stations, arterial roads. If you have children (or your tenants may have), think about school catchment areas for primary/secondary schools.
2. Rayners Lane Bedrooms
Did you know there are 52,464 bedrooms in Rayners Lane?
Well, you do now! Anyway, the number of bedrooms is a very significant consideration when buying your new Rayners Lane home. If you need bedrooms for your children, the location of the bedrooms could be an issue. Depending on the age of any children, you might not want them to be a long way from the master bedroom, or if the children are teenagers, the opposite could be true. Bedroom size is also important. Is there enough space for children to study or have wardrobes? Do you need bedrooms for an office? If office space is required, you might want to consider a property with one less bedroom and one more reception room – and it will probably be a little cheaper. All things to consider.
3. Potential Future House Price Growth in Rayners Lane
The type of Rayners Lane house you buy will determine how it increases in value in the future. Now this shouldn’t be the main consideration, yet it’s important to consider.
Since 2001, the different types of property in Rayners Lane (HA2) have risen by different percentages:
· Rayners Lane detached properties have risen by 164.9%
· Rayners Lane semi-detached properties have risen by 163.6%
· Rayners Lane town houses/terraced properties have risen by 173.7%
· Rayners Lane apartments/flats have risen by 143.8%
On a standalone point for Rayners Lane landlords, the level of rent and yield are important considerations for your Return on Investment (ROI). There tends to be an inverse relationship between capital growth and yield (i.e. Rayners Lane properties with higher capital growth tend to have lower rental yields). If you are a Rayners Lane landlord and have any questions on this (or any point), drop me a note.
4. The Overall Interior Size Of Your Future Rayners Lane Property
On average a person only views five houses before they buy a house and only spends around 20 minutes in each on a viewing. Therefore, I would advise that you have a good idea about the size of Rayners Lane home you require before you start your search. If you have a big family you are going to need a bigger house obviously, yet you still need the budget to afford to buy the bigger Rayners Lane home. A top tip for you, the general rule of thumb is the older the house, the more you get for your money.
One great idea to calculate the square metreage of your potential Rayners Lane home. Ask to view the full copy of the Energy Performance Certificate, as it has the size of the property in square metres.
Bigger Rayners Lane houses tend to cost more money to run with utility bills and council tax.
A final thought on size is the question of whether your family is likely to grow in the next decade? Will you have more children or is a parent coming to live with you?
5. The Price You Will Have To Pay For Your Next Rayners Lane Home
In the last 12 months, the Rayners Lane property market has remained buoyant as Rayners Lane people were forced to spend more time at home. Therefore they looked for more space … but what did they have to pay for that privilege?
· 11 Rayners Lane detached properties have sold for an average £678,000
· 123 Rayners Lane semi-detached properties have sold for an average £594,300
· 75 Rayners Lane town house/terraced properties have sold for an average £529,000
· 39 Rayners Lane apartments/flats have sold for an average £274,200
Look at the property portals (e.g. Rightmove, Boomin, Zoopla and OnTheMarket) and search for Rayners Lane property that is both available and sold subject to contract. Get a feel for asking prices of the Rayners Lane properties that are sold subject to contract as these will give you a good idea what they roughly sold for. Again, if you are not sure, pick up the phone or drop me a line.
6. Bathroom(s)
Check the bathroom for water leaks. Do the toilets flush OK, do the taps drip? Is there any mould? And do you need more than one?
7. The Lounge/Living Room
You will undoubtedly be spending a lot of time in the lounge/living room, so it needs to meet your requirements. Do you need a dining area? Does the design and arrangement of the room suit your lifestyle (or your tenants). Will you need new furniture? Are there enough electrical sockets? What are the carpets like? That goes for all rooms.
8. Central Heating For Your Rayners Lane Property
What type of central heating system is present, and does it meet the requirements of you and the home? The Energy Performance Certificate (EPC) will tell you how energy efficient the property is and how much it will cost to run. You would be amazed how few buyers ask to see the full copy of the EPC – yet you have the right to view it – always ask the estate agent for a copy or download it for free from the Government website.
9. The Outside
The outside space of your future Rayners Lane home is also something you need to reflect on before you start your search. What sort of back garden do you want? Do you want low maintenance? Do you want a bigger garden? You also need to ensure the outside of your next Rayners Lane home is in great condition. Yet, if it’s a ‘do’er-upper’, does the price allow for those works to be done?
10. The Loft And Cellar
Another aspect to consider when buying a Rayners Lane property is the loft (or even the cellar/basement if it has one). In both, look for water damage that could mean problems in the future whilst in the cellar/basement, a musty smell could be poor ventilation meaning dry damp could be an issue. Also check for insulation in the loft (the Energy Performance Certificate will tell you if it’s up to standard).
11. Garage/Off Road Parking Space
How many cars do you have in your family? Can you park them all on your drive? Visit the property during the day, the evening, and weekends to see how the parking provision changes. If the property has a garage, can it be used for something else?
These are my top 11 rules – yet do you have others I haven’t considered?
Let me know in the comments.