Moving to Cardiff (area) - ideas and suggestions
Discussion
Tyre Tread said:
The Colwinston house price it a bit too rich but it looks lovely.
It's the view that is costing you, it really is stunning. We are bordering fields in a lovely spot, but because of the lay of the land we don't have miles of views. I can only imagine waking up to that every day, and relaxing in the garden on sunny afternoons having a barby and a few sundowners. When I got shown around the other Colwinston house, the EA was eulogising about that particular row of houses which have the southerly view across the rolling countryside, and that they were incredibly desirable. I think there is an element of speculation about the price, but someone will probably pay it.
What I'm surprised about in general is the lack of price movement in houses in the Vale which have been on the market for a year or so. Certainly since we were looking seriously, a lot of those houses are still on the market and they haven't dropped in price. Makes you think that some people aren't really needing, or motivated, to move.
I must admit that for an outsider its sometimes difficult to know which properties are actually priced at "market value" (whatever that is?) and which are speculative. This is particularly difficult in areas where precise location is important to avoid noise or other nuisance. For example Hornetrider and others have pointed out that Cardiff Airport, which I thought would be a major devaluer of property due to noise, has no real effect on quiet enjoyment whereas the quarry where there are motorsport events and Llandow circuit MAY cause an issue. The airport I made incorrect assumptions about, the circuit I might have picked up on but the quarry I probably wouldn’t have done so.
I admit that when we put our house on the market we marketed at the highest valuation (two EAs valued it at the same amount and the third £25K higher) partly because 6 months earlier it had been "valued" (albeit by only one estate agent0 at 30k higher still - this may have been a vanity valuation to get the property on the market or property in the town may have dropped as they told me. (knowing now what I know about the estate agent who did the earlier valuation, I’m pretty sure it was a vanity valuation – see below)
I work for a small company in a similar industry to estate agents (business sales) and it is common practice for the majority of Business Transfer Agents to perform what I refer to as "vanity valuations". This is where an agent contacts a business owner and persuades them to have a "free valuation". The agent then significantly over values the business to flatter the owner about the value of the business. This is for two main reasons. 1. The business owner thinks that if the business is worth that amount now then they are more likely to agree to sell, and 2. It is more likely that a vendor will sign with an agent who values his business at a higher value as they will achieve a higher prices (in the mind of the vendor). If another agent is invited to value the business and values on a realistic basis the vendor is more likely to want to achieve the higher valuation, obviously.
What the agent then does, is market the business for a while knowing the likelihood of a sale is slim to non existent (unless they get lucky and find someone who doesn’t know the market or has some over riding reason for wanting that particular business). The agent then, over a period of time gently works on the vendor to lower his asking price in the hope that a sale and resultant commission will occur. All sorts of arguments can be employed to persuade the vendor to drop his price.
Looking at much of the housing stock in the more expensive sector in the Vale it seems that much is owned and being sold by, or on behalf of, elderly vendors. These vendors are not interested in a quick sale but in maximising the value extracted from the property. They will therefore have been particularly vulnerable to vanity valuations and will hold out for a considerable time (in some cases several years) for a buyer. The EA in the meantime sits there knowing that he has a stock of high quality houses on his books which benefits him in several ways.
1. By getting houses on the market with them the EA has “locked out the competition”. Of course the vendor could change but he has not really lost anything if they do. Other EA’s would have to over value the property to get the vendor “on board”
2. Because he has lots of stock people searching for a property will be attracted to his business (nobody looks in an empty shop window)
3. The apparent values of his (overpriced) housing stock will make other properties which are priced realistically look more reasonably priced than they would otherwise appear
4. Both of the above will help to keep prices high in the geographical area and therefore the EA’s commissions more buoyant
5. Lots of the Estate Agents sale boards appear around the area therefore looking like they are the most prolific and successful EA in the area, raising their profile and thus attracting buyers to search on their sites/windows and helping to attract new sellers
So, local knowledge of property prices and how they are affected by local circumstances is important in making sure you don’t end up over paying.
This is one of the reasons why I really appreciate all of your input.
As this is PH we will have to have a meet up and I will buy you a beer and maybe even have a bit of a house warming when we eventually move.
Thanks again chaps!
Sorry for the long post and hope it makes sense.
I admit that when we put our house on the market we marketed at the highest valuation (two EAs valued it at the same amount and the third £25K higher) partly because 6 months earlier it had been "valued" (albeit by only one estate agent0 at 30k higher still - this may have been a vanity valuation to get the property on the market or property in the town may have dropped as they told me. (knowing now what I know about the estate agent who did the earlier valuation, I’m pretty sure it was a vanity valuation – see below)
I work for a small company in a similar industry to estate agents (business sales) and it is common practice for the majority of Business Transfer Agents to perform what I refer to as "vanity valuations". This is where an agent contacts a business owner and persuades them to have a "free valuation". The agent then significantly over values the business to flatter the owner about the value of the business. This is for two main reasons. 1. The business owner thinks that if the business is worth that amount now then they are more likely to agree to sell, and 2. It is more likely that a vendor will sign with an agent who values his business at a higher value as they will achieve a higher prices (in the mind of the vendor). If another agent is invited to value the business and values on a realistic basis the vendor is more likely to want to achieve the higher valuation, obviously.
What the agent then does, is market the business for a while knowing the likelihood of a sale is slim to non existent (unless they get lucky and find someone who doesn’t know the market or has some over riding reason for wanting that particular business). The agent then, over a period of time gently works on the vendor to lower his asking price in the hope that a sale and resultant commission will occur. All sorts of arguments can be employed to persuade the vendor to drop his price.
Looking at much of the housing stock in the more expensive sector in the Vale it seems that much is owned and being sold by, or on behalf of, elderly vendors. These vendors are not interested in a quick sale but in maximising the value extracted from the property. They will therefore have been particularly vulnerable to vanity valuations and will hold out for a considerable time (in some cases several years) for a buyer. The EA in the meantime sits there knowing that he has a stock of high quality houses on his books which benefits him in several ways.
1. By getting houses on the market with them the EA has “locked out the competition”. Of course the vendor could change but he has not really lost anything if they do. Other EA’s would have to over value the property to get the vendor “on board”
2. Because he has lots of stock people searching for a property will be attracted to his business (nobody looks in an empty shop window)
3. The apparent values of his (overpriced) housing stock will make other properties which are priced realistically look more reasonably priced than they would otherwise appear
4. Both of the above will help to keep prices high in the geographical area and therefore the EA’s commissions more buoyant
5. Lots of the Estate Agents sale boards appear around the area therefore looking like they are the most prolific and successful EA in the area, raising their profile and thus attracting buyers to search on their sites/windows and helping to attract new sellers
So, local knowledge of property prices and how they are affected by local circumstances is important in making sure you don’t end up over paying.
This is one of the reasons why I really appreciate all of your input.
As this is PH we will have to have a meet up and I will buy you a beer and maybe even have a bit of a house warming when we eventually move.
Thanks again chaps!
Sorry for the long post and hope it makes sense.
Tyre Tread said:
Looking at much of the housing stock in the more expensive sector in the Vale it seems that much is owned and being sold by, or on behalf of, elderly vendors. These vendors are not interested in a quick sale but in maximising the value extracted from the property. They will therefore have been particularly vulnerable to vanity valuations and will hold out for a considerable time (in some cases several years) for a buyer. The EA in the meantime sits there knowing that he has a stock of high quality houses on his books which benefits him in several ways.
1. By getting houses on the market with them the EA has “locked out the competition”. Of course the vendor could change but he has not really lost anything if they do. Other EA’s would have to over value the property to get the vendor “on board”
2. Because he has lots of stock people searching for a property will be attracted to his business (nobody looks in an empty shop window)
3. The apparent values of his (overpriced) housing stock will make other properties which are priced realistically look more reasonably priced than they would otherwise appear
4. Both of the above will help to keep prices high in the geographical area and therefore the EA’s commissions more buoyant
5. Lots of the Estate Agents sale boards appear around the area therefore looking like they are the most prolific and successful EA in the area, raising their profile and thus attracting buyers to search on their sites/windows and helping to attract new sellers
So, local knowledge of property prices and how they are affected by local circumstances is important in making sure you don’t end up over paying.
This is one of the reasons why I really appreciate all of your input.
As this is PH we will have to have a meet up and I will buy you a beer and maybe even have a bit of a house warming when we eventually move.
Thanks again chaps!
Sorry for the long post and hope it makes sense.
Very much agree. Particular examples we viewed were:1. By getting houses on the market with them the EA has “locked out the competition”. Of course the vendor could change but he has not really lost anything if they do. Other EA’s would have to over value the property to get the vendor “on board”
2. Because he has lots of stock people searching for a property will be attracted to his business (nobody looks in an empty shop window)
3. The apparent values of his (overpriced) housing stock will make other properties which are priced realistically look more reasonably priced than they would otherwise appear
4. Both of the above will help to keep prices high in the geographical area and therefore the EA’s commissions more buoyant
5. Lots of the Estate Agents sale boards appear around the area therefore looking like they are the most prolific and successful EA in the area, raising their profile and thus attracting buyers to search on their sites/windows and helping to attract new sellers
So, local knowledge of property prices and how they are affected by local circumstances is important in making sure you don’t end up over paying.
This is one of the reasons why I really appreciate all of your input.
As this is PH we will have to have a meet up and I will buy you a beer and maybe even have a bit of a house warming when we eventually move.
Thanks again chaps!
Sorry for the long post and hope it makes sense.
- a total basket case in Aberthin at 350k (needed completely gutting) and was a small 4 bed detached - pensioner owners relocating to Bridgend
- gorgeous chocolate box detached but in middle of nowhere near Llanharan opposite pie keys and needed a complete refit as had not been touched in 40 years, 400k from a deceased estate (only recently reduced to 365k - needs to be <300 imo).
- nice extended refit of an old forestry cottage, nice sized garden, but was 500k!! for a semi-detached. Again elderly owners.
- Patch Cottage in Llanharry - another 400k total basket case in not the most salubrious of locations
It's almost impossible to find 'value' in the Vale. Hence why we bought just outside (and still had to pay over the asking as three parties wanted it and it went to sealed bids!).
Edited by hornetrider on Friday 6th February 10:25
Thanks Ryan
Most of the stuff we seem to like is centred around the Cowbridge area, mostly south of it.
I have alerts set up on Rightmove but if you can find anything different we will be travelling down to Cardiff tomorrow for a look around over the nest couple of days.
If anyone wants to meet up for a drink sun or Mon night we're staying in a B&B in Monknash and happy to meet and buy you a beer while we pick your brains.
Most of the stuff we seem to like is centred around the Cowbridge area, mostly south of it.
I have alerts set up on Rightmove but if you can find anything different we will be travelling down to Cardiff tomorrow for a look around over the nest couple of days.
If anyone wants to meet up for a drink sun or Mon night we're staying in a B&B in Monknash and happy to meet and buy you a beer while we pick your brains.
This has been on and off market for a few years now but may be worth a look ? - friend of a friend bought the last sale on the street, managed to get a good discount off asking as they were in the same position as you.
http://www.rightmove.co.uk/property-for-sale/prope...
http://www.rightmove.co.uk/property-for-sale/prope...
Wowza TT! it hasn't been an easy task has it!?
I've spent most of the morning and mid afternoon on Zoopla & Rightmove searching for properties. Frustratingly, neither allows a search just for a Garage, doing that would have made the job easier as most include a drive as parking and some with garage listings are not really functioning garages, there's one or two on RM that couldn't fit a car through the doors!
I remembered that you ideally wanted a double garage so I've tried to find properties around with just that.
So here's a small list of a few properties, some I think may already be in here so apologies if you've seen and discounted them also. I've also discounted a few properties for you on the basis that some needed what I felt a complete interior renovation or a fair amount of work both internally and externally.
The biggest sticking point is the double garage, I have found a few, but others have mainly a large garage & hard stand combo.
Most are around the Llantwit Major/Rhoose area - pros = not suburbia, semi rural area, nice views. Cons - Close to RAF St Athan/Cardiff Airport, Llandow circuit.
I've included google locations & Streetview on as all the ones I could track down as best as possible for you to get an idea of where the area and village is.
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4202201,-3.4...
https://www.google.co.uk/maps/@51.420163,-3.46341,...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4334734,-3.4...
https://www.google.co.uk/maps/@51.433509,-3.479297...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4169067,-3.4...
https://www.google.co.uk/maps/@51.416876,-3.468321...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4025477,-3.4...
https://www.google.co.uk/maps/@51.402552,-3.420547...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4849832,-3.4...
https://www.google.co.uk/maps/@51.48496,-3.474572,...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4157093,-3.4...
https://www.google.co.uk/maps/@51.415724,-3.468448...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4212468,-3.4...
https://www.google.co.uk/maps/@51.421258,-3.414139...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.410394,-3.35...
https://www.google.co.uk/maps/@51.410402,-3.354083...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4496429,-3.5...
https://www.google.co.uk/maps/@51.449642,-3.520163...
that's just a selection of rural/semi rural locations around, with double garage and parking.
I've also got a list of houses with single garages I can send over if you want?
Have you used zoopla at all? just asking as they list when the house for sale has had its price dropped or raised, I'd imagine if a house has been lowered and raised again then maybe you have a chance of offering the lower list price as they were once happy to accept that?
Good luck and hope something pops up that ticks all the boxes for you!
And sorry if this throws any spanners in the works and frazzles the brain!
I've spent most of the morning and mid afternoon on Zoopla & Rightmove searching for properties. Frustratingly, neither allows a search just for a Garage, doing that would have made the job easier as most include a drive as parking and some with garage listings are not really functioning garages, there's one or two on RM that couldn't fit a car through the doors!
I remembered that you ideally wanted a double garage so I've tried to find properties around with just that.
So here's a small list of a few properties, some I think may already be in here so apologies if you've seen and discounted them also. I've also discounted a few properties for you on the basis that some needed what I felt a complete interior renovation or a fair amount of work both internally and externally.
The biggest sticking point is the double garage, I have found a few, but others have mainly a large garage & hard stand combo.
Most are around the Llantwit Major/Rhoose area - pros = not suburbia, semi rural area, nice views. Cons - Close to RAF St Athan/Cardiff Airport, Llandow circuit.
I've included google locations & Streetview on as all the ones I could track down as best as possible for you to get an idea of where the area and village is.
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4202201,-3.4...
https://www.google.co.uk/maps/@51.420163,-3.46341,...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4334734,-3.4...
https://www.google.co.uk/maps/@51.433509,-3.479297...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4169067,-3.4...
https://www.google.co.uk/maps/@51.416876,-3.468321...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4025477,-3.4...
https://www.google.co.uk/maps/@51.402552,-3.420547...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4849832,-3.4...
https://www.google.co.uk/maps/@51.48496,-3.474572,...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4157093,-3.4...
https://www.google.co.uk/maps/@51.415724,-3.468448...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4212468,-3.4...
https://www.google.co.uk/maps/@51.421258,-3.414139...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.410394,-3.35...
https://www.google.co.uk/maps/@51.410402,-3.354083...
http://www.rightmove.co.uk/property-for-sale/prope...
https://www.google.co.uk/maps/dir//51.4496429,-3.5...
https://www.google.co.uk/maps/@51.449642,-3.520163...
that's just a selection of rural/semi rural locations around, with double garage and parking.
I've also got a list of houses with single garages I can send over if you want?
Have you used zoopla at all? just asking as they list when the house for sale has had its price dropped or raised, I'd imagine if a house has been lowered and raised again then maybe you have a chance of offering the lower list price as they were once happy to accept that?
Good luck and hope something pops up that ticks all the boxes for you!
And sorry if this throws any spanners in the works and frazzles the brain!
Ryan, that first property in Llanmaes only has a single garage, it's quite a small one and awkward to get in. My friend lived in that house about 10 years ago.
Llanmaes is a lovely village, but its worth noting that its a rat run during rush hour, as people cut through the village to get to Cardiff.
Llanmaes is a lovely village, but its worth noting that its a rat run during rush hour, as people cut through the village to get to Cardiff.
Cheers Rickyy. Didn't know about the rat run status of the area.
And your right, it is just a single garage, looks longer from above mind and hadn't picked it up on the street view. Sorry TT!
In a small defence. I had condensed the list down from a massive original post and that one may have slipped through quality control!
And your right, it is just a single garage, looks longer from above mind and hadn't picked it up on the street view. Sorry TT!
In a small defence. I had condensed the list down from a massive original post and that one may have slipped through quality control!
Not much in the way of character but this was one of the streets we were looking at when we were considering living in the 'diff.
http://www.rightmove.co.uk/s6p/47663687
It's a short walk from Whitchurch High St which is a bustling little hive of activity, easy motorway access and not to far from the Heath either.
http://www.rightmove.co.uk/s6p/47663687
It's a short walk from Whitchurch High St which is a bustling little hive of activity, easy motorway access and not to far from the Heath either.
How gorgeous is this? Yes no garage but f
k it build one.
I found this property on the Rightmove Android app and wanted you to see it: http://www.rightmove.co.uk/s6p/33345579
k it build one. I found this property on the Rightmove Android app and wanted you to see it: http://www.rightmove.co.uk/s6p/33345579
Have we had this one yet?
I found this property on the Rightmove Android app and wanted you to see it: http://www.rightmove.co.uk/s6p/46701865
I found this property on the Rightmove Android app and wanted you to see it: http://www.rightmove.co.uk/s6p/46701865
How about this for massive awesomeness. This is what they call a wild card on escape to the country 
I found this property on the Rightmove Android app and wanted you to see it: http://www.rightmove.co.uk/s6p/32453535
Right that's me done, night night!
I found this property on the Rightmove Android app and wanted you to see it: http://www.rightmove.co.uk/s6p/32453535
Right that's me done, night night!
Sorry for not posting sooner but we have been driving around the vale on a lovely sunny day 
Don't know what's happened this morning.
Ryan - thanks for all the suggestions. We have seen all those and viewed a couple yesterday.
Kris, the Heol Y Cow property made me laugh (Holy cow indeed). That's a lot of property for the money but local sources say not the best area.
We have requested two second viewings today :
http://www.rightmove.co.uk/property-for-sale/prope...
and
http://www.rightmove.co.uk/property-for-sale/prope...
there's a new property listed that we'll take a look at too
http://www.rightmove.co.uk/property-for-sale/prope...
Thanks for all the input so far. No decision made yet so...
Don't know what's happened this morning.Ryan - thanks for all the suggestions. We have seen all those and viewed a couple yesterday.
Kris, the Heol Y Cow property made me laugh (Holy cow indeed). That's a lot of property for the money but local sources say not the best area.
We have requested two second viewings today :
http://www.rightmove.co.uk/property-for-sale/prope...
and
http://www.rightmove.co.uk/property-for-sale/prope...
there's a new property listed that we'll take a look at too
http://www.rightmove.co.uk/property-for-sale/prope...
Thanks for all the input so far. No decision made yet so...
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