1. Buy to let and the reconfiguration of Londons housing market Steve Wilcox University of York

2. Buy to let and the reconfiguration of Londons housing market Housing market trends House Purchase Affordability Intermediate Housing Market Private Rents Affordability Renting and Buying Future trends and PRS policy issues

3. Housing market trends House price to income ratios Mortgage cost to income ratios Regional trends

4. Housing market affordability in Great Britain All full time earnings and first time buyer house prices

5. Regional trends in home owner affordability

6. Underlying factors Sustained economic growth Lower interest rates Inadequate housing supply Availability buy to let mortgages Growth in private rented sector

7. Household growth and house building 1991 - 2003

8. Growth in new buy to let mortgages Source : CML website : New advances per half year

9. Growth in private rented sector in England SEH : Households

10. Growth in private rented sector in London CLG : Dwellings

11. Upturn in wider Private Rented Sector & lettings to Housing Benefit claimants Data for Great Britain

12. Nearly a half of all moves each year are into the private rented sector in England

13. In London over a half of all moves each year are into the private rented sector SEH : 2006/07

14. Non decent homes in the PRS Source : English House Condition Survey

15. Housing market affordability in 2006 House price to income ratios Intermediate Housing Market Affordability of private rents Renting and Buying compared

16. House price to income ratios in 2006

17. Key

18. Broad and narrow intermediate housing markets Not in work In work but on HB Not on HB but cannot buy at LD level Cannot buy at LQ level Can buy at LQ level Narrow intermediate housing market Broad intermediate housing market

19. Broad and Narrow Intermediate Housing Market in 2006

20. Proportion of working households in the Intermediate housing market in 2006 Key

21. House prices, mortgage costs, rents and earnings compared (1994 = 100) First time buyer house prices and mortgage costs

22. Affordability of private rents and mortgage costs in 2006

23. Rents as a proportion of mortgage costs in 2006 Key

24. Future prospects for private renting Demographics & demand Investment returns Crunches & Cycles Fiscal & policy regimes

25. 2004 projections for London

26. Commercial rental returns (UK) Return 2001 2002 2003 2004 2005 2006 Income 5.7% 4.8% 4.0% 3.7% 3.5% Capital 10.8% 14.1% 6.1% 5.6% 4.3%12.8% Total 17.0% 19.6% 10.4% 9.5% 8.1%16.8% Source : IPD UK Residential Index – based on portfolio of 9,040 dwellings

27. Rental returns ( Central London) Return 2001 2002 2003 2004 2005 2006 Income 4.1% 3.0% 3.3% 3.1% 2.8% 3.1% Capital 10.8% 14.1% 6.1% 5.6% 4.3% 8.9% Total 12.5% 10.8% 3.1% 7.6% 5.5% 12.3% Source : IPD UK Residential Index

28. Rental returns ( Inner London) Return 2001 2002 2003 2004 2005 2006 Income 5.6% 4.6% 4.0% 4.1% 3.8% 3.9% Capital 15.8% 13.7% 2.4% 1.8% 5.1%10.1% Total 22.2% 18.9% 6.5% 5.9% 9.0%14.4% Source : IPD UK Residential Index

29. Fiscal & Policy Regimes The Rugg Review Capital Gains Tax Reforms Institutional landlords or better product? Private renting and mixed communities