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High Point Village, in Hayes vs "Prime London"

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High Point Village, in Hayes vs "Prime London"
(WARNING - for folks in Hong Kong):

COMPARISON:
High Point Village, in Hayes, Middlesex - vs- "Prime London"

PHOTO_01.JPG

I do believe that there is less downside and greater potential percentage returns in the first versus the second.

Here, I am comparing the development described below with 375 High Street Kensington (at GBP 1500 psf), which the property agents have called "Prime Central London", but it isn't. The really funny thing is the so-called Central London location on the edge of Hammersmith, will be less convenient in some respects than the Hayes property, assuming we can believe the advertised transport times, which are:
Heathrow : 6 mins
Paddington : 17 mins
West End : 37 mins
The City : 47 mins

M124_cgi_01.jpg
375 High Street Kensington
(Note: It could easily take 1 hour to get from 375 Ken.High St to Bank St. station)

I don't necessarily believe the advertised times (they are often inaccurate), but this comparison does show the importance of actual transport links, rather than "brand name addresses" like Kensington High Street.

High Point Village... : MasterPlan
"is situated within the fast-emerging business hub of Hayes. And seamless transport links mean it is equally well-connected to Heathrow Airport, some of the most prosperous business areas, the M4 corridor and Central London. Heathrow Airport is only six minutes away. Hi-tech business parks surround High Point Village. The West End is just over 30 minutes. And with Crossrail being just seconds away, the West End and the city will become even closer."

/link: http://www.highpoint....co.uk/location

It will be interesting to see what price per sf they are asking for the Highpoint property. The advert does mention: a "projected return of 6.8% pa Gross Yield"

/source: http://hongkong.asia...n-sucker-punch/

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I used to live close to the Highpoint development.

Transport wise, although it is a nice location, it is quite far for any tube lines.

£1500psf is outrageous. Better to look at the old Victorian conversions around Earls Court - better location, vfm, and closer to the tube.

"£1500psf is outrageous".

Agreed.

To be clear, that is for 375 High Street Kensington, a different address.

 

I am expecting the Hillingdon property to be under £400psf

 

And there is meant to be a new Crossrail station going in nearby

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MORE PHOTOS - Highpoint Village

 

highpoint-header.jpg

 

PHOTO_08.JPG

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Many of these out-of-town locations like to advertise their transport link times, and to be fair to them the train links are often excellent.

 

Places like: Croydon, Wimbledon, Surbiton, Kingston, Bromley etc are all within 20-30 minutes of a mainline station despite being out in Zones 3-5.

 

However of course this does then put you at the mercy of the train operators. Bussing/driving/cycling into town is not really an option from these distances, and this limits what you can do after work, etc.

 

Ultimately there are a myriad of factors that means one choice will make more sense than another. Where you work, where you spend your leisuretime, the locality of good schools, and family responsibilities etc.

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Many of these out-of-town locations like to advertise their transport link times, and to be fair to them the train links are often excellent.

Bussing/driving/cycling into town is not really an option from these distances, and this limits what you can do after work, etc.

 

Ultimately there are a myriad of factors that means one choice will make more sense than another. Where you work, where you spend your leisuretime, the locality of good schools, and family responsibilities etc.

Sure.

But new transport links create new PROPERTY ARBITRAGE opportunities.

 

And the developer is claiming a 6.5% Gross Yield on this development, which is pretty good.

If Central London workers can really live there, and enjoy an easy commute, the area can grow and grow.

And good urban design, and a few things to do in the area, may make it into a new and thriving haven

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(Some prices now indicated):

 

A FUSION OF URBAN STYLE AND RURAL VALUES

 

SELLING NOW!!

EXHBITION THIS WEEKEND

 

23RD-24TH JUNE 2012 (SAT - SUN) 11AM-7PM

 

2/F VICTORIA ROOM, MANDARIN ORIENTAL, HK

 

• A luxurious waterside project by Ballymore, a leading UK developer

 

• Waterside apartments prices from:

Suite - £145,000, 1 bedroom - £185,000,

2 bedroom - £245,000, 3 bedroom - £310,000

 

• Projected return of 6.8% p.a. gross yield#

• Bond Street station (20 minutes by Crossrail^); Heathrow Airport (6 minutes); Paddington Station (17 minutes by train)

• Walking distance to Hayes and Harlington train station

• Strong rental demand - 5 million business air-travellers live locally, 5,000 people employed at Heathrow Airport

• Crossrail station on doorstep^

• On site management and rentals

• 999 year lease

• Completion estimated in October/ November 2012

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Now available to Let :

 

Brand New Luxury Fully Furnished Flat in High Point Village, Station Approach, Hayes UB3

 

Hayes5.jpg

 

lounge11.jpg

 

water-feater.jpg

 

> More photos: http://www.theonlinelettingagents.co.uk/property-search/brand-new-luxury-fully-furnished-flat-in-high-point-village-station-approach-hayes-ub3/

 

Travel Times: from High Point Village ( www.highpointvillage.co.uk )

* Heathrow (6 mins)

* Ealing Broadway (8 mins)

* Paddington (17 mins)

* Westfield- WhiteCity(30 mins)

* West End (37 mins)

* The City (47 mins)

* Canary Wharf (55 mins)

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(I got a private message about this thread - and I responded as follows):

 

Thanks for the message.

 

To be honest, Highpoint / Hayes was an old (and temporary) interest of mine - I was once fascinated by the prospects of investing in property along Crossrail - near the station. I thought the completion of that transport link would give a boost to property values there.

 

I never did it, because... I moved away from the UK, and it was too far away.

 

I posted on the Hayes thread recently, because I had noticed that it had quite a lot of hits, and I thought by posting something, I might get a message in return (like yours) so I could find out why there was so much interest, and also how an investment there had worked out.

 

You said you thought :

"it isnt a very up market area now... it used a quiet slighly chavy area but now its definately gone down in status"

 

It would be interesting to me, and probably GEI readers interested in Hayes to find out more

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