DOCSLIB.ORG

BUILD to RENT Lessons for Australia from the UK

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
BUILD to RENT Lessons for Australia from the UK BUILD TO RENT Lessons for Australia from the UK July 2020 logo v Contents 03 Introduction 05 Definition 06 How we got here 12 Ongoing challenges 14 Conclusion 15 References Wembley Park, Wembley Introduction This report details the development of the Build to Rent (BTR) sector in the United Kingdom. It aims to provide relevant insight to help shape the sector- related policy discussions currently taking place in Australia, both at state and federal level. In doing so, the report draws on literature and Whilst the UK sector has yet to achieve the same available statistics that show how the sector has level of market penetration as its equivalent developed in the UK. in the United States, it is further ahead in its development than the Australian sector. In Since June 2014, there has been a boom in terms of its definition and market penetration investment and in the number of units that have it is generally thought that the UK BTR sector is either been completed or sit within the delivery roughly five years ahead of Australia. Increasingly pipeline. In June 2019, research by Savills, Molior we are seeing attempts to get BTR schemes off and the British Property Federation showed the ground in Sydney and Melbourne. In line that the number of BTR units completed or in with this, we are seeing growing media coverage development had increased seven-fold to over featuring BTR related stories, with the Australian 140,000 since the previous period.1 Financial Review and The Australian carrying 53 Most of these pipeline projects are based and 62 articles respectively.4 in London, where it is forecasted around 40 With the BTR sector coming under increasing per cent of people will be renting by 2025.2 scrutiny, it will be necessary for leaders to turn The vast majority of rental stock in London is to policy to ensure the sector is regulated. currently held by small scale, amateur landlords, This paper provides an account of how BTR a situation policy makers have become has developed in the UK, including policy and uncomfortable with, necessitating policy market developments, and outlines the ongoing changes which have triggered the recent boom challenges faced by the sector. in BTR stock. Originally written for Coronation More recent figures from the National House Developments in 2019, this report has been Building Council indicate that there has been a updated to take into account the latest particularly large surge in BTR construction over market trends since the start of 2020, in the past year or so, with a strong acceleration addition to the implications arising from the in the number of BTR flats completed in 2019, COVID-19 pandemic. increasing by 57% compared to 2018.3 BUILD TO RENT: LESSONS FOR AUSTRALIA FROM THE UK 3 BTR “allows property investors to achieve long-term investment returns, while providing renters with more options and better quality in the locations in which they invest” AN EMERGING ASSET CLASS: BUILD TO RENT IN THE UK Definition As BTR has developed in the UK, policy makers have increasingly worked to define it as a distinct asset class. The next year, the Mayor of London released the Mayor’s Draft London Plan, a strategic plan that sets an economic, transport and social framework for the capital’s development. Published in July 2019, it goes much further towards a definition by providing a series of criteria a development must meet to be classified as BTR. This criteria includes: • The development must be larger than 50 units • It should be held as Build to Rent, under a covenant, for at least 15 years • Longer tenancies of more than three years are available to all tenants • Unified ownership of the building for both private and affordable elements Equipment Works, Walthamstow • On-site management with systems for prompt issue resolution and daily The concept of Private Rented Sector (PRS) on-site presence.6 accommodation has been well established Bidwells, one of the UK’s leading property and covers a wide range of rented property, consultancies provides a simpler definition from the private buy-to-let landlord, right up which suggests “[b]uild to rent is a term used to landlords who have portfolios of properties to describe private rented residential property, in the thousands. which is designed for rent instead of for sale… In 2018, the UK Government published a revision These developments are typically owned by of the National Planning Policy Framework companies (such as property companies or (NPPF), which sets out planning policy for pension or insurance investment companies), England. The revision included a definition of and let directly or through an agent”.7 Under this BTR for the first time, which is classified as: model, BTR “allows property investors to achieve “Purpose built housing that is typically 100% long-term investment returns, while providing rented out. It can form part of a wider multi- renters with more options and better quality in 8 tenure development comprising either flats or the locations in which they invest.” houses but should be on the same site and/ For the purposes of this report, we lean on the or contiguous with the main development. definitions outlined in the NPPF and the draft Schemes will usually offer longer tenancy London Plan, to determine BTR developments agreements of three years or more and will in the UK planning system. These definitions typically be professionally managed stock in distinguish BTR from the wider PRS, which is 5 single ownership and management control.” not the focus of this report, but provides some context for the establishment of BTR developments. BUILD TO RENT: LESSONS FOR AUSTRALIA FROM THE UK 5 v How we got here The British Property Federation has documented the rise of the PRS from the early 1930s, showing that private renting constituted the majority of tenures in the UK until after WWII.9 In the late 1950s, the balance flipped with “We believe in popular capitalism – believe in owner-occupiers increasing and the number a property-owning democracy. And it works… of rentals decreasing in line with an The great political reform of the last century was to enable more and more people to uncompetitive market. have a vote. Now the great Tory reform of this Owing to several policy interventions made by century is to enable more and more people to the Thatcher-led Government between 1979 – own property.”10 1990, there was significant acceleration in the For decades, this quote summarised British number of owner-occupiers. sentiment towards home ownership, which at its At the 1986 Conservative Party Conference, peak in the late 1990s, constituted almost 70 per 11 the then Prime Minister was quoted as saying: cent of the housing mix. OWNER OCCUPIED PRIVATE RENTED SOCIAL RENTED 80% 70% 60% 50% 40% 30% 20% 10% PROPORTION OF HOUSING IN ENGLAND PROPORTION 0% 1931 1951 1971 2011 1991 1935 1955 1975 1939 2015 1963 1995 1959 1967 1979 1983 1947 2019 1943 1999 1987 2003 2007 Post war - large rented Growth of home Credit crisis and change sector tied to housing ownership through in market perception. workers. Growth of Right to Buy (RTB) and Restricted mortgages home ownership MIRAS from 1970s and deposit affordability Figure 1: Long Term Tenure Trends in England12 engage. communicate. BUILD TO RENT: LESSONS FOR AUSTRALIA FROM THE UK 6 facilitate. The policy framework established by the UK Government in the 1980s and 1990s provided the right conditions for home ownership to increase. Flagship measures like the “Right to Buy” political parties and acted as a policy faultline for policy, which allowed council housing tenants the subsequent five years. to buy their properties at highly discounted Given this context, the Government’s Spending prices, saw home ownership rise to the Review, presented to the House of Commons in highest level ever seen in the country. October 2010, focused heavily on carrying out This trend continued until the early 21st century “Britain’s unavoidable deficit reduction plan” when a combination of rapid house price which aimed to eliminate Britain’s structural inflation, which outstripped wage growth, and current deficit by 2014-15.14 both fiscal and planning policy measures from The document was light on detail in respect of the UK Government resulted in the growth in planning and housing policy but did include the PRS market, and later the BTR sector. In a programme to deliver up to 150,000 new 2011 and 2012, PRS overtook social housing to affordable homes, accompanied by major become England’s second largest tenure type reforms (including changes to the planning and the level of owner-occupied stock within the system which later came to fruition in the UK housing mix fell below 60 per cent for the National Planning Policy Framework, 2012).15 The first time since the early 1980s.13 Review also introduced a New Homes Bonus to The following section seeks to unpack this 21st support economic growth and housing supply. century trend by outlining key fiscal policy Through the New Homes Bonus scheme, initiatives and market interventions which central government provided grants to local help to explain the growth in the PRS and BTR councils to incentivise housing growth in their markets in the UK. It will cover the period from area. Grants were based on the amount of 2010 to the current day, as this coincides with extra revenue Council Tax raised for new-build the establishment and rise of the BTR sector homes, conversions and long-term empty across the country. homes brought back into use, as well as an extra Fiscal Policy Initiatives payment for providing affordable homes.
Load more

Recommended publications
  • Build to Rent in London a Report for the University of New South Wales and NSW Landcom November 2018
    Build to Rent in London A report for the University of New South Wales and NSW Landcom November 2018 By Kath Scanlon, Peter Williams and Fanny Blanc LSE London/Cambridge University Table of Contents Executive Summary Introduction ............................................................................................................................................ 2 UK context ............................................................................................................................................... 6 The housing market and the PRS ........................................................................................................ 6 National and London policies .............................................................................................................. 7 Local authorities and housing associations as BTR partners .............................................................. 9 Profile of BTR sector.......................................................................................................................... 10 Research questions and methodology.................................................................................................. 10 Interviews.......................................................................................................................................... 11 Customer surveys .............................................................................................................................. 11 Case studies .....................................................................................................................................
    [Show full text]
  • Generation Rent Grows Up
    INDUSTRY UPDATE Real Estate July 2018 Generation rent grows up In our latest update on the real estate sector we examine the UK’s shift to the rental model as young families are priced out of home ownership, the growth in the build-to-rent market to meet this demand, and the effects and opportunities for residential developers, investors and local authority planning. Some would call it an obsession nearly as great as the UK’s This change in the renting model has attracted a new generation eccentric hang-up with the weather, yet home ownership – of developers and investors, keen to build and hold multi-family traditionally a long-held aspiration – is being eschewed by a units in urban locations and viewing their residential holdings generation priced out of urban homes, less materialistic and in the same way as their office and retail assets. It’s a model more focused on experience and lifestyle. Instead, Europe’s straight out of the European playbook, but for the UK it is a bold well-established multi-family model is on the rise and a new new world. phase of build-to-rent properties is being heralded as both an investment model for institutions and one answer to tough The dramatic shift in demographics is laid out in the most recent house build targets for local authorities. English Housing Survey, which confirmed that more than 1.5 million people aged 65 and over now live in rented accommodation. The jump in those renting privately over the past decade is significant. Build to Rent In 2007, 254,000 older people rented privately, but that figure has now risen to 414,000 and according to some estimates, a third of The build-to-rent market, while still in its relative infancy, is finally those aged 60+ could be renting privately by 2040.
    [Show full text]
  • ECE Takes Over Build-To-Rent Properties in Manchester and Leeds with 1,750 Residential Units
    Creating Space. Inspiring People. PRESS RELEASE OCTOBER 8, 2020 ECE takes over build-to-rent properties in Manchester and Leeds with 1,750 residential units ECE has taken the next step in the strategic expansion of its activities in the British build-to-rent market by taking over two further apartment buildings in Manchester and Leeds, offering a total of approx. 1,750 residential units. The takeover became effective on completion of the buildings and ECE is now, together with a local build-to-rent specialist, responsible for their long-term operation and leasing which has already made significant progress shortly after completion. Another apartment building in Birmingham with over 320 residential units has already been taken over by ECE in spring 2020. In total, the build-to-rent portfolio held by the Otto family and managed by ECE now comprises a total of 2,100 residential units in the United Kingdom’s three biggest and economically strongest cities outside of London. “By taking over the two properties in Manchester and Leeds, we are expanding our activities in the build-to-rent business just as planned,” says Henrie W. Kötter, ECE Managing Director for the Work & Live business area. “We are convinced of the opportunities in this real-estate segment and believe that the strength and appeal of our offering has been effectively confirmed by the rapid and successful leasing of the apartments so shortly after completion.” ECE had entered the growing build-to-rent segment in spring which comprises the operation and renting out of fully equipped and furnished rental apartments that also include additional services.
    [Show full text]
  • Build to Rent
    BUILD TO RENT Funding Britain’s rental revolution Assael INDEX INTRODUCTION AND MANCHESTER 1EXECUTIVE SUMMARY ............ 1 3 FOCUS ................................... 29 Introduction Housing the Northern Powerhouse Addleshaw Goddard Executive Summary Market perspective Making renting viable Manchester Place Moda Living Public Sector opportunities PlaceFirst Politics of property INSTITUTIONAL 4 INVESTORS ............................ 37 DEVELOPERS AND 2 OPERATORS .......................... 11 Institutions have come full circle Addleshaw Goddard Differentiating Build to Rent Addleshaw Goddard Market perspective Legal & General The Investment View Towers Watson Essential Living APG Asset Management Countrywide Operations View Hermes Investment Management Essential Living Invesco Real Estate M&G Real Estate Market perspective Fizzy Living Genesis Housing Association Grainger plc Westrock Greystar Europe Holdings Limited The Forgotten Majority HUB Residential INDEX CASE 5 FINANCE .......................................... 53 7 STUDIES ................................. 73 Competitive lending offers a strong Bath Riverside platform for growth Crest Nicholson / M&G Real Estate Addleshaw Goddard Creekside Wharf Market perspective Essential Living HSBC RBS Fizzy City Fizzy Living The road to alternative lending Venn Partners East Village Get Living London 19-27 Young Street Grainger plc 6 ADVISORS ....................................... 63 Abbeville Apartments The challenges of valuing build to Grainger plc rent Allsop LLP Victoria Square HUB
    [Show full text]
  • Levelling out Manchester Crane Survey 2020 Contents
    Levelling out Manchester Crane Survey 2020 Contents Foreword 01 Development snapshot 02 Key findings 03 Residential 04 Office 16 Retail, leisure and hotels 24 Student, education and research 30 Development map 34 Endnotes 36 Contacts 37 Why? Where? What? A report that measures the volume of Central Manchester and Salford Developers building new schemes or development taking place across City Centre, excluding MediaCity:UK undertaking significant refurbishments Central Manchester and Salford City exceeding any of the following sizes: Centre and its impact. Property types office – 10,000 sq ft; retail and leisure include residential, office, hotel, retail 10,000 sq ft; residential property and leisure, student accommodation, – 25 units; education, health care education and research facilities, and research – 10,000 sq ft; hotel and health care. – 35 rooms. When? orthern Gatewa Data for the Crane Survey was recorded between 11 January 2019 and 13 December 2019. Central Salford Eastern Cit Core Gatewa How? The local Deloitte Real Estate team Spinningfields/ has monitored construction activity St Johns and planning permissions granted over a number of years, supplemented Southern Arc by rigorous field research. This research has been verified by industry contacts and in-house research teams. Levelling out | Manchester Crane Survey 2020 Foreword As a consequence, 2019 has seen a number of developers seeking to promote alternative models of city centre accommodation in the form of co-living aimed at a target market which includes the young talent needed to continue to support a dynamic and growing core to the conurbation. This has prompted Manchester City Council to develop guidelines to inform their decision making processes in relation to co-living schemes.
    [Show full text]
  • A British Blueprint for Build-To-Rent
    O ARCHITECTS O ARCHITECTS Since 2015, we have seen the A British WHO ARE WE BUILDING FOR, EXACTLY? tentative first steps of the PRS model flourish. There has been a torrent of The BTR model continues to target professionals in the 25-35 age bracket. major schemes in London and the This market is probably the easiest and least demanding to cater for, with major provincial cities of Manchester, Blueprint for typical lettings of 6 months to 2 years. However, experience from Germany, Birmingham, Leeds, Bristol and where ‘churn’ periods of 10+ years are much more favourable, highlights Liverpool. investors’ need to retain renters for longer, catering for the evolving needs of a diversifying sector. Consequently, BTR schemes need to be ready to adapt in the Our firm has completed and handled Build-To-Rent future. approximately a thousand PRS apartments in that time, and we are The next generation of BTR will reflect the changing market, with currently on site with a further 1450 developments that differentiate themselves according to lifestyle and age Dave McCall apartments, spread across four sites. group. As our cities improve, the traditional migration to the suburbs will OMI Architects We also have more than 2000 become less of a draw. The population may be ageing but those culture-hungry apartments at the early design stages. ‘silver surfers’ with cash to burn will be drawn back to the city centre, providing E: [email protected] In the meantime, Brexit has befallen they can get over generations of prejudice against renting. Many young www.omiarchitects.com us all, yet, as far as outside the capital professionals will want to raise a family whilst continuing to live in a mixed and is concerned, we see the PRS market vibrant community.
    [Show full text]
  • Build to Rent a Progress Report Demand Income and Diversification
    Build to rent A progress report Demand Income and diversification BREAKDOWN OF INCREASED ALLOCATION, BY SECTOR 24% 19% 14% 11% 10% 10% 9% 4% PRS Student Infrastructure Hotels Self Storage Healthcare Leisure Data Centres JVs commonplace Development Monitoring Fund & Investment Asset management management Development Property expertise management Facilities & Construction on-site expertise management Grainger Site finding Partnership Lettings 2016 – off to a flyer London – housing starts Source: Molior London – pipeline Source: Molior BTR Map Source: Molior London…Manchester.. • Mainly core cities: Outer London, Manchester, Liverpool, Birmingham, Bristol, Leeds • Starting to see BTR developments in smaller cities , Aberdeen, Bath, Norwich, Southampton • Works well in places where strong demand for renting, land prices are not rampant • Near to public transport • University towns and cities • More flats than houses Mid-market Out of 71 completed Build to Rent schemes in London: • 9 are specifically rented to local authority waiting list residents (9% of units). • 60 are broad open market schemes (90% of units). • 2 are premium market schemes (1% of units). Source: Molior Mid-market – Fizzy Canning Town Poplar Stepney Epsom Completed September 2012 Completed December 2013 Completed March 2014 Completed March 2013 75 x 1, 2 & 3 bed units 45 x 1, 2 & 3 bed units 63 x 1, 2 & 3 bed units 63 x 1 & 2 bed units Lewisham Finchley Silvertown Reach Hayes Launching March 2016 Planning app submitted 2015 Launching 2018 / 2019 Launching 2018 136 x 1 &
    [Show full text]
  • Build to Rent Services Allsop Have Contents Undertaken “ 1
    Build to Rent Services Allsop have Contents undertaken “ 1. Allsop in numbers bespoke 2. The market demographic 3. Research and consultancy analysis on more 4. Management 5. Valuation and viability than 50 locations 6. Investment and development agency – UK wide 7. Why work with us? 8. Case studies 9. Client testimonials ” 10. Contacts 2 Build to Rent Services Build to Rent Services 3 1. Allsop in numbers Allsop have to “date advised on over £1.2bn of specialist Our coverage ALM manage over BTR investment/ £1.5bn+ development worth of residential property in the UK and valuation Client Survey projects 95% satisfied with service level provided Top 10 ranked Investment Agency Practice 0 ” £1.4bn transacted in the last year Ranked 14th UK property consultants on overall turnover 2,628 property transactions completed in the last year. That’s almost: 1* an hour, 9* a day, 46 a week, 197 a month (*a working day) Over the last two years approximately 10% of the investment portfolio market transacted by Allsop’s National Investment Team £1.034bn in the last year sold at auction Ranked number 1 auctioneers in UK During the 2010 Revaluation £70m+ savings for retailers Valued over on business rate appeals £13bn of property in the last year 4 Build to Rent Services Build to Rent Services 5 2. The market Everyone needs to live There has been much publicised around the weight London has taken back the majority gain of BTR somewhere. With the of money chasing UK purpose built residential rental homes with approximately 72,767 and 66,741 in combination of the long term developments from all corners of the world, the regions, with schemes in the regions having however we are now seeing who is actually outnumbered London in Q2 2018.
    [Show full text]
  • Download a Copy of the Report
    Build to Rent REACHING OUT TO THE REGIONS lsh.co.uk The UK’s Build to Rent sector has risen THE NEW KID to prominence over the past three years, arguably more-so in the press than physical bricks and mortar. However, ON THE more support is required to ensure its BLOCK true potential is realised. BLOCK A SECTOR DEFINED The UK property industry has settled on ‘Build to Rent’ (BtR) as the accepted term for large-scale, professionally managed private residential assets. For the purpose of this report, BtR is defined as a scheme of no less than 50 units. Beyond this, BtR has the potential to manifest itself in a variety of forms. At present, however, it is almost universally comprised of flatted blocks, often of higher quality than those for private sale and typically benefiting from shared on-site amenities, such as a concierge, gym, café and meeting rooms, all offering a greater sense of community among residents. Another key departure from conventional private residential developments is the form of tenancy. While Assured Ian Scott Shorthold Tenancies often give little stability for renters, BtR Funding and Development developments are associated with longer tenancies of three 0161 242 7070 years or more. [email protected] THE NEED FOR AN ALTERNATIVE PRODUCT The number of households in the Private Rented Sector has increased rapidly over the past decade. While this does partly reflect affordability barriers to home-ownership, particularly in London, it also indicates deeper structural socio-economic change and more ‘footloose’ attitudes towards housing among younger adults.
    [Show full text]
  • Build to Rent
    BUILD TO RENT Funding Britain’s rental revolution Assael INDEX INTRODUCTION AND MANCHESTER 1EXECUTIVE SUMMARY ............ 1 3 FOCUS ................................... 29 Introduction Housing the Northern Powerhouse Addleshaw Goddard Executive Summary Market perspective Making renting viable Manchester Place Moda Living Public Sector opportunities PlaceFirst Politics of property INSTITUTIONAL 4 INVESTORS ............................ 37 DEVELOPERS AND 2 OPERATORS .......................... 11 Institutions have come full circle Addleshaw Goddard Differentiating Build to Rent Addleshaw Goddard Market perspective Legal & General The Investment View Towers Watson Essential Living APG Asset Management Countrywide Operations View Hermes Investment Management Essential Living Invesco Real Estate M&G Real Estate Market perspective Fizzy Living Genesis Housing Association Grainger plc Westrock Greystar Europe Holdings Limited The Forgotten Majority HUB Residential INDEX CASE 5 FINANCE .......................................... 53 7 STUDIES ................................. 73 Competitive lending offers a strong Bath Riverside platfrom for growth Crest Nicholson / M&G Real Estate Addleshaw Goddard Creekside Wharf Market perspective Essential Living HSBC RBS Fizzy City Fizzy Living The road to alternative lending Venn Partners East Village Get Living London 19-27 Young Street Grainger plc 6 ADVISORS ....................................... 63 Abbeville Apartments The challenges of valuing build to Grainger plc rent Allsop LLP Victoria Square HUB
    [Show full text]
  • Build to Rent: a Best Practice Guide
    ULI UK ResidenTial Council: BUILD TO RENT: A BEST PRACTICE GUIDE Edition 2 | March 2016 BUILD TO RENT: A BEST PRACTICE GUIDE This Guide is not a house-building manual. It tackles what has to be done differently for the successful delivery of high-quality and wide-ranging UK Build to Rent stock, in contrast to building ‘For Sale’. This fully revised second edition considers best practice in the design, delivery, management and maintenance of purpose-built rental stock for the UK, as well as planning, viability, cost, procurement and how best to understand the prospective customer. If everything is taken into consideration, this should make living and working in a purpose-built rental block a great experience and a concerted choice for many more people in the UK. Finally, it should also serve to help create and protect long term value for all stakeholders. This Guide was developed in 2015-16 by a mulTidisciplinary STeering Group of residenTial professionals who are all members of The ULI UK ResidenTial Council, wiTh ediTorial and secreTariaT supporT from Alex NoTay, Policy DirecTor, ULI UK. Copyright ©2016 by ULI – Urban Land Institute. ULI UK, ULI Europe, all righTs reserved. No parT of This reporT may be reproduced in any form or by any means, elecTronic or mechanical, including phoTocopying or recording, or by any informaTion sTorage and reTrieval sysTem, wiThouT wriTTen permission of The publisher. ULI have soughT copyrighT permission for all images and Tables. Urban Land Institute 50 Liverpool STreeT, Tel: +44 (0)20 7487 9570 London
    [Show full text]
  • Build to Rent Services Developing Homes for the Rental Sector
    Build to Rent Services Developing homes for the rental sector Real Estate and Infrastructure BEYOND We create tomorrow’s prosperous and connected places. We start by understanding our client’s business and how we can deliver beyond traditional real estate and infrastructure services. We deliver the homes we live in transforming our places and organisations by utilising real estate as a catalyst. We share upside and risk by identifying surplus and accelerating disposals to generate income. We deliver the infrastructure that connects us and see beyond the physical presence of buildings and infrastructure to release and create value in what we do in partnership with our clients. Beyond is about being a leading property and infrastructure business that promises and delivers the very best experience to everyone who comes into contact with us. 2 Introduction Build to rent is one of the fastest growing sectors in the UK. With increasing demand for high quality rented accommodation, the build to rent model has emerged as a popular solution for housing delivery. BEYOND We continue to see growing appetite for investment from national and international funds. Our special relationship with Capita Asset Services (who administer funds on behalf of over 150 asset managers) means that we are able to connect you to the abundant availability of institutional capital for Deborah McLaughlin investment in residential property. We have a highly experienced skilled team with specialist knowledge who can provide an ‘end to end’ Build to Rent service for you or your clients. This guide has been created with you in mind to demonstrate our specialist We cre- knowledge and experience and how the wide range of services we offer can help unlock sites to enable the delivery of the new homes we know the UK ate to- needs.
    [Show full text]