South Belfast Sectoral Study 2006 - Northern Ireland Housing ...

Table of Contents
Introduction Page 3
Strategic Context Page 5
Demographic / Socio-Economic Context
Page 10
Housing Context Page 16
Appendix 1 Housing Market Profiles
Donegall Pass, Sandy Row and Donegall Road
Housing Market Page 38
The Markets / Lower Ormeau Housing Market
Page 41
Ballynafeigh / Rosetta Area Housing Market
Page 43
University Area Housing Market Page 46
Malone, Lisburn and Upper Stranmillis Area
Housing Market Page 49
Finaghy / Taughmonagh Housing Market
Page 51
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1.0 Introduction
1.1 Aims and Purpose of Study
The South Belfast Sectoral Study is the fifth such housing study undertaken
by the Housing Executive in Belfast. Previous studies have been completed
for East, West, North and the Greater Shankill areas.
The approach is to examine the housing market and its relationship with the
wider strategic planning, physical, social and demographic context.
This study will be used as a framework for consultation and the promotion of
debate with interested parties which will lead to the formation of an agreed
housing strategy for South Belfast.
The study area covers eleven of the city’s electoral wards. These are:
• Ballynafeigh
• Blackstaff
• Botanic
• Finaghy
• Malone
• Musgrave
• Rosetta
• Shaftesbury
• Stranmillis
• Upper Malone
• Windsor
Although local government ward boundaries changed in 1992, the overall
study area boundary has changed only very slightly and will still allow for
meaningful intercensal comparisons.
While the electoral wards are useful for demographic analyses, they do not
reflect the distinct housing sub areas which exist in South Belfast. Six
separate housing markets were identified and are used in the report. These
are:
• Donegall Pass/Sandy Row/Donegall Road
• Markets/Lower Ormeau
• Ballynafeigh/Rosetta
• University Area
• Malone/Upper Stranmillis
• Finaghy/Taughmonagh
Comprehensive maps of the study area and market profiles of the six housing
areas are found in Appendix 1 of this report.
3

2.0 Strategic Context
2.1 Background
South Belfast is often perceived as being the most affluent sector of the city.
This perception is understandable and is largely reflected in higher property
prices than other sectors of the city. Queen’s University and Belfast City
Hospital, major employers in the area, have added to its popularity in
residential terms.
However, this perception masks areas of disadvantage where the sector
norms, in terms of property price and condition, do not apply. Two South
Belfast wards, Shaftesbury and Blackstaff are ranked in the top 50 most
deprived wards in Northern Ireland, while significant portions of Botanic ward
are also ranked high in deprivation terms.
Areas of South Belfast exhibit religious characteristics similar to other parts of
the city, i.e. areas where at least 90% of the population is from one of the two
main religious traditions. However, large parts of the study area contain
“mixed areas” which have remained relatively free of the sectarian tensions
which have blighted other parts of Belfast.
South Belfast remains a popular place to live and its population reflects
cultural and traditional diversity as significant numbers of people from ethnic
minority backgrounds live in South Belfast. These factors have had a major
impact on the demographic profile and housing market throughout South
Belfast. This is examined in more detail in Sections 3 and 4.
2.2 Planning Context
The Regional Development Strategy “Shaping our Future” established the
planning framework for Northern Ireland up to 2025. It aims to create a
thriving metropolitan area focused on Belfast by maintaining its current level of
population and promoting housing within existing urban areas.
The recently published Belfast Metropolitan Area Plan (BMAP) sets out
detailed land use proposals for the Greater Belfast area. This plan envisages
the provision of 77,500 new dwellings within the Belfast Urban Area with a
target set of developing at least 60% of new development within the urban
footprint.
An urban capacity study was carried out as part of the BMAP process to
determine the potential housing output from sites within the urban area. Very
few development sites were identified in South Belfast; this has major
implications for the area as its population continues to increase. Future
residential development in South Belfast will be largely dependant upon
“windfall sites”, i.e. sites which had not previously been identified in the urban
capacity study. This lack of sites will exacerbate land and property prices in
5

South Belfast, already the highest in the city. This issue is dealt with further in
Section 4.
2.3 Transport
The Department for Regional Development has produced the Belfast
Metropolitan Transport Plan (BMPT) which sets out transport proposals for the
Belfast Metropolitan Area (BMA) for the period to 2015. An essential element
of the Transport Plan is an efficient, safe, environmentally acceptable and
sustainable transport system. The Plan outlines proposals to create a
network of Quality Bus Corridors where a fleet of modern accessible buses
will provide more frequent services on existing routes and also on new routes
which will provide access to new development nodes.
In addition to specific road and rail infrastructure improvements, the Plan
proposes to reduce the level of long stay commuter parking in Belfast City
Centre and the City Centre Fringe area (defined as one kilometre from the
City Centre boundary). In South Belfast commuter parking in areas such as
Sandy Row, the
Markets, Donegall
Pass and the
University area is
already recognised
as a problem and
could be expected
to become worse
once restrictions on
long stay parking in
the city centre are
implemented.
Lisburn Road
It is therefore proposed to control commuter parking in these City Centre
Fringe areas by introducing control over all on-street parking. Time-limited
parking bays and resident-only parking will be introduced, with a system of
parking permits available to local residents and businesses. The precise
number of spaces for use as residents-only parking will be determined
following a detailed needs assessment and consultation.
In a further attempt to reduce car dependency and use in the city, the Plan
proposes to limit the provision of parking spaces in future residential
developments in the City Centre and Fringe areas.
6

2.4 Regeneration Context
There are a number of current and historic regeneration strategies,
programmes and initiatives which impact on South Belfast.
Urban Regeneration and Neighbourhood Renewal
The Department for Social Development, through its Belfast Regeneration
Office, is responsible for driving urban regeneration in greater Belfast. In the
past twenty years a number of initiatives and instruments such as Making
Belfast Work, Comprehensive Development Schemes, Environmental
Improvement and Urban Development Grant were used to promote
regeneration throughout the city.
In addition the Department’s Laganside Initiative has impacted on South
Belfast, particularly in relation to the Gasworks site which has been developed
for industrial, commercial and office space. Laganside has facilitated
appropriate training for local people to access jobs in the Gasworks site
through its support for the GEMS (Gasworks Employment Matching Service)
initiative.
Following a review of its urban regeneration policy the Department has now
adopted Neighbourhood Renewal as the basis of most of its urban renewal
activity. Its strategy - ‘People and Place’ - was launched in 2003 and aims to
regenerate and improve the quality of life in those communities and
neighbourhoods experiencing the worst deprivation and disadvantage.
The Strategy has four interlinking strategic objectives:
• Community Renewal - develop confident communities that are able and
committed to improving the quality of life in their areas.
• Economic Renewal - develop economic activity in the most deprived
neighbourhoods and connect them to the wider urban economy
• Social Renewal - improve social conditions for the people who live in
the most deprived neighbourhoods through better co-ordinated public
services and the creation of safer environments
• Physical Renewal - help create attractive, safe, sustainable
environments in the most deprived neighbourhoods.
Thirty-two Neighbourhood Renewal Areas (NRAs) have been identified across
Northern Ireland. Two NRAs have been designated in South Belfast
• South West Belfast - Sandy Row, Donegall Road, Village and Roden
Street
• Inner South Belfast – Donegall Pass, Markets and Lower Ormeau
Neighbourhood Partnerships are currently being established in these areas to
drive the planning and delivery of a wide ranging regeneration agenda for the
next 7-10 years. The intention is that they will be in a position later this year
to produce the visions and strategies for their areas.
7

The Department is also responsible for the implementation of the Peace 2
Programme’s Measure 2.11 Area-Based Regeneration which aims to tackle
area decline caused by the civil unrest. Two of the twelve areas targeted by
this measure are in South Belfast:
• The Westlink/Roden Street interface area
•Donegall Pass/Markets/Lower Ormeau.
Sandy Row and the Village area of Donegall Road were recently used as pilot
areas to evaluate the provision and effectiveness of a range of public services
in working class Protestant areas. A series of recommendations emerged
from the report, a number of which refer to housing related issues. The
recommendations largely refer to the need for specific initiatives in relation to
access to employment, skills training, adult literacy and youth intervention as
well as identifying measures to promote community development and civic
leadership. The recommendations are likely to be examined by the
Neighbourhood Renewal Partnership.
Belfast City Council
Belfast City Council has taken the lead in creating a collaborative Arterial
Routes Partnership. The partnership consists of the Belfast Area Partnership
Boards, Belfast Regeneration Office, City Council and the Housing Executive.
It is recognised that the arterial routes are the key gateways for the social and
economic functioning of the city. The Arterial Routes Partnership seeks to
enhance the vitality of the main routes by developing and implementing
integrated regeneration plans for designated nodes within the arterial routes.
These areas were previously thriving locations which supported their
surrounding neighbourhoods but which now require targeted support to
reverse the economic, social, physical and environmental decline.
The focus of the arterial routes programme in South Belfast is the mid
Donegall Road, stretching from Daphne Street to the Broadway Roundabout
which is in Phase 1 of the programme and the Lower Ormeau Road from
Cromac Street to the Ormeau Bridge which is in Phase 2.
A series of environmental enhancements are planned on these routes
including tree planting, public art provision and anti litter campaigns. Local
community regeneration bodies will take the lead in designing and
implementing these projects.
In addition, in 2004 Belfast City Council produced a Masterplan for the city to
stimulate debate on the challenges facing the city in the period up to 2020.
The Plan has no formal status and its implementation will require co operation
from Government Departments and statutory agencies.
8

2.5 Community Infrastructure and Participation
There is an extensive community network in South Belfast. The Housing
Executive participates fully in community development issues throughout the
sector and is represented on the South Belfast Area Partnership Board which
acts as a support mechanism for the community sector throughout the area.
The South Belfast Partnership Board has produced a number of strategies
dealing with key themes such as Health, Employment and Regeneration.
The Housing Executive has established a District Housing Community
Network (formerly referred to as the District Consumer Panel) in South Belfast
which acts as the focus for local consultation on the Housing Executive’s
policies, programmes and services. The Housing Executive also participates
in and offers practical support to a number of initiatives, for example, South
Belfast Surestart, the South Belfast Racism Roundtable, Domestic Violence
Forum, Annadale Crimewatch and a Tidy Lagan Initiative in Lower Ormeau .
In addition to participation in various inter-agency programmes, the Housing
Executive jointly funds a number of posts in the community and also has plans
to expand its neighbourhood warden service in conjunction with Belfast City
Council.
9

3.0 Demographic/Socio-Economic Context
3.1 Population
The population of the South Belfast study area increased by 12% from 58,402
to 65,330 between 1991 and 2001. This trend differs from that for the other
sectors in the city and Belfast as a whole, which saw small declines in
population in the same period.
The wards closest to the city centre have experienced the most acute
population variations:
• The population of Blackstaff ward (Village/Donegall Road area) fell in the
1991-2001 period by over 21% from 5,005 to 3,943, a significant decline
reflecting an area in considerable transition.
• The rate of population increase has been most marked in Botanic and
Windsor wards with rises of 74% and 39% respectively; Stranmillis,
Shaftesbury and Ballynafeigh experienced lower increases ranging from
13% to 6%. The rise in population in these wards has seen a
corresponding change in both the age profile of residents and the housing
tenure patterns.
The most striking aspect of the intercensal population change is the significant
increase in the 18-44 age group, as illustrated in the table below.
1991 2001 1991-2001 Var.
No. % No. % No. %
0-17 12569 21.6% 11661 17.9% -908 -7.2%
18-44 24173 41.4% 33231 50.9% +9058 +37.5%
45-59 8418 14.4% 9084 13.9% +666 +7.9%
60+ 13164 22.6% 11324 17.3% -1840 -14.0%
Total 58324 65300 +6976 +12.0%
Table 1 Population Age Structure (2001 Census)
The 18-44 age group now comprises 50.9% of the total population of the
study area, up from 41.4% in 1991, and compares to a city-wide average of
40%. The growth in this age group is particularly pronounced in those wards
closest to the University and hospital area, and at the 2001 Census it
accounted for 77% of the population in Botanic ward (which has the largest
population of any ward in Belfast) 71% in Windsor and 59% in Stranmillis.
Within the 18-44 age group it is the 18-29 age group population which has
increased most dramatically. In South Belfast it has risen by 63% overall, but
in Botanic the increase was 177%, in Windsor 126% and 110% in Stranmillis.
10

What is also noteworthy is the population decline in both the very young (0-
17) and elderly (60+) age groups. They account for 17.9% and 17.3%
respectively of the South Belfast population compared to figures of 25% and
20% of the citywide population.
Map 2 Distribution of 18-44 Age Group in Study Area
3.2 Household Analysis
The number of households in the study area increased from 24,816 to 27,084
in the 1991-2001 period, a rate of increase of 9% compared with a Belfastwide
increase of 6% in the same period.
The trend towards smaller household size, evident in all other sectors of the
city and in the city as a whole, was reversed in South Belfast. While the
average household size across the city fell from 2.53 persons to 2.43 persons
in 1991-2001, in South Belfast it rose slightly from 2.35 to 2.42.
The variation in numbers of households was not consistent across the eleven
wards in the study area. Those wards which had an increase in population -
Botanic, Ballynafeigh, Windsor and Shaftesbury - also had an increase in the
number of households ranging from almost 29% in Botanic to over 12% in
Windsor.
Stranmillis Ward is the exception to the rule that an increase in population is
matched by an increase in households. While its population increased by
almost 13% from 6742 to 7616, the number of households fell by 14% from
2800 to 2400. Stranmillis has the largest average household size of any ward
in the city with 3.17 persons per household. This area is very popular with
young professionals and is reflected in the high price of property in the area.
11

Estate Agents operating in Stranmillis have confirmed that most of the
property purchases in the area are made by single people who need to sub-let
a room/rooms to help with mortgage payments. This is dealt with in more
detail in Section 4.
The most
significant
variation in the
household
composition of
South Belfast is a
much lower
number of family
households than
other sectors of
the city,
particularly in
those wards close
to the University
area. These
areas have also Strandview Street
experienced a
decline, both in actual numbers and proportionally, in their elderly population
in the 1991-2001 period, suggesting that a major change has occurred in the
housing market during that period. This is examined in more detail in Section
4.
The outer wards of Finaghy, Malone, Upper Malone and Musgrave have not
had the same level of household or population shift and remain primarily
areas where owner-occupied family housing predominates. The household
composition of the study area, based on the 2001 Census is detailed in the
table below.
Ward Singles Couples Families Elderly Other * Total
H/H
Ballynafeigh 786 264 649 430 398 2527
Blackstaff 585 217 594 460 169 2025
Botanic 1141 303 613 344 1307 3708
Finaghy 241 251 896 416 45 1849
Malone 325 303 897 486 128 2139
Musgrave 273 222 1153 468 74 2190
Rosetta 466 240 754 640 110 2210
Shaftesbury 956 223 850 724 187 2940
Stranmillis 467 290 731 541 371 2400
Upr. Malone 343 229 846 656 60 2134
Windsor 881 295 417 546 1023 3162
Total 6464 2837 8400 5711 3872 27284
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* Mostly households living in shared accommodation-Houses in Multiple
Occupation (HMOs)
Table 2 Household Type (2001 Census)
3.3 Ethnic Minorities
The 2001 Census was the first to determine the ethnic composition of the
population. Previous estimates were based on academic studies or figures
produced by organisations representing ethnic minority groups. These
estimates varied a great deal, with the most considered view being produced
in 2000 by the Multi Cultural Resource Centre (MCRC) which gauged the
ethnic minority population of Northern Ireland to be in excess of 16,250.
The 2001 Census determined that there were over 14,000 people from ethnic
minority backgrounds in Northern Ireland. It is argued that these census
figures may not be accurate as it is thought that language and literacy
difficulties, allied to suspicion and mistrust of official information gathering may
have led to non-completion of the forms. It is therefore probable that the true
ethnic minority population was higher in 2001 and is likely to have increased
further in the period since then, given the acknowledged influx since 2001 of
people seeking political asylum and migrant workers from eastern Europe.
Using the results of the MCRC study as a basis for analysis of the nature and
extent of ethnic minorities living in Northern Ireland, it is estimated that
approximately 5,000 people in Belfast come from a minority ethnic
background. South Belfast is the most popular sector of the city for this
group, housing more than 50% of the total Belfast ethnic minority population.
The Housing
Executive has
begun to collect
basic information on
the ethnic origin of
applicants for the
Common Selection
Scheme for
allocating social
housing. The
Housing Executive’s
Belfast District 7,
which covers South
Belfast, has the
largest number of
Hong Ling Gardens Sheltered Scheme
ethnic minority
applicants on its
waiting list, although the actual number making applications is quite low. This
underscores the prevailing view that the ethnic minority population is
predominantly established in the private sector, with social housing operating
as a last resort when private ownership or rental is no longer an option.
13

November 2004 saw the opening of the first social housing scheme designed
specifically for minority ethnic residents, the Chinese Elders Scheme in the
Markets area of South Belfast. This scheme was developed in partnership by
BIH Housing Association, Housing Executive, the Chinese Welfare
Association and the Markets Development Association. The collection of
ethnic information will enable the need for future schemes to be more
effectively determined.
3.4 Socio-Economic/Deprivation
As noted in Section 2.1, the popular perception of South Belfast is of a largely
affluent area. However, successive deprivation studies have consistently
indicated a significant concentration of deprivation across the inner city part of
the sector.
The 1994 Robson Report, the 2001 Noble Report and the recently published
Northern Ireland Multiple Deprivation Measure 2005 all indicate that the
neighbourhoods in the inner area of South Belfast (The Village, Sandy Row,
Donegall Pass, The Markets and Lower Ormeau) are in the top 10% most
deprived/disadvantaged areas in Northern Ireland.
The 2005 Report also indicated a smaller pocket of deprivation focused on the
Finaghy and Taughmonagh social housing estates in the outer part of the
sector.
The 2005 Report in common with the earlier Noble Report, is based on the
premise that multiple deprivation is made up of separate ‘domains’, each of
which reflects a different aspect of deprivation and is measured using a
number of indicators. Inner South Belfast ranked highly in the Health,
Education and Crime and Disorder domains.
3.5 Key Points
• The area around Queens University and the City Hospital has undergone
significant demographic and community transition. The change in these
neighbourhoods from traditional family centred residential communities to
areas dominated by a young, often transitory population is demonstrated
by the striking falls in the number of families, children and elderly and their
replacement by the people in the 18-29 age group.
• Shaftesbury Ward (Donegall Pass, Markets and Sandy Row) has retained
a relatively stable population base with a high number of families and
younger people (0-17). The area also has experienced a significant
increase in the number of single person households. It remains an area of
significant multiple deprivation, the most disadvantaged in the study area.
14

• Blackstaff Ward (Donegall Road/Village) has experienced significant
population decline encompassing all age groups and household types with
the exception of 18-29 year olds. The decline has been most pronounced
in the very young (0-9) age group. It is also an area of considerable
disadvantage, particularly in regard to environmental conditions.
• Ballynafeigh is an area in transition, affected by the same market forces
operating in the University area. Family and elderly households are
declining, being replaced by single persons and sharing households.
• The other areas in the sector, i.e. Malone, Upper Malone, Upper
Stranmillis, Finaghy, Musgrave and Rosetta are stable mainly family
centred housing areas, albeit with a significant growth in single person
households.
15

4.0 Housing Context
4.1 Housing Stock
Data from the Rates Collection Agency indicates that South Belfast had a
housing stock of 30,762 dwellings in 2004, an increase of 9.2% since 1995.
The rate of increase in Belfast as a whole over the same period was 4.5%.
The higher rate of increase in South Belfast can be attributed to a number of
large scale apartment developments in the sector.
Table 3 illustrates that South Belfast has a higher proportion of detached
houses, purpose built flats and apartments and converted/shared houses than
the remainder of the city.
Detached
houses &
bungalows
Semi-Det
houses &
bungalows
Terraced
houses &
bungalows
Purpose
built flats&
apartments
Converted
or shared
houses
South
Belfast 13.4% 22.0% 43.1% 14.4% 6.7%
Remainder
Belfast 10.4% 30.8% 47.1% 10.1% 1.3%
Table 3 : Dwelling Types (2001 Census)
4.2 Housing Conditions
The Housing Executive’s Urban Renewal Programme has transformed
housing conditions in many parts of South Belfast’s inner and middle city
since its adoption in 1982.
This strategy expanded the 1960s slum clearance and redevelopment
programmes and produced a swathe of new social housing around the inner
city in Sandy Row, the Markets, parts of Donegall Road/The Village, Lower
Ormeau and Donegall Pass. In the latter area land was made available to
facilitate one of the first inner city private housing schemes at Salisbury Court.
Outside the inner city a number of small redevelopment areas were
implemented at Cussick Street, Ferndale/Marlborough and
Somerset/Parkmore Streets, while the post-war pre-fabricated Taughmonagh
estate was completely renewed in the 1980s.
However, housing renewal in the middle city was primarily driven by a
combination of rehabilitation, private sector grants availability and small infill
new build schemes in a number of Housing Action Areas (HAAs) and Private
Investment Priority Areas (PIPAs) along the Lisburn, Ormeau and Donegall
Roads. The majority of these were successful in improving housing and
environmental conditions, reflecting the popularity, confidence and willingness
of households to invest in property in many South Belfast market areas.
16

The 1982 Renewal Strategy was updated in 1996 in the Belfast City Housing
Strategy, which saw a change in emphasis away from direct housing provision
to a more enabling and facilitatory role where housing was promoted as part
of wider regeneration. Since then the main focus of the Housing Executive’s
housing activities in South Belfast have been:
• redeveloping Essex Street in Lower Ormeau in partnership with BIH
Housing Association.
• reviewing previous activity in former HAAs and PIPAs where markets have
failed. Part of the former Roden Street HAA is currently being renewed in
partnership with Fold Housing Association, and the Housing Executive is
currently carrying out an Urban Renewal assessment on options for future
intervention in the former Donegall/Ebor PIPA, the largest remaining
concentration of housing unfitness in South Belfast.
• assisting Clanmil Housing Association to purchase the North Cricket
Ground to provide social housing.
• implementing environmental improvement strategies in Sandy Row and
the Markets in partnership with the local communities and other agencies
such as Groundwork NI.
• continuing to bring forward improvement and maintenance programmes for
its own housing stock.
In addition the Housing Executive has continued to invest in the privatelyowned
housing stock in South Belfast through the Private Sector Grants
Scheme. In the last five years over £20 million of grant expenditure has been
directed at South Belfast, an average of £4 million per year, reflecting the high
numbers of qualifying HMO properties. Excluding HMO grants, an average of
£1.75 million
is invested
annually in
South
Belfast.
The Housing
(NI) Order
2003
changed the
Housing
Executive’s
Grant
Scheme from
an essentially
mandatory
one to one
that is mainly
discretionary.
Holyland Conversion
17

The new scheme was introduced in December 2003. Targeting of grant aid is
an essential element of the new discretionary scheme which will concentrate
scarce resources on dwellings and individuals in greatest need. The key
changes in respect of the main types of grant applicable in South Belfast are
as follows:
• Renovation Grant continues to be aimed at reducing unfitness but is now
discretionary. Landlord contributions are now based on a percentage of
eligible costs rather than on the level of rental income.
• Houses in Multiple Occupation (HMO) Grants continue to be directed at
making HMOs fit for habitation and for the number of people living in them.
The grants are no longer mandatory and are only available for existing
HMO properties within designated HMO Action areas or for properties
capable of housing ten or more people.
• Disabled Facilities Grant continues to be available on the recommendation
of an Occupational Therapist, reflecting the Housing Executive’s
continuing emphasis on providing support to people with disabilities.
• Repair Grants continue to be available to landlords following the service of
a Certificate of Disrepair or Public Health Notices
4.3 Housing Tenure
The table below illustrates the changes in tenure and the restructuring of the
housing market in South Belfast in recent years.
1991 2001 1991-2001 Var.
No. % No. % No. %
Owner Occ. 14275 57.5% 14769 54.5% +494 +3.5%
NIHE 5335 21.5% 4592 17.0% -743 -13.9%
H. Assoc 896 3.6% 1084 4.0% +188 +21.0%
Priv. Rent. 4117 16.6% 5888 21.7% +1771 +43.0%
Other 199 0.8% 745 2.8% +546 +274%
Total 24822 27078 +2256 +9.1%
Table 4 Housing Tenure (1991 & 2001 Census)
The owner-occupied sector is the dominant tenure in South Belfast. However,
what is particularly noteworthy from the table is that this area has not followed
the almost universal trend in recent years of significant growth in owneroccupation.
18

However, although South Belfast has experienced a minimal increase in the
number of owner-occupied dwellings, its level of owner-occupation has
declined from 57.5% in 1991 to 54.5% in 2001. This has occurred even as
Housing Executive dwellings have continued to move into the private sector
(2,500 since 1981) through the House Sales Scheme.
This indicates that there are different factors affecting the South Belfast
market. In broad terms the market is being driven by an increase in the
private rented sector, a factor examined in greater detail in Section 4.4.
Owner occupied Social Rented Private Rented
Belfast All 57% 32% 11%
South Belfast * 55% 21% 22%
Table 5 Housing tenure analysis (2001 Census)
(* Figures do not total 100% - 2% of households live in “Other Rented”
property)
The Household tenure analysis of the study area based on the 2001 Census
is set out in table 6 below:
Ward
Owner
Occ.
Social
Rented
Private
Rented
Other
Rented*
All H/Hs
Ballynafeigh 1418 551 494 75 2538
Blackstaff 911 639 434 52 2036
Botanic 807 727 1967 162 3663
Finaghy 1681 90 57 23 1851
Malone 1761 22 296 58 2137
Musgrave 1554 283 124 37 1998
Rosetta 1641 318 201 52 2212
Shaftesbury 682 1946 274 50 2952
Stranmillis 1797 22 517 67 2403
Upper Malone 1343 705 72 21 2141
Windsor 1174 373 1452 148 3147
Total 14769 5676 5888 745 27078
(* Includes renting from an employer, relative or friend)
Table 6 Household Tenure (2001 Census)
19

4.4 Social Housing
The total social housing stock in the South Belfast Sectoral Study area is
currently
approximately
5,000 units,
3700 Housing
Executive and
1300 Housing
Association.
Markets Area Housing Association Newbuild
The
Shaftesbury
ward has the
largest
proportion of social housing in the study area at 66% of all stock.
Ballynafeigh, Botanic, Blackstaff and Upper Malone have sizeable proportions
of social housing ranging from 20% to 33% of all stock.
There were 282 allocations of social housing in the year to March 2005- a
slight increase on 273 in the previous year - representing approximately 5.7%
of total available stock.
Social Housing Demand/Need. The number of applicants on the social
housing waiting lists for the South Belfast area - including those in housing
stress - has remained fairly stable since 2001 following the introduction of the
new Common Selection Scheme in November 2000. The trends are
illustrated in the graph below.
20

Chart 1 South Belfast Social Housing Waiting List 2001-2005
The table and Chart 2 below illustrate the break-down of housing applicants
by household type.
Ward Singles Couples Families Elderly
Total Housing 909 60 311 242
Applicants
Housing Stress 500 24 214 124
Applicants
Total Allocations 133 12 74 63
Year to March 05
Table 7 South Belfast Social Housing Waiting List March 2005
21

Chart 2 Household Composition South Belfast Waiting List Mar 2005
Housing Stress Applicants
As is evident from the figures above, single person households comprise the
largest group by far with 58% of Housing Stress applicants (the corresponding
figure for Belfast city is 40%), a slight increase from 53% in 2001. There has
been a corresponding decrease in the proportion of elderly applicants in South
Belfast from 20% in 2001 to 14% in 2005.
Local housing demand/need. At a local level there is considerable variation in
housing demand and stress in areas within South Belfast. Waiting List figures
for each of the Common Landlord Areas 1 in South Belfast is set out below:
1 In common with the other sectors in the city, South Belfast is sub-divided
into a number of distinct housing areas - called Common Landlord Areas - for
the purpose of administering the Common Selection Scheme for allocating
social housing. Applicants are allowed to nominate two CLAs as areas of
choice as to where they would like to live. A single waiting list now embraces
all housing and transfer applicants requesting Housing Executive or Housing
Association accommodation in each area.
22

CLA Name Applicants Housing Stress Allocations
P.A.
Annadale 69 36 20
Cromac(Markets) 92 77 52 *
Donegall Pass 63 33 24
Donegall Road 168 68 62
Finaghy 157 87 25
Flush Park 59 33 9
Lower Ormeau 146 98 11
Sandy Row 47 26 30
Stranmillis 43 20 2
Taughmonagh 28 17 23
Ulsterville(Lisburn Rd.) 408 216 10
Upper Ormeau 242 151 14
South Belfast Total 1,522 862 282
(* Includes New Build Handovers at McAuley Street)
Table 8 South Belfast Waiting List and Allocations March 2005
In those areas where the waiting list is relatively low compared to the available
stock - i.e. Annadale, Donegall Pass, Donegall Road, Sandy Row and
Taughmonagh - the demand and need for social housing is being met through
relets in existing stock.
However, there are several areas where demand/need outstrips turnover in
the stock i.e. Cromac (Markets), Finaghy, Lower Ormeau, Upper Ormeau and
Ulsterville (Lisburn Road). Future new social housing provision is likely to be
concentrated in these areas, in areas undergoing redevelopment or
regeneration, or in schemes designed for specialist need groups.
A five year Social Housing Programme to meet social housing need is
published annually by the Department for Social Development. The current
programme for South Belfast aims to deliver approximately 700 units of
accommodation across a number of locations and catering for a range of
client groups. This number is in line with the social housing need projection
carried out for South Belfast as part of the BMAP process.
However, the provision of many of these schemes is dependent upon success
in site acquisition. The popularity of South Belfast and consequent
competition from the private sector means that housing associations are
finding it increasingly difficult to acquire suitable and financially viable
development sites in the sector. Furthermore, the urban capacity study which
was undertaken prior to the publication of BMAP did not identify sufficient
sites to meet the projected social housing requirement for South Belfast.
The lack of sites is already having an adverse impact on waiting lists in some
areas. In particular this is most acute in the Ulsterville (Lisburn Road) area
23

which has one of the biggest waiting lists in Northern Ireland (and which
continues to increase) and a rapidly declining social housing stock.
Homelessness. Chart 3 below illustrates the trend of homeless presenters in
South Belfast and the number of those presenters awarded Full Duty Status
during the period 1999-2004
Chart 3 Homeless Applications South Belfast 2000-2005
The considerable rise in recent years – a trend throughout Northern Ireland -
has largely been attributed to increasing incidences of breakdown in marriage,
relationship and sharing arrangements.
24

4.5 Owner-Occupation
South Belfast continues to be an exceptionally popular housing area and this
is reflected in average house prices which, though fluctuating in recent years,
have traditionally been the highest in the city and amongst the highest in
Northern Ireland.
Ave Price 2003
Quarter 2
Ave Price 2004
Quarter 2
Ave Price
2005
Quarter 2
Change
Northern Ireland £101,759 £112,806 £131,529 +29.3%
Belfast £100,647 £112,077 £130,567 +29.7%
North Belfast £80,310 £76,486 £98,304 +22.4%
South Belfast £126,532 £141,727 £164,890 +30.3%
East Belfast £109,867 £129,153 £146,452 +33.3%
West Belfast £83,905 £90,769 £106,441 +26.9%
Table 9 Average House Prices ( University of Ulster )
There is no reason to believe that this will not continue to be the case, even
though prices in other sectors particularly East and West Belfast have
increased
markedly in the
past 3 years.
The Donegall
Road area does
not conform to
this overall
sectoral trend,
with prices here
among the
lowest in the city.
There are
considerable
variations in
price
Lagan Village Apartments
performance and
volume of sales between different property types. This is set out in the table
below:-
Property Type Ave Price 2004
Quarter 2
Ave Price 2005
Quarter 2
Terrace £136,544 £150,547
Semi Detached £153,151 £169,393
Detached £203,639 £306,654
Bungalow
As Detached
Apartment £101,380 £131,327
Table 10 Average House Price (University of Ulster)
25

Levels of owner-occupation vary across the study area, ranging from 24% in
Shaftesbury to over 90% in Musgrave and Finaghy. Rosetta, Stranmillis and
Malone have owner-occupation levels of over 75% of total stock.
Ballynafeigh, Blackstaff, Botanic, Windsor and Stranmillis wards have
experienced static or declining levels of owner-occupation in the past ten year
period. These wards are also the most popular areas of choice for renting
privately and demonstrate the trend and extent of drift from owner occupation
to renting privately.
The Housing Executive’s House Sales Scheme has made a significant
contribution to widening home ownership in South Belfast and promoting
tenure choice amongst households that otherwise would have had little
opportunity to purchase. Since 1981, 2,500 former Housing Executive
dwellings have been sold to sitting tenants within the study area, almost 1,000
of these in the last five years alone.
The average market value of former Housing Executive properties sold in
South Belfast in 2004/2005 was £65,000, much lower than the sector’s
average resale price. In addition to sales to sitting tenants, the re-sale of
former Housing Executive properties has therefore provided an important
route into home ownership, particularly for first time buyers.
Partly as a result of a Housing Executive research project into the operation of
the House Sales Scheme and its impact on the wider housing market, and
partly in response to growing concerns that the generous nature of the
scheme mitigated against the capability of social housing providers to meet
growing levels of urgent housing need, the Department for Social
Development approved a series of significant amendments to the scheme
effective from May 2004.
The result of the new provisions will reduce the number of properties for sale
at hitherto affordable prices, thus reducing a source of affordable housing and
making it even more difficult for potential first time buyers to enter the South
Belfast market.
Private sector market perspective. In compiling this sectoral study a number
of estate agents were asked a series of structured questions to determine the
state of the market in South Belfast. Their analysis and views are
summarised in the points below:
• The middle and upper end of the market in South Belfast is very healthy,
with more properties priced over £250k than in any other area in Northern
Ireland. Most properties in this bracket are purchased by people already
living in South Belfast, with evidence of vendors trading up and taking
advantage of the large capital gain accrued from the sale of terrace
property in Stranmillis, Lisburn Road and Ormeau Road, all of which are
areas popular with investors buying to rent.
26

• There are several market ‘hot spots’ in South Belfast where selling prices
regularly exceed asking prices; for example, Stranmillis, Lisburn Road and
the Holyland are the highest priced areas for terrace property in Northern
Ireland, with prices often exceeding £150k for two-storey terraced houses
(the agents reported that prices paid for terrace property in the Lisburn
Road rose by 25% in the last year). These price levels virtually exclude
first time buyers, and most traditionally constructed properties bought in
these areas are purchased by investors.
• The Ballynafeigh market has appreciated considerably since 2001, with
one agent calling it “the new Stranmillis”. Vendors in Ballynafeigh are
trading up to Four Winds, Rosetta and Mount Merrion, attracted by
gardens, secure car-parking and the fact that prices in these outer areas
have increased at a much more gradual rate than the inner areas.
Ballynafeigh, which had been popular with first time buyers in the 1980s
and 1990s, is now out of financial reach for most of this potential group.
• The dramatic impact of significantly increased prices on the number of first
time buyers entering the market in South Belfast is illustrated by the
agents’ views that, in most areas in the sector, first time buyers account for
less than 10% of all residential transactions (by way of comparison, in
2001 60% of house sales in Northern Ireland went to first time buyers,
falling to 33% in 2004).
• The trends noted above are not replicated in the Donegall Road area
where property prices are static. There is a large number of properties for
sale in this area, many of which have been on the market for several
years. The estate agents reported that there is no confidence in the area
and that left to market forces it would continue to deteriorate (as noted
above, the Housing Executive is currently undertaking an Urban Renewal
Assessment of over 1200 properties in the Donegall/Ebor area of the
Village, in consultation with the local community, to determine the future of
its housing stock).
• The apartment market in South Belfast has been stagnant for the past
several years, although there is evidence of an upturn in prices as the
number of new build developments decreases. High turnkey specifications
and financial inducements had been masking falling prices. All agents
reported an oversupply of overpriced apartments throughout South Belfast
(and the City Centre) and it is assessed that prices fail to appreciate at the
same rate as other property types.
• Co-Ownership has had a very limited impact in South Belfast as there are
very few properties for sale within the value limits that apply. These limits
were raised in April 2005 from £102k to £115k but will continue to have
minimal impact as property prices continue to rise.
Investors are targeting traditional property rather than apartments, and
investors from the Republic of Ireland have all but disappeared from South
Belfast as the expected capital gains did not accrue and rental income is
27

lower than expected. Large numbers of apartments are vacant,
particularly in the larger complexes, and agents reported that many
investor purchasers who bought prior to completion or at the top of the
price cycle are now either sitting on empty properties or are trying to let
them at £350-£400 per month. Many of these investors are prepared to
hold onto their property rather than increasing the volume of resales which
may further depress prices.
A number of factors have had a significant impact on the apartment
market. The demonstrations surrounding the Whitehall Square complex
during 2004 had an effect not only within that complex but also in the wider
area. In addition, the estate agents reported that growing scepticism over
service charges of £1000 per year and car-parking spaces costing £15k in
some apartment complexes has also done little to increase investor
confidence.
4.6 Private Rented Sector
In most of Northern Ireland the private rented sector declined in importance
throughout the last century as the combined effect of rent control, large scale
redevelopment, particularly in Belfast, and the growth in owner-occupation
dramatically affected tenure patterns. In 1990 there were fewer than 20,000
privately rented dwellings in
Northern Ireland, 3.5% of the
total stock.
The 1990s saw a recovery in
the private rented sector
throughout Northern Ireland
and since 1996 there has
been year-on-year growth. In
Belfast, for example, the level
of privately rented housing
rose from 8% in 1991 to 11%
in 2001.
Melrose Street
South Belfast has traditionally
had a large number of
privately rented properties; in
1990 25% of the total private
rented stock in Northern
Ireland was located in South
Belfast. The popularity of
private renting in this area
has continued and the recent
province-wide rate of growth
28

in the sector has been more pronounced in South Belfast, with private rented
properties accounting for almost 22% of stock in 2001, up from 17% in 1991.
Anecdotal evidence from estate agents and preliminary results from the 2004
House Condition Survey suggest that the rate of expansion in South Belfast
has accelerated rapidly in the last three years. The number of private tenants
claiming housing benefit in South Belfast has risen by 9% since 2001 which
also suggests that the sector is continuing to expand.
In particular the area around Queens University and the City Hospital has
historically had a significant concentration of privately rented properties. The
private rented sector is now the dominant tenure in both Botanic (53%) and
Windsor (46%) wards, together accounting for almost 60% of the South
Belfast total for this sector. Both wards have increased their proportion of
privately rented property at the expense of owner-occupied stock. There is
increasing evidence that this trend will continue as demand for property in
these areas pushes prices up to a level where vendors can purchase larger
property outside the area for similar prices or less in some instances.
Map 3 Distribution of Privately Rented Property in Study Area
Private sector market perspective. The views of the estate agents surveyed
on the private rented sector are summarised below:
• The rental market in South Belfast is dominated by landlords with two to
three properties, mostly from outside the BMA, although there is evidence
that large players are becoming increasingly active in building up
significant property portfolios.
29

• Poor Stock Market performance and low investment returns since
2001/2002 have made investment in property a safer option for many
people. This is particularly relevant in South Belfast where there is a large
pool of people willing to rent privately.
• The extent of private renting may be understated as there is evidence of
parents buying property for sons or daughters attending university who in
turn let a room to friends. 2
• Estate Agents reported that market forces are driving prices of terrace
property up and are also the most important factor in determining rental
levels. Increasing numbers of properties becoming available for private
letting allows people choice, the better maintained properties attract a
premium and are easier to let.
• Private letting of apartments is not as buoyant as in terrace property, and
most agents have a large number of apartments for sale or rent. There is
evidence that many investors who purchased apartments are prepared to
keep them vacant in the hope of an upturn in prices, there is little incentive
letting the property as rent levels are low.
• The rental market in the Donegall Road has virtually collapsed in the past
two years in the wake of incidences of intimidation. All agents reported
that it was virtually impossible to rent property to people from outside the
area itself.
• Some estate agents offer an all in service whereby they will buy, furnish
and let a property for landlords at arms length, guaranteeing income and
property management. This is becoming an increasingly important aspect
of the market for terrace property, particularly for investors from outside
the Belfast Metropolitan Area.
2
As students do not qualify for Housing Benefit there are no formal records by
which to check this.
30

Houses in Multiple Occupation (HMOs). Houses in Multiple Occupation i.e.
houses occupied by persons who do not form a single household, are an
important element of the private rented sector. The most recent figures
suggest that
there are more
than 10,000
HMOs in
Northern
Ireland, half of
which are in
South Belfast
alone.
Purpose Built H.M.O.
table shows the location of HMOs throughout the study area.
The following
Ward HMO Properties HMO Grants
Ballynafeigh 685 35
Blackstaff 159 10
Botanic 1,715 588
Finaghy 14 0
Malone 104 3
Musgrave 10 2
Rosetta 96 3
Shaftesbury 212 9
Stranmillis 437 42
Upper Malone 8 0
Windsor 1,366 184
Total 4,806 876
Table 11 Distribution of HMOs in Study Area (NIHE)
In May 2004 the Housing Executive introduced a statutory registration scheme
for HMOs designed to target properties deemed to represent the greatest risk
to occupants. An area-based approach is being taken in order to make best
use of limited resources; five areas have been selected and two of these,
Fitzroy and Eglantine, are within the study area.
31

All HMO
properties in
these areas
will be
registered with
the Housing
Executive and
brought up to
standard with
the assistance
of grant aid.
Outside these
areas only
properties
capable of
occupation by
Holyland HMO’s
more than ten
people will
require registration and qualify for grant aid. The Housing Executive will
continue to specify properties for registration in a rolling programme over the
coming years.
Registration places a duty on the property owner or manager to prevent either
the existence of the house or the behaviour of its residents from adversely
affecting the amenity or character of the area in which the house is situated.
These provisions have proved unpopular with landlords and a judicial review
of this aspect of the scheme is currently underway.
In November 2004, following concern about the proliferation of HMOs in
certain areas and the alleged incidence of associated anti-social behaviour,
the Planning Use Classes Order (NI) was amended so that anyone proposing
to change the use of a house occupied by a single person or family to a HMO
needs to obtain planning permission. Calls from Belfast City Council for a
moratorium on development of existing HMOs in the Holyland area were
rejected by Planning Service which stated that it was legally bound to process
applications to their conclusion.
An inter-agency group comprising representatives from Planning Service,
Belfast City Council, Housing Executive, PSNI and the city’s two universities
has been established to examine the problems associated with high
concentrations of HMOs in certain areas and make recommendations for the
future management of these areas.
The outworking of the amendment still has to be determined but it is unlikely
to prevent the spread of HMOs as market forces will drive the supply chain
operating outside the legislation. BMAP did not specify a maximum number
or percentage of HMO properties permitted in an individual area, thus making
enforcement more uncertain in the short/medium term.
32

Private Rented Sector Strategy. The rapid growth and strategic importance of
the private rented sector led the Housing Executive and the Department for
Social Development to produce a strategy to promote the sector and improve
the quality of accommodation and its management. The strategy, “Renting
Privately: A Strategic Framework”, was published in May 2004. The strategy
has 6 core objectives, these are:-
• To create a legislative structure for the sector which addresses
inequities and targets unfitness through repair enforcement and rent
control.
• To clarify and promote the rights and responsibilities of private rented
sector landlords and tenants.
• To improve housing conditions in the private rented sector.
• To facilitate housing choice, by promoting the private rented sector as
a viable and affordable housing option.
• To influence the levels of supply of accommodation available for
private renting.
• To promote high standards of management within the private rented
sector.
The Housing Executive has commissioned a major research project on the
private rented sector to be undertaken by the University of Ulster which will
examine the housing choices exercised by those living in the sector and their
longer term intentions.
Underpinning this research is a realisation that its popularity is related to ease
of access with no lengthy list in areas of high demand, and also its desirable
location and proximity to centres of education, employment and
entertainment, factors which are particularly relevant in South Belfast. The
research is due to be completed in late 2005 and will be published separately
by the Housing Executive.
33

Key Housing Issues
• Affordability
The Housing Executive continues to monitor affordability throughout Northern
Ireland. A model on affordability has been developed which uses a typical
Building Society annuity formula to calculate the maximum price a household
with a median household income can afford to pay over a 25 year repayment
period.
Continued double digit house price inflation has resulted in affordability gaps
across Northern Ireland. In South Belfast, traditionally the least affordable
area of Belfast, the affordability gap has increased year on year to such an
extent that only 4% of dwellings were affordable to a household with a median
income in 2004.
Co-ownership has had little impact on South Belfast as the price limits are too
low for the vast majority of properties on the market. First time buyers have
been excluded from most South Belfast markets, accounting for less than
10% of total transactions according to estate agents.
• Growth of private rented sector
The growth of the private rented sector in South Belfast can be attributed to a
number of factors, most notably market forces. More property is made
available for private renting as the pool of people wishing to live there
expands. There is relatively easy access into the privately rented market, with
the more desirable locations and facilities in many of the properties dictating
rental levels. Demand for properties, particularly terrace property in the
University and Lisburn Road areas has pushed prices to unprecedented
levels, making then inaccessible for many potential owner occupiers.
There is evidence that the spread of private rental is spreading outward from
the University with Ballynafeigh now experiencing rapid growth. This area
which had traditionally been popular with first time buyers, but who are now
finding prices here beyond their budget. Poor stock market performance since
2001 has made this market popular with investors who in addition to obtaining
decent rental levels are also benefiting from annual double digit capital
appreciation. Private rental is now the dominant tenure in Botanic and
Windsor wards and Stranmillis and Ballynafeigh are also undergoing major
tenure change from owner occupation to private rental.
• Spread of HMOs
Houses in Multiple Occupation (HMOs) are an important element of the
private rented sector. The most recent figures suggest that there are more
than 10,000 HMOs in Northern Ireland, with approximately half of these in
South Belfast. In November 2004, following concern over the proliferation of
34

HMOs in certain areas, legislation was introduced requiring landlords wishing
to convert a family dwelling to a HMO to seek planning approval. In many
areas of South Belfast, particularly around Queen’s University the majority of
properties are HMOs and the legislation will have little effect. BMAP is
examining the possibility of introducing a ceiling on the number of HMOs in a
given area and has recently published a Consultation Document.
The Housing Executive will continue to raise standards in HMOs through a
combination of inspection, grant aid and enforcement.
• Donegall Road
The Housing Executive has hitherto been unable to obtain agreement on how
to determine the future housing requirements of a large part of the Donegall
Road, the Village area. A large scale Urban Renewal Assessment has been
completed and is currently being consulted upon within the area. It is hoped to
obtain agreement on a way forward for the area. The private market in this
area is stagnant with many properties vacant or for sale. House prices are the
lowest throughout South Belfast.
• Oversupply of apartments
There is recent evidence that the apartment market in South Belfast is picking
up following several years of stagnation which saw high turnkey specifications
masking falling prices. There was an oversupply of apartments coming onto
the market, decreasing overall confidence and keeping prices down. Investors
are still more prepared to purchase traditional terrace property as there have
been better returns both in rental and capital values. Large scale apartment
complexes have proved less popular and there is widespread concern about
service charges and car parking costs.
• Land Supply
The continued popularity of South Belfast as a residential location and lack of
development land in most areas means that there is limited potential to
increase the overall housing stock. Competition from the private sector for the
best sites is acute and has had an obvious effect on prices. In addition
Housing Associations are having difficulty in obtaining sites, thus increasing
pressure on waiting lists. Clanmil Housing Association’s acquisition of the
North Sports Ground has been a notable exception.
The oversupply of new apartments, apparent for several years, has slowed
down as developers move toward more traditional house types in response to
market demands. The dramatic increase in house prices in South Belfast in
the last year looks set to continue as demand for property, particularly in the
middle and upper ends of the market, rises.
35

• Declining social stock/rising demand
The Housing Executive’s House Sales policy has been very effective in
widening home ownership throughout Northern Ireland. In South Belfast
almost 2,500 former tenants have purchased their homes from the
Housing Executive . In addition a number of former Housing Association
tenants have purchased under the voluntary schemes operated by the
Associations and the extension of the Right to Buy to most Housing
Association properties will result in more social dwellings being sold,
further reducing the available lettable stock. Replacement of stock in areas
of demand is difficult due to lack of suitable sites. One effect of this is an
overall loss of housing choice in certain areas, leading to more people
renting privately, for example the Lisburn Road Waiting List has 216
applicants in housing stress, and only 10 relets per year.
36

APPENDIX 1
Housing Market
Profiles
37

Appendix 1 Housing Market Profiles
Donegall Pass, Sandy Row and Donegall Road Housing Market
This area comprises the inner city housing areas of Donegall Pass, Sandy
Row and the Donegall Road from Shaftesbury Square to the Broadway
roundabout. Donegall Pass and Sandy Row were almost totally redeveloped
by the Housing Executive in the 1970s -1990s. Two storey traditional housing
is the predominant building form in both areas. The Donegall Road differs
from the other two areas in that it largely comprises older terrace property
which was rehabilitated and improved in the 1970s-1990s. Social housing is
the dominant tenure in Sandy Row and Donegall Pass, while Donegall Road
property is mostly privately owned.
Demand for social housing is low in all three areas and is currently being met
through relets of existing stock. In common with most other areas in Northern
Ireland, single people are the largest household group applying for social
housing. Two thirds of total applicants in this area are single. Single people
receive a disproportionate share of social allocations, only 40% across
Northern Ireland and 48% in South Belfast. This area is an exception to this
overall trend as 79% of social allocations are to single people, compared to
19% in the Lisburn Road area. This confirms that the area is in low demand
and that there is significant under-occupation of property.
The demographic trends analysed in Section 3 emphasise that the Donegall
Road area is declining in popularity in residential terms. The Housing
Executive initiated an Urban Renewal Assessment of 1300 properties in this
area in 2004, the results of which are currently being discussed by the local
community.
There are pockets of undeveloped land in all three areas, which are blighting
surrounding residential and commercial nodes. Some of this land is in
Housing Executive ownership and we will seek to work with interested parties
to ensure that its future development will contribute to wider regeneration
within South Belfast.
The private housing market in Sandy Row and Donegall Pass comprises the
sale and resale of former Housing Executive stock. Three-bedroom houses
are valued in the region of £70,000.00 but with discount of up to £24,000.00,
provide an attractive way into home ownership for residents. Prices are lower
in the Donegall Road area,the average value of Housing Executive property
sold in the last year was £50,000. This was amongst the lowest prices for any
area of the city. Estate agents reported that properties in Donegall Pass were
increasing in value on the resale market, but Sandy Row was flat and
Donegall Road poor. There are a significant number of properties for sale in
the Donegall Road, particularly in the Village area and there is little interest
from purchasers. All agents reported that market failure in this area could only
38

e reversed by intervention from the Housing Executive. The market is likely
to stagnate until agreement on the URA exercise has been reached.
The market in the middle Donegall Road, Coolfin/Thalia Streets area, adjacent
to the City Hospital is more buoyant than the Village area and a significant
number of HMOs are established in this area.
Recent incidences of intimidation have had an adverse impact on the private
rental market in the Donegall Road, many properties are now vacant as a
result. Furthermore, estate agents reported that demonstrations surrounding
the Whitehall Square complex and ongoing vandalism within it have
compromised future investment in the Sandy Row/ Donegall Road areas.
Key Issues
• Low Demand
• Village URA Study
• Undeveloped Land
39

The Markets/ Lower Ormeau Housing Market
This area stretches from East Bridge Street to the Ormeau Bridge and comprises the Markets
area which was redeveloped in the 1970-1990s and Lower Ormeau, a former Housing Action
Area in which the housing stock was improved in the 1980s. In addition there is new build
property at Cooke Street. Two-storey traditional housing is the predominant building form in both
areas ,although there are elderly accommodation complexes such as Chapelfields Fold, Cooke
Court and the newly constructed BIH property at McAuley Street.
Demand for social housing is robust in both areas, with 90 housing stress applicants in the
Markets and 83 in Lower Ormeau. Relets are traditionally low in both areas (the 2004/2005
figures for the Markets are inflated by the new build at McAuley Street coming on stream). Single
people are the largest group on the waiting list in both areas, families are the next largest group.
Relets average 15 per annum in each area, with most allocations being made to families. The
House Sales scheme has been popular with residents in both areas, values for 3 bedroom
accommodation in the Markets average £70,000, and slightly more in Lower Ormeau. House
sales limit the stock available for letting, increasing pressure on the Waiting list.
A number of new build schemes have been programmed to meet demand in these areas in the
future, most notably a 79 unit scheme at North Cricket Ground which is due to commence in
early 2006. The North Cricket site has additional residential capacity which is likely to be
developed on a mixed tenure basis. Further social housing schemes, programmed in Joy Street
and McClure Street are dependant upon successful site acquisition.
The private market in the Lower Ormeau is buoyant, with prices regularly reaching in excess of
£100,000 for terrace property. The area has become increasingly popular with investors and
there are a significant amount of HMOs in the area, confirming the outward spread of private
rental.
Both areas are likely to benefit from the introduction of resident only carparking as the
development of the Gasworks site has had an adverse effect on them. In addition the Housing
Executive plans to introduce a number of environmental improvement schemes in both areas.
Key Issues
• Social Housing Demand
• Environmental Issues/Carparking
• Growth of HMOs
41

Ballynafeigh/Rosetta Area Housing Market
This area stretches from the Ormeau Bridge to Galwally and comprises the Ballynafeigh and
Rosetta wards. In housing terms the area is predominantly private sector orientated, with owner
occupation accounting for approximately 67% of total stock (76% in Rosetta, 59% in
Ballynafeigh).
Social housing is concentrated in the Annadale and Upper Ormeau areas and comprises 18% of
the total stock in the area. The extension of the Right to Buy to Housing Association tenants will
have an impact on stock levels as Ballynafeigh Housing Association is a major social landlord in
the area and its tenants can be expected to exercise their right to purchase. Further social
housing in this area will be constrained by lack of suitable sites and competition from the private
sector.
The waiting list for social housing in this area totals 358 applicants, 207 of whom are in Housing
Stress. Single people form the largest household group, 46% of applicants and 42% of those in
Housing Stress. Over 25% of waiting list applicants are family groups, this rises to 31% of
applicants in Housing Stress. Allocations average 50 per annum, with Annadale Flats having
higher turnover than the remainder of the area. Family and Elderly applicants receive a
disproportionately smaller number of allocations throughout this area compared to their overall
waiting list presence. Two schemes, at Annadale and Ormeau Road have been programmed to
meet future need in this area.
The Housing Executive plans to improve its Annadale Flats complex in the current financial year
with a programme of external and internal works.
The private sector market in this area is very buoyant, particularly in Ballynafeigh where
traditional terrace and semi-detached property is now being purchased by investors, buying to
let. Estate Agents reported that prices have increased by £20 - £30k since January 2003. First
time buyers are being squeezed out of this market by rising prices. One agent reported that most
first time buyers can only secure a mortgage here by means of guarantor loans, often from
parents. Sellers are moving outward toward Four Winds and Carryduff, trading up, aspiring to
have a garden and secure carparking, but often at the same price level.
The Wellington Square development on the site of the former Wellington College on Annadale
Embankment has been very successful with all properties sold “off the plans” and appreciating
considerably in value. Estate agents reported that the popularity of this development is due to it
being comprised of houses rather than apartments.
This area has become very popular with investors as recent controversy concerning incidences
of anti social behaviour in the Holyland and high property prices in Stranmillis have focused
attention on the Ormeau Road, which is now seen to be attractive from an investment viewpoint.
The Ormeau area is well served by retail, entertainment and communication outlets and there is
a large pool of people willing to live there.
The Rosetta area is more settled than Ballynafeigh and is popular with families as there is a wide
range of schools and colleges in the vicinity. The area also has the second largest number of
elderly households in the study area, indicating a stable area.
43

Key Issues
• Growth of Private Rental/ HMOs
• Affordability
• Social Housing Demand
• Lack of Development Land
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University Area Housing Market
This area includes the Lisburn Road (right hand side outward) to Balmoral railway halt, Lisburn
Road (left hand side outward) to Derryvolgie Avenue, the Holyland to the Ormeau Road, Malone
Road to Derryvolgie and Queens Elms and Stranmillis from Botanic Gardens to Stranmillis
College. The area comprises all of Botanic ward with the exception of Lower Ormeau, and parts
of Windsor and Stranmillis wards.
The area is characterised by high density terrace property in which private rental is the dominant
tenure. The population of this area has increased markedly in the intercensal period, 1991-2001
and current indicators suggest that the population is continuing to expand. This expansion is
being driven by market forces as more property is moved into the privately rented market, to
meet the demand from an increasing pool of people wishing to live in South Belfast, mostly at
the expense of owner occupation.
The area has an extremely large waiting list for social housing and while there is a reasonable
supply, mostly in large apartment complexes such as Russell and Claremont Courts, Tollgate
House and the Belgravia, these have low turnover and the extension of the Right to Buy will limit
relets. Further supply is constrained by lack of suitable sites and competition from the private
sector.
Property prices have increased steadily in this area to such an extent that property owners are
“cashing in” their investments and moving to larger, often less expensive property on the outer
fringes of the city. Estate agents all reported that prices regularly exceed the asking price by
£25k, a typical two storey terrace property in the Holyland or Lisburn Road will now command
£150-160k, larger properties will command corresponding prices. Investors are the main
purchasers, attracted by capital gains as well as rental income, although there are also single
people purchasing property and renting out rooms to friends, this appears to be a particularly
popular method of purchase in Stranmillis.
The Housing Executive, recognising the growing importance of the private rented sector,
produced a strategy for it, “Renting Privately: A Strategic Framework” in May 2004. This strategy
aims to create a legislative structure for the sector which will clarify roles and responsibilities and
improve conditions. The successful implementation of this strategy will require partnership
working with landlords, tenants and the statutory and voluntary agencies.
A similar approach has been adopted in relation to Houses in Multiple Occupation (HMOs). The
growth of HMOs in certain locations, most notably South Belfast, has placed an increased
burden on the Housing Executive which is seeking to raise standards in this sector of the market.
A combination of methods, most notably inspection, grant aid and enforcement are used to
improve standards . Two of the HMO Target Areas are located in South Belfast, Fitzroy and
Eglantine. All HMOs in these areas now require statutory registration within clearly defined
timescales. This scheme requires that a registered house meets all the legal requirements in
terms of overall fitness and safety of gas, electricity and fire alarm installations.
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Key Issues
• HMO Proliferation
• Community Safety
• Social Housing Demand
• Population Increase
• Lack of Development Land
47

Malone, Lisburn and Upper Stranmillis Area Housing Market
This area includes the Malone and Lisburn Roads from Derryvolgie Avenue to Finaghy and the
upper portion of the Stranmillis Road from the roundabout at Stranmillis College to the junction of
the Malone Road. Owner occupation is the dominant tenure in this area, which contains a higher
proportion of property valued in excess of £250k than any other area in Northern Ireland. This
area is the main reason for the perceived affluence of South Belfast, with the housing market
dominated by detached and semi-detached properties, popular with both main religious
traditions and close to a wide range of services.
Estate Agents reported that the area will continue to attract price premiums as there is a general
shortage of property coming onto the market to meet demand. The market is largely selfcontained,
with most transactions being undertaken by existing residents of South Belfast.
The popularity of the area and traditional high prices has led to the development of a number of
apartment complexes throughout this sector, often constructed on the site of former detached
residences. These have proved less popular with purchasers than traditionally constructed
property and a large number of apartments, particularly in larger complexes such as Danesfort
and Park Royal are currently on the market, either to sell or let. Recent infill developments on the
Upper Lisburn and Malone Roads have provided townhouses rather than apartments and have
been successful. Estate Agents believe that this trend will continue as there is still an oversupply
of apartments in this part of the city allied to a ready-made market for traditionally constructed
properties.
Key Issues
• Vacant Apartments
• Lack of Development Land
49

Finaghy/ Taughmonagh Housing Market
This area includes the area bounded by the Upper Lisburn Road from Balmoral Golf Club to
Kingsway and the Upper Malone Road from Queens Playing Fields to Dunmurry Lane. The area
comprises parts of Finaghy, Musgrave and Upper Malone wards. The area is predominantly
owner occupied, but includes public sector housing in Taughmonagh, Benmore and Erinvale.
The waiting list for Finaghy is larger than that for Taughmonagh. Both have approximately 400
units of social housing, Finaghy is popular with former tenants buying their property from the
Housing Executive and the supply of family type accommodation has reduced. Taughmonagh
has become more stable in the recent past.
The waiting list for Finaghy totals 150 applicants, 81 of whom are in housing stress. There are 31
applicants for Taughmonagh, 16 of whom are in housing stress. Allocations average 25 per
annum in Finaghy and 22 per annum in Taughmonagh. Singles account for 50% of the total
waiting list across both areas and receive a similar proportion of allocations. Family groups
receive a disproportionately smaller number of allocations in Finaghy and a scheme has been
introduced into the programme to cater for this demand.
The area has been popular with former tenants purchasing their homes under the Right to Buy.
In 2004/2005 values of 3 bedroom houses in Finaghy averaged £65,000, and about £55,000 in
Taughmonagh. The resale market is much more common in Finaghy, where the stock is older
and has not had Historic Cost implications.
The private sector market is not as buoyant as other areas in the study area. There has been a
recent history of intimidation and the subsequent purchase of property by the Housing Executive
under the SPED programme, particularly in the Finaghy Road South area. These properties
have been slow to sell and have had a negative impact on the overall area.
Key Issues
• Social Housing Demand (Finaghy)
• Environmental Issues (Taughmonagh)
51