A survey of England and Wales published by RICS (Royal Institution of Chartered Surveyors) points to natural segregation or "ghettoisation" as people show signs of gravitating towards places which provide them with the facilities they want during different phases of their lives. It also looks at what buy-to-let investors look for in a property.
Chartered surveyor estate agents were asked to state the three most important criteria specified by homebuyers registering on their books. Homebuyers were divided according to age and life stage into; single buyers; couples with no children; couples with children at home; couples with children that have left home; the over 65s; and buy-to-let investors.
Some of the key findings include:
* The most important factor for couples with children at home is proximity to good schools and nurseries. A massive 92% say it is top priority. This supports the trend identified by RICS last year that nationally people will pay a premium of 12% for a house in a good schools catchment area.
* 77% of younger, single buyers look for good nightlife and close proximity to bars, restaurants and clubs.
* Leisure facilities remain important regardless of marital status until children come along. 62% of couples with no children want to be near gyms, theatres and art galleries.
* In London alone, couples still rank accessibility to a good nightlife as important, whereas elsewhere the emphasis is more on general leisure pursuits.
* Once people start a family they start to rate gardens as a priority. This continues through to old age. 81% of couples with children consider gardens an important factor when choosing a home, as do 76% of couples whose children have left home.
* A quiet neighbourhood is the overwhelming concern of both over 65 year-olds (82%) and couples whose children have left home (79%).
* Transport ranks as one of the top three most important factors for all age groups and buy-to-let investors when deciding where to buy, with the exception of the elderly. As long as people remain economically active they want to be near good transport links.
Jeremy Leaf, national housing spokesman for the RICS, says:
‘These findings confirm what we’ve suspected; younger people look to be nearer nightlife and entertainment, those with children are fixated with schooling but, once children have fled the nest, adults look for a quiet and relaxing lifestyle with more space. Their property purchases reflect that.
‘These patterns are a very important guide to planners and developers, with the quest for sustainable, mixed communities proving to be particularly challenging.’
There are numerous examples of age ghettoisation occurring across England and Wales. Southwest London is home to Wandsworth’s "Nappy Valley" where the birth rate is the highest in Europe; there are swathes of retirement areas across the south coast, such as Bournemouth and Bexhill-on-Sea. Concentrations of young people can be found in areas such as Hyde Park in Leeds and Fallowfields in Manchester – in part generated by the university population but perpetuated by the desire for young people to be near "happening" areas.
RICS are publishing a set of consumer guides (13th July) to offer the public a helping hand over the pitfalls of the housing market. Each of the three guides has been specifically designed to address the questions most frequently asked by the public. They are entitled:
* Buying your home
* Selling your home
* Understanding property surveys
