Prioritising needs prior to a housing redevelopment and monitoring the effect of that redevelopment on the local property market.

Examples of our Work - Government and Local Authority Market Research

Background

PCP Ltd was commissioned to carry out a programme of research to aid the regeneration of a run-down area of a major UK city. Two similar projects were also undertaken by PCP in the same city, one shortly before and one shortly after the one described here. In all three cases, PCP worked alongside property surveyors whose task was to carry out a stock condition survey of properties in the area.

The regeneration company, which is community led, involves and consults residents on all aspects of its work. It works closely in partnership with public, private and voluntary sector organisations and is responsible to the local authority for its financial dealings.

Objectives

The objectives of the research were:

• To obtain residents’ perceptions of the current condition of properties in the area, and of the facilities of the area as a whole;

• To identify residents’ views on the priorities for the re-development of the area in the context of the budget available;

• To track the buoyancy of the housing market on a continuous basis for several years after the initial research had been completed. Research was undertaken to check the extent to which properties were selling faster, and at a higher price, as the regeneration programme advanced.

The area has a high ethnic population and it was important to compare the views of the white and non-white population at all stages of the work.

Methodology

Phase 1 Survey: Identification of needs and prioritisation of work

An in-home face-to-face survey was conducted amongst a sample of 850 households. Views were obtained about the condition of their property, the facilities in the area as a whole and family income levels. The stock condition survey was undertaken by the property surveyors using the same sample of properties as for the residents’ survey. This allowed perceptions of the condition of properties to be compared directly with the actual physical condition.

The face-to-face survey was followed by a postal survey amongst all other households in the area. It was felt important to ensure that all households had had the opportunity to express their views, either in the face-to-face interview or in the postal survey. The questionnaire for the postal research covered essentially the same points as the face-to-face survey. Views from a further 388 residents were obtained by these means.

A series of 6 focus groups was held as the final stage of research during the initial planning of the regeneration. The views of white residents and each of the main ethnic groups were considered in separate discussions, but groups consisting of a mix of whites and non-whites were also held. Residents’ views on what needed to be done in the area and how the relatively limited funds should be allocated to best effect were discussed in detail. Priorities were considered as to the type of work felt to offer the best value for money and the type of resident and property with the strongest claims for the work. Several specific schemes were outlined and the perceived advantages and disadvantages of each discussed in detail.

Phase 2 Survey: Residential Property Monitor

To monitor the buoyancy of the property market in the area as the programme developed

A continuous programme of research was undertaken for several years after the regeneration work had commenced. Fieldworkers visited every property in the area at monthly intervals, noting all those with a ‘For Sale’ or ‘Sold’ sign. Asking prices for the properties were established by regular checks of the property press and with estate agents in the area.

As information built up, it became possible to identify trends in the number of properties being put on to the market, the speed with which they sold and the price being asked for them.  Prices were compared with published information for the rest of the country. All the information was reported at total area level and for each main type of property.

To complement this information, a face-to-face survey was carried out amongst buyers and sellers of properties in the area in order to determine motivations for choosing to sell or purchase.

Outcome

The results of all the research carried out at the planning stage were summarised in a report which outlined needs and recommended strategies for the housing redevelopment.

The Residential Property Monitor provided clear evidence of increasing buoyancy in the area’s housing market, reflected both in the speed with which properties sold and the price asked for those properties.