What we get for our money

Continuing his series of property articles, estate agent Trevor Cooper looks at what is available for the 'average' house price...

THE average price of a local market property currently stands at £439,861, a rise of 3% over the last 12 months, according to the latest property prices bulletin published by the Policy Council.

The bulletin provides 'a headline analysis of trends in average prices' taken from the 232 local market sales between April and June this year.

This, incidentally, compares with 252 sales during the same period last year.

The eight-page report, a link to which is available on www.gov.gg/property, explains that a newly-adopted 'mix adjusted average' has been used to calculate the figures.

Additional categories also include, for example, the average cost for houses, excluding flats, which is £456,050. Yet this is significantly less than the price of many superb modern flats with fabulous sea views. Surprising, then, that the average price for flats is shown as £256,500.

This is not criticising the careful work of the analysts. The calculations are taken from a limited and fluctuating source – accurate to the penny but, as so often with statistics, not necessarily what the figures purport to be.

It is essential for the States to track property prices because housing is a fundamental factor in any government's strategy. What house buyers and sellers alike must not do is assume the findings truly reflect market conditions across the board.

So, what do you get for your money if you are an average house hunter looking for an average-priced property?

What is currently available in the region of the quoted £439,861?

Far from average is the immaculately presented Pippin Cottage, a modern semi-detached property in Upper St Jacques for sale at £435,000.

In addition to the eat-in kitchen preferred by so many these days, there is a conservatory off the spacious lounge and two bedrooms upstairs. The bathroom on the ground floor is extremely well fitted. Pretty courtyard gardens and parking for two cars complete the package.

Slightly above the average price at £449,000 is Beira, in Rouge Rue. This two-storey detached house has a traditional double frontage. With the benefit of an entrance porch, the hall and lounge have been combined to create an extremely spacious room where the stairs and original carved banisters make an attractive feature.

Also not apparent from the front of the property is the extended kitchen measuring 20ft x 12ft. This includes a dining area and has fully-glazed patio doors opening onto the enclosed rear garden – itself a good size and well stocked with flowering shrubs and bushes.

How do Guernsey's prices compare with Jersey? Category A to H properties are available only to local, residentially-qualified people. What is currently available for them in this price range?

It is not vastly different to Guernsey, in many respects. There is a selection of modern terraced houses, each with three bedrooms, available at £429,000, while a similar property in St Martin or St Brelade will cost £10,000 more.

Particularly eye-catching and also available at £439,000 is a terraced, two-up-two-down fisherman's cottage in a narrow lane a few steps away from St Aubin's harbour.

The two-bedroom accommodation is 'compact' but has been totally refurbished. The only outside area is a shared courtyard and there is no parking on-site but, as the estate agent says on the Jersey Housefinder website, 'if this lifestyle is what you are searching for then surely parking will be found'.

Further away in Southampton for a similar price is an attractive period house not unlike the charming mews type houses we see in L'Hyvreuse Avenue.

The Southampton property is a three-bedroom Grade II listed town house located in the heart of the Oxford Street conservation area. Within its five storeys is a first floor drawing room with a wide bow window overlooking the street. There is also a decked courtyard garden and allocated parking at the rear for the asking price of £435,000.

For the same price in good parts of Cornwall are large, detached, four-bedroom houses, whilst in Powys, mid-Wales, is what one estate agent describes as a 'must-see' property – a four-bedroom, two-bathroom barn conversion with an 'outstanding' kitchen/dining room, paddock and two acres of grounds in a rural location with far-reaching views.

Also at £435,000 but in central London, 300 yards from Regents Park at the heart of Marylebone, is a superbly presented fully furnished studio apartment on the ground floor of an attractive mansion block.

Typical of London properties, the flat is a long leasehold tenure of 102 years, with a current service charge of £2,400 per annum.

So far so good, except the whole flat measures only 290sq. ft in total. A small lobby with a triple wardrobe opens into the living room measuring 19ft x 11ft maximum, less than the size of the kitchen at Beira, and that's it.

Apart from a small shower room, the flat is no more than the living room, which includes kitchen fittings along one wall.

Now, just try and gauge an 'average price' amongst that lot.