Live London, Nov 9-23, 2022 by wharf-life

Nov 9-23, 2022 wharf-life.com

+ David Galman on the chances of a major crash in the market Page 18

curated exactingly

Canary Wharf Group unveils the penthouses at One Park Drive, complete with private gardens and design by Tom Dixon Pages 14-15

Property in Canary Wharf, Docklands, east London buy - rent - invest - interiors - commercial

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by Jon Massey

he crowning glories of the first phase of Wood Wharf have been released for sale. The six duplex penthouses are set over the 56th and 57th floors of One Park Drive, Canary Wharf’s flagship residential building designed by architects Herzog and de Meuron. Ranging in size from 1,637sq ft to 3,904sq ft, the properties feature spiral concrete staircases, private courtyard gardens and interiors by Design Research Studio, led by Tom Dixon and Helene Bangsbo Andersen. John O’Mara, UK studio director at Herzog and de Meuron, said: “At One Park Drive we asked ourselves the question: ‘How would one feel about living on the 56th floor?’. “In a penthouse one is typically always looking outward, whether from the living areas or balconies along the facade. Here, we are suggesting that one can also look inward – a quiet, calm inner courtyard acts as a kind of back garden. “The sequences and relationships between the interior and exterior spaces are key qualities of these penthouse apartments.” The cylindrical residential tower houses a total of 484 apartments and boasts a 24-hour concierge service, an 18-seat cinema room with a private bar area, a library and a lounge on the ground floor. It also has a residents’ health club managed by Educated Body with a gym, studio space, a 20m swimming pool, sauna and steam room. The penthouses have been styled on a theme of “The Home Of The Collector” and feature many pieces custom-made by Tom Dixon himself including ceramics, sculptures and art. He said: “We decided to imagine the spaces through the persona of an international collector – a lover of architecture and travel who has decided to make their home in London and has curated, over time, a selection of extraordinary objects, art and furniture. “Each room has been meticulously curated – we want every single object to feel as if it has been made specifically for this space or that it has been carefully selected for it. “It should feel personal, convincing, compelling and aspirational – we didn’t want to design a typical luxury apartment.

It should feel personal, convincing, compelling and aspirational – we didn’t want to design a typical luxury apartment Tom Dixon, Design Research Studio

£3.95m launching at the highest

how the penthouse interiors at One Park Drive have been designed for residents to look both outwards and inwards “The beautiful, fluid spaces feature high ceilings and large expanses of wall and windows and the artworks create the sense of a private gallery. “But there is of course an element of practicality, with seating where you might want to enjoy the impressive views.” Located on the edge of West India South Dock, One Park Drive is within easy walking distance of all of Canary Wharf’s amenities including its Tube, DLR and Elizabeth Line stations. It’s surrounded by a host of restaurants and bars including Hawksmoor, Feels Like June, Patty And Bun, MMy Wood Wharf and new opening Dishoom. Canary Wharf Group managing director of residential sales, Brian De’ath, said: “Combining the architectural flair of Herzog and de Meuron and the design creativity of Design

Research Studio, the One Park Drive penthouses are the pinnacle – both literally and metaphorically - of living on the Canary Wharf Estate. “Residents will enjoy the spectacular living spaces, designed by some of the keenest and most exciting minds in architecture and design, while their view of London stretches out before them.” Prices for the penthouses range from £3.95million to £5.1million. Go to canarywharf.com/residential or email residential.sales@canarywharf.com for more information or to arrange a viewing at One Park Drive

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Starting price for the penthouses at One Park Drive

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Property

Tom Dixon of Design Research Studio has created the interior scheme for the One Park Drive penthouses

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245

Homes SiteSales is selling across two buildings at Makers Yard

how new homes at Makers Yard in Canning Town offer first-time buyers their step onto the property ladder by Jon Massey

S Makers Yard is located a short walk from Canning Town station

hared ownership properties at Makers Yard in Canning Town have gone on sale. Presented by SiteSales Property group on behalf of One Housing, itself part of Riverside housing association, the collection includes one, two and three bedroom homes with two and three-bedroom duplexes coming soon. Makers Yard, part of the wider Hallsville Quarter regeneration project, is located close to Canning Town station for easy access to Canary Wharf and Stratford via the Jubilee line and other destinations across east London via the DLR. SiteSales is selling 245 homes at the scheme, spread over two blocks beside landscaped communal gardens. The apartments are expected to be complete by Spring 2023. Each apartment comes with a fitted kitchen including integrated appliances and private outdoor space in the form of a balcony or terrace. One Housing director of sales and marketing Toyin Falade said:

Newham is still one of the most affordable places to buy in London, with Canning Town forming part of a major regeneration plan Toyin Falade, One Housing

Show home interiors at the development

“Now Help To Buy has come to an end, the team at One Housing are even more committed to spreading the word about shared ownership. We want to support first-time buyers get on the property ladder. The Makers Yard sales suite is the one stop shop for prospective buyers to learn more about shared ownership and just how accessible home ownership can be in London. “It is also the place to feel informed and be empowered to take those first steps towards ownership. “Newham is still one of the most affordable places to buy in London, with Canning Town forming part of a major £3.7billion regeneration plan to transform this up and coming area.” Makers Yard is also within walking distance of the Elizabeth Line station at Custom House, allowing for direct journeys right across London and out to Reading. The route includes rapid access to destinations such as Tottenham Court Road, Farringdon and Heathrow Airport. The scheme’s Canning Town location also makes it ideally placed for access to London City Airport. Prices at Makers Yard start at £144,000 based on a 40% share of a one-bedroom home with a full market value of £360,000. Go to makersyard.site-sales.co.uk, email info@site-sales.co.uk or call 0344 892 0124 for more information

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An artist’s impression of how Makers Yard will look when work is completed

very well

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building the future by David Galman

£98,125

Starting price for a 25% share of a one-bedroom home at New Union Wharf, purchased on a shared ownership basis

he UK property market is always seen as a barometer for the wider economy. For some reason, if your house is worth more today than it was yesterday, then all is well with the world. If the USA sneezes the UK catches a cold. If there is a run on the pound and interest rates rise, it seems property values catch covid, the flu and norovirus all at once. I see this morning’s newspaper quoting a potential 30% fall in property values. Really? That would mean a flat bought for £500k now will be worth £350k if this so-called crash materialises. What’s the reality? I don’t like predictions, however I do feel that the shortage of housing will actually become more acute, as small and medium-sized developers grapple with a perfect storm. Sites that they overpaid for when money was cheap look even more underwater, with banks not prepared to finance new developments without pre-sale. Pitted alongside increasing and unstable construction costs, this will result in far fewer project starts over the next 12 months, thus exacerbating the shortage. Last month we and developers of a similar scale were looking strongly towards the Build To Rent market with American and European funds bankrolling such developments. But within a matter of weeks – due to increased cost of borrowing – many of these funds have withdrawn from the market One of the main and those with real legacies of the cash are being courted by everyone and can pandemic is that pick and choose their developers have to partners. The worry is the be more mindful of individual small buy-to-let landlord, residents’ requirements faced with higher David Galman, Galliard Homes borrowing costs on their portfolio, will flee the market – simply dumping their portfolio and selling at forced sales prices. I do not see this happening at scale. Some will panic and sell, but most will take advantage of the surge in rental prices which appears to be across the spectrum and will hold onto their assets. I don’t know how many first-time buyers utilised Help To Buy, but I’d guess it was a significant number. The next cohort of people trying to get on the ladder will not be getting any help and no doubt will rent for longer. That in itself is a sound reason to hold onto a property asset and ride out the storm rather than sell. In answer to the question: “Will the Trussanomics débâcle result in a property price crash?” the answer is “No. However, there will be a correction on some of the of the highly inflated sales values in some locations. Ignore the media scare mongering. If you don’t need to move or sell, then don’t. Remember doom and gloom sells papers and attracts clicks. “Steady As She Goes” isn’t a story that does that. David Galman is sales director at Galliard Homes which is delivering developments including Orchard Wharf, Harbour Central and The Stage Go to galliardhomes.com or follow @GalliardHomes and @DavidGalman on Twitter Scan this code to find out more about Galliard Homes and its developments in east London and across the capital

edge on

the water’s

New Union Wharf is located on the eastern edge of the Isle Of Dogs overlooking Greenwich Peninsula

Wharf Life Nov 9-23, 2022 wharf-life.com

Property

making a splash – L&Q’s riverside homes for first-time buyers in London advertising feature

aterfront homes have remained at the forefront of demand in the UK property market, with viewings up 11% in the 12 months to May versus the five-year average – a figure based on a report from estate agency Knight Frank. As demand continues to outstrip supply, L&Q’s new collection of apartments on the banks of the Thames at New Union Wharf, on the Isle Of Dogs, offers first-time buyers a rare opportunity to access this soughtafter lifestyle in the capital. Perfect for city professionals seeking connectivity into central London, L&Q has just launched a brand-new collection of one and two-bedroom homes available through shared ownership – all of which benefit from enviable views across the UK’s most iconic river. Putting waterside living within reach for first-time buyers, deposits start from just £10,500. Shared ownership is the government-backed home ownership scheme, which helps first-time buyers step on to the property ladder. Through the scheme, buyers purchase an initial share of their home, between 25-75%, paying a mortgage on the portion they own and rent on the remaining share. Over time, shared owners can purchase additional shares in their property until they own their home outright, through a process called staircasing. L&Q’s collection of modern apartments at New Union Wharf feature flexible open-plan living space, perfect for hybrid living. Thoughtfully designed to cater

for busy young professionals, all shared ownership apartments come complete with integrated storage, which allows for clutter-free living. Epitomising the buzz of city living, New Union Wharf is just a short walk from an array of retail amenities, entertainment venues and local eateries including Plateau, one of many renowned restaurants in Canary Wharf and The Space, a quirky café and arts centre housed in a former chapel. Residents also benefit from expanses of green space on the doorstep, including Mudchute Park And Farm, which is just a 10-minute walk away. For cultural weekend trips, nearby Greenwich is home to riverside sculptural walks, art galleries, the Royal Observatory, as well as the famous market and park. Connectivity is key at New Union Wharf. As well as being a short walk from Canary Wharf, the development is located close to several convenient transport links for easy access to the rest of the capital. Commuters are seven minutes on foot from Crossharbour DLR station, where journeys to Bank take 16 minutes. From Canary Wharf tube, residents can access the Jubilee line, where journeys into London Bridge take just six minutes. The estate also has an Elizabeth Line station for connections through central London to Reading in the west and Shenfield in the east. Prices at New Union Wharf start at £98,125 for a 25% share of a one-bedroom apartment (based on a full market value of £392,500) and £125,000 for a 25% share of a two-bed (based on a full market value of £500,000). Go to lqhomes.com/newunionwharf for more information

An artist’s impression of the development

Show home interiors at New Union Wharf

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LUCIENNE COURT, E14 £3,000PCM - UNFURNISHED 3 bedrooms

2 bathrooms

1 reception rooms

A stunning three double bedroom, two bathroom apartment with a lovely view over open parkland. The apartment is finished and furnished to a very high standard and benefits from wooden flooring, a large reception room with balcony, three double bedrooms and two bathrooms (one en suite). EPC: B 020 4502 7189 canarywharf@hamptons.co.uk

HAMPTONS.CO.UK

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YORK SQUARE, E14 £950K-£1.1M - FREEHOLD

PARK DRIVE, E14 £725,000 - LEASEHOLD

TAFFRAIL HOUSE, E14 £1M-£1.1M - LEASEHOLD

This handsome 1,200sq ft Regencystyle period home is positioned on the north side of York Square in Limehouse. It benefits from southerly views over the beautiful garden square. EPC: D

Positioned on the 17th floor with views over the Canary Wharf estate, this spectacular apartment is finished to the highest of specifications and includes two large private balconies. EPC: B

Spread over the top two floors of an imposing Grade II listed warehouse, this vast apartment measures close to 1900sq ft, including a private roof terrace and a huge amount of storage space. EPC: B

020 3930 4069 canarywharf@hamptons.co.uk

BALTIMORE WHARF, E14 £700,000 - LEASEHOLD

ST DAVID’S SQUARE, E14 £625K-£650K - LEASEHOLD

LIGHTERMAN POINT, E14 £475,000 - LEASEHOLD

An exceptional two double bedroom luxury apartment with west facing views over Millwall Dock. This immaculate apartment also comes with two large balconies and secure car parking. EPC: B

This very spacious 1,000sq ft immaculately presented two bedroom apartment comes with fabulous south-easterly views across landscaped grounds towards the Thames and Greenwich. EPC: B

Thw two bedroom, two bathroom apartment is for sale in the popular Aberfeldy Village area. This property is situated on the fifth floor of a modern building. EPC: B

020 3930 4069 canarywharf@hamptons.co.uk

HAMPTONS.CO.UK

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C A L D E R ’ S W H A R F, 4 S A U N D E R S N E S S ROA D, I S L E O F D O G S , E 1 4 3 P S

DOCKLANDSSETTLEMENTS.ORG.UK

l The Dockland Settlements aims to provide support to local communities who live close to our centres in Newham, Southwark and Tower Hamlets.

44Saunders SaundersNess NessRoad, Road,Isle IsleofofDogs, Dogs,E14 E143PS 3PS www.docklandsettlements.org.uk www.docklandsettlements.org.uk

l As a charity we provide sporting, social, recreational and educational activities as well as low cost playcare to help parents go back to work or remain in work.

l The Calder’s Wharf centre opened its doors on the Isle of Dogs in January 2020. It hosts playcare services and its halls are home to a variety of activities for the community including sporting, social, recreational and educational activities. The centre also has a spa room which is used for massages and beauty related activities. Its halls are also available for hire.

D IS COVE R E VE RY T H IN G

’’

AT C ALD E R’ S W Hand AR F H AS TO O F F ER *Activities for young, old everyone *Activities for young, old and everyonein-between in-between *Holiday and *Holiday and after-school after-schoolclub clubthat thatruns runsallallyear yearround round

*Halls *Halls to tohire hirefor forparties partiesand andsports sports

EMAIL emma.reed@docklandsettlements.org.uk CALL 020 3519 4470

l ACTIVITIES for young, old and everyone in-between l HOLIDAY and after school club that runs all year round l HALLS to hire for parties and sports

scan code for info

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Riverside views

and boutique shopping Discover a brand new release of river facing 1, 2 & 3 bedroom Shared Ownership apartments ready to move into. Prices from £98,125* for a 25% share.

Book a viewing today! lqhomes.com/newunionwharf 0208 189 7471 *Terms and conditions apply. Prices from £98,125 for a 25% share of a one bedroom Shared Ownership apartment. Full market value is £392,500. Pricing correct at time of going to print. Image depicts photography of the 02 and Canary Wharf.

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Canary Wharf

PROPERTY MARKET NEWS www.docklandspropertyblog.com

November 2022

Docklands Landlords: Will Docklands buy-to-let continue to be profitable in the next few years?

Hello

I started my property career working for an independent estate agent in the Wapping area. Since 1994 I have been based in and around East London. I started my own company in 1995 and it has grown from humble beginnings to become a well respected sales, lettings and property management agency operating in the Docklands and East London areas. Then in 2007, I opened my first branch in the Medway area. I am proud that we now have three branches in Kent. My operation is set to expand in 2020 and beyond. I am a long term member of both the NAEA and ARLA and a former Regional Representative for the latter. As the owner of a growing residential and commercial property portfolio, I understand well the trials and tribulations that property owners go through. I have well over 20 years experience of regenerative Dock’s areas and specialise in new development reporting. I am happy to advise you on all aspects of property. So, if you are looking at your first buy-to-let (even if it is with another agency), or have trouble with a tenant, feel free to contact me. I offer honest and impartial advice.

Spencer Fortag

eing a Docklands landlord is undoubtedly a challenge. The glory years of making money from ‘any old property’ are certainly in the past. With increased legislation and taxation from Government and the cost-of-living crisis (which will result in some Docklands tenants struggling to pay their rent), times are challenging for many landlords.

Then newspapers are full of stories of landlords being pushed into the red as mortgage rates continue to rise. A landlord last summer could have fixed their 5-year buy-to-let rate with a 25% deposit at 1.86%, whilst today the best 5-year deal is with Barclays at 4.36%. This increase will add more than £246 per month to the landlord’s mortgage bill for the average UK buy-to-let property.

Landlords’ mortgages stand at £237.81bn, meaning collectively, landlords could have to pay an additional £7.11 billion per year in mortgage interest payments. Next, the press is reporting in Q2 2022 (when compared to Q2 2021), landlord possession claims for arrears increased from 6,997 to 18,201 properties (a rise of 160%), property orders from 5,431 to 14,319 (an increase of 164%), warrants from 3,786 to 7,728 (a rise of 104%) and landlord repossessions from 1,582 to 4,900 (a rise of 210%). This is on the back of the Section 24 tax changes made a few years ago and ahead of expensive energy efficiency upgrades that the Government is expected to legislate for in the coming 12 months. Doesn’t sound good for landlords. Until you look past the headlines and look at the actual detail. 79.93% of UK buy-to-let (BTL) mortgages are interest-only mortgages (compared

to 12.29% of homebuyers), meaning the repayments are considerably lower than typical homebuyer mortgages. Therefore, the rise in interest rates won’t hit landlords’ profitability as much as many thought initially. 93.21% of all new BTL mortgages agreed in the last two years have been on a fixed rate mortgage, and 73.27% of all existing BTL mortgages are on a fixed rate. So, the increase in mortgage payments will only affect one in four landlords on variable-rate mortgages. Let us not forget that less than one in three landlords have a BTL mortgage, meaning two out of three landlords aren’t affected by these interest rate rises.

The average rent of a Docklands property is now £3,411 per month, an impressive rise of 11% compared to a year ago. Those possession orders mentioned above look high until you realise that there are 4.4 million properties in the private rented sector. That means only 2.04% of UK rental properties had arrears bad enough for landlords (or agents) to start possession proceedings to evict the tenant. Also, only 0.045% of tenants were evicted through the courts in a calendar year. Talking of arrears, recent studies using statistics from the Government and other letting industry sources show that …

landlords who didn’t use a letting agent to manage their property were 272.5% more likely to be two months or more in rent arrears in 2021. It pays to use a letting agent! Next, the potential cost of upgrading rental properties’ energy efficiency. Continued on page 2

Wharf Life Nov 9-23, 2022 wharf-life.com

Continued from page 1 The proposed changes in the MEES regulations require a minimum energy efficiency (measured by its Energy Performance Certificate (EPC)) to a ‘C’ rating on new tenancies from 2025 and existing tenancies by 2028. That will cost, on average, £10,000+ per property. Yet it cannot be forgotten when the rules changed in 2018 properties had to have a minimum EPC rating of E in England and Wales to be legally compliant. If a landlord of an ‘F’ or ‘G’ rated rental property could prove that it would cost more than £3,500 to make those improvements to their EPC rating, then that was the most the landlord had to pay. No doubt something similar will take place in the future proposed legislation. Then there is the profitability of renting. Rental yields are the primary guide to profitability in buy-to-let.

Yields are starting to rise as Docklands rental growth is beginning to outstrip Docklands house price growth.. The average yields being achieved in Docklands today are … • • • • •

1 bed – 4.8% yield 2 bed – 4.2% yield 3 bed – 3.2% yield 4 bed – 4.0% yield 5 bed – 6.5% yield

Yet investing in buy-to-let isn’t just about the yield. Demand from tenants plays a massive part in the success or failure of your buy-to-let investment, so other yardsticks, such as void periods, should be considered. There is no point in securing a higher-yielding rental property if that buy-to-let investment remains empty. My research has found that the Docklands overall void period average so far is 41.4% lower than 18 months ago, reducing from 29 days in April 2021 to 17 days in September 2022 (the

void period being the time it takes from the date of an old tenant moving out until the new tenant moves in). Finally, buy-to-let investment is also an excellent hedge against inflation compared to other investments. If you would like more information on that, drop me a line, as it’s too long to post here.

In conclusion, the days of buying any old Docklands buy-to-let property at any price and making loads of money from it as easy as falling off a log are gone! The next few years will be challenging for everyone. Still, with the advice and opinion of a decent Docklands letting agent to guide and support you on your buy-to-let journey, buy-to-let will continue to be a profitable investment. You need to review your rental portfolio regularly. See how your portfolio measures up against yield vs capital growth seesaw. Review your mortgage financing and EPC status of your portfolio. If you would like a no-obligation chat with me to discuss your options as a new potential landlord or an existing landlord with a rental portfolio, then let’s talk. Let us see whether your expectations from buy-to-let match your potential investment in Docklands property. I look forward to you picking up the phone or sending me a message for a no-obligation chat. One place for more information is my Docklands Property Market blog. If you are a landlord or thinking of becoming one for the first time, and you want to read more articles like this about the Docklands property market together with regular postings on what I consider the best buy to let deals in the Docklands area, then it is well worth reading. You can also email via spencer@lmlondon.com If you are in the area feel free to pop into the office which is based at Landmark Estates, 264 Westferry Road, London, E14 3AG

SCAN ME TO READ MORE ARTICLES AT... www.docklandspropertyblog.com

For more Dockside Property News check out www.docklandspropertyblog.com

Would you like to know how much your property is worth without having to speak to a pesky estate agent? We are offering a FREE and INSTANT online valuation service. Simply visit: Https://valuation.lmlondon.com enter your address and hey presto, a current rental and sales valuation.

Spencer Fortag Sales Director

T: 020 7515 0800

www.lmlondon.com www.facebook.com/LandmarkEstates/ www.twitter.com/Landmark_E14 www.linkedin.com/in/dockside-property-services-88b45339/

For your free Docklands property reports visit: www.docklandspropertyblog.com

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