SIR RICHARD BRANSON reaches for the skies - Mayfair Times
SIR RICHARD BRANSON reaches for the skies - Mayfair Times
SIR RICHARD BRANSON reaches for the skies - Mayfair Times
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60<br />
property<br />
IN A GLOOMY<br />
HOUSING MARKET,<br />
ONE SECTOR IS<br />
MORE THAN<br />
HOLDING ITS OWN.<br />
NUALA CALVI<br />
REPORTS<br />
UK house prices in April and May may have experienced <strong>the</strong>ir<br />
biggest monthly fall since records began but at <strong>the</strong> top end of<br />
<strong>the</strong> market – <strong>the</strong> super-prime sector – it’s a different story.<br />
Research by estate agency Savills shows that, while prime<br />
central London property values fell by -1.5 per cent in <strong>the</strong> first<br />
quarter of 2008, <strong>the</strong>re was a 1.7 per cent increase in average<br />
values among properties over £5 million.<br />
And, while in <strong>the</strong> first four months of 2007, 32 per cent of £5<br />
million-plus properties were going <strong>for</strong> more than £2,000 per<br />
square foot, this had increased to 50 per cent at <strong>the</strong> start of 2008.<br />
That’s good news <strong>for</strong> <strong>Mayfair</strong> – one of <strong>the</strong> areas with <strong>the</strong><br />
highest proportion of super-prime properties in London. And,<br />
according to local estate agents, it’s international demand that<br />
is fuelling <strong>the</strong> market.<br />
“The super rich end of <strong>the</strong> market is bucking <strong>the</strong> trend,”<br />
says Alastair Mercer, director of Mercer Pasqua. “You’re dealing<br />
with <strong>the</strong> Russians and <strong>the</strong> rich Indians here, and if <strong>the</strong>y see <strong>the</strong><br />
right property <strong>the</strong>y’ll pay <strong>the</strong> money <strong>for</strong> it. We’ve seen some<br />
really good activity <strong>for</strong> houses at £15 million-plus.”<br />
Liam Bailey, head of research at Knight Frank, agrees. “The<br />
top of <strong>the</strong> market is slightly immune. We’ve done at least<br />
double <strong>the</strong> number of sales of £10 million-plus properties in <strong>the</strong><br />
last three months compared to <strong>the</strong> same time last year.<br />
“Buyers are down 40 per cent generally compared to a year<br />
ago in central London but at <strong>the</strong> top end <strong>the</strong> reverse is true –<br />
<strong>the</strong>re are twice as many people looking.”<br />
However, while super-prime prices may still be rising, growth<br />
is slowing. Annual growth stands at 15 per cent, down from 50<br />
per cent at <strong>the</strong> same time last year, according to Savills.<br />
“If you compare <strong>the</strong> rate of growth in <strong>the</strong> super-prime sector<br />
to this time last year it has slowed down,” says Savills’ Brian<br />
D’Arcy Clark. “We delude ourselves if we think any section of<br />
<strong>the</strong> market is unaffected by what’s happening elsewhere.<br />
Foreign money won’t hold <strong>the</strong> top end of <strong>the</strong> market <strong>for</strong>ever. It<br />
is inevitable that <strong>the</strong> upper end of <strong>the</strong> market will at some stage<br />
lose momentum and prices could start to drop <strong>the</strong>re as well.”<br />
Never<strong>the</strong>less, <strong>for</strong> now estate agent We<strong>the</strong>rell is reporting a<br />
“surge” of business <strong>for</strong> super-prime. In <strong>the</strong> first four months of<br />
2008, <strong>the</strong>re were five sales of <strong>Mayfair</strong> mansions at record prices<br />
with total sales of nearly £120 million. Many of <strong>the</strong>se were <strong>for</strong>mer<br />
offices that had been reverted to residential buildings.<br />
They include a period house on Park Street, by <strong>the</strong><br />
Grosvenor House Hotel, which has been turned back to<br />
View from <strong>the</strong> top<br />
residential from offices, going <strong>for</strong> £11.5 million (nearly £1,500<br />
per square foot).<br />
On South Street, a house sold in 1993 <strong>for</strong> £5.4 million or<br />
£238 per square foot has just sold, unmodernised, <strong>for</strong> nearly<br />
£2,000 per square foot. On Mount Row, a tear-down property<br />
with planning permission <strong>for</strong> a new 10,500ft house sold <strong>for</strong> £15<br />
million – nearly £1,500 per square foot.<br />
Part of <strong>the</strong> uplift, according to Savills, is due to <strong>the</strong><br />
emergence of certain very high-specification developments such<br />
as One Hyde Park, which have raised <strong>the</strong> bar on luxury living.<br />
The complex, next to <strong>the</strong> Mandarin Oriental, contains 86 flats,<br />
said to be going <strong>for</strong> an average £20 million each.<br />
And <strong>the</strong> divergence in prices looks set to continue and<br />
widen: while a -10 per cent fall in prime central London<br />
property values is predicted during 2008, <strong>the</strong> super-prime<br />
market is <strong>for</strong>ecast to grow by 3 per cent.<br />
“The economic uncertainties have increased <strong>the</strong> demand <strong>for</strong><br />
prime property,” says Peter We<strong>the</strong>rell, director of We<strong>the</strong>rell. “It<br />
might be expensive but it is a tangible asset.”<br />
TOP OF PAGE:<br />
HIGH-SPEC<br />
DEVELOPMENT AT<br />
ONE HYDE PARK<br />
ABOVE:<br />
TURNING OFFICES<br />
BACK TO RESIDENTIAL<br />
IN PARK STREET