On 1 June 2021, the Cabinet agreed to bring forward legislation that will propose changes to how Local Property Tax (LPT) currently operates. LPT is a self-assessed tax charged on the market value of residential properties in the State. There were some exemptions to the system including first time buyers who purchased in 2013 along with all new builds since 2013. LPT is payable by the owner of the property – regardless of whether you live in the property, or it is rented out.
However, since 2013 there has been a rise in the value of property and many people now face an increase in their LPT. The bands have been widened to ensure that most homeowners do not face higher bills. The national average house price in 2013 was €189,000, rising to €284,000 this year. Over the same time, average prices soared in Dublin from €249,500 to €360,000.
Your property will need to be revalued in November 2021, but this can be done by yourself by doing a search on the Property Price Register and also on the main property portals daft.ie and myhome.ie. Failing that we recommend contacting your local estate agent to get an indication of value. The changes to the bill mean that your property value will be reviewed every 2 years.
The LPT is payable to your local authority and local authorities have the ability to vary their rates so check out your local authority’s rates: Has your Local Authority Rate changed? (revenue.ie). Local authorities are entitled to reduce the rate by a maximum of 15%.
The new bands are set out below:
Houses vacated by their owners due to illness are currently not liable to LPT, on the condition the property remains vacant. In future, the condition of vacancy will not apply, meaning that the home could be rented out and the LPT would still not apply.
See The Journal.ie’s article for a more in-depth analysis: Explainer: What will the changes to the Local Property Tax mean for your yearly bill? (thejournal.ie)
The former Player Wills factory has long been a contentious site in Dublin 8. Built to designs by Beckett & Harrington for W.D. and H.O. Wills in 1935, this building remained in use as a tobacco factory until 2005. Its form, scale and design make it an imposing presence on South Circular Road, and its’ obviously industrial function creates a striking contrast to the predominantly domestic architecture of the street. In recent years, the site has been used as a set for TV shows.
Recently the property was purchased by US property group Hines along with the Bailey Gibson packaging site. Hines was last September granted permission by the board for 416 homes, which included a 16-storey apartment block, on the site of the former Bailey Gibson packaging plant, which adjoins the Player Wills site.
In recent days, the site and the developers have hit the headlines with a 19-storey building among its new plan submitted to An Bord Pleanala. The plans submitted include a scheme of 732 apartments, one third of which would be co-living units. This has caused consternation among the local Dublin 8 residents, who have an issue with overlooking and blocking light in the area. The area is predominantly low-rise with 2 storey red-brick dwellings lining the South Circular Road and surrounding roads.
This site sits directly opposite our office so we will be keeping a keen eye on any developments in this story. We’ll bring you all the latest when we have it.
While there is a need for high rise buildings within the city, it remains to be seen if this site will be among them. Further information can be found on the Irish Times story released on Thursday:
This new year brings an unwelcome, but necessary, return to the Level 5 restrictions by the government in order to reduce the number of COVID-19 cases that have risen post-Christmas. Thankfully, the Property Services Regulatory Authority this week confirmed that Property Services are still recognised as an essential service.
What does this mean?
Property Services must only be provided in accordance with the provisions as set out at Level 5 of the Property Services Providers Guidance to Implementing Plan for Living with Covid 19. This means that our office will be closed to the public for the foreseeable future and our team will work from home where possible. Viewings must take place on-line where possible. All of our sales properties come with a 3D interactive floorplan and we can provide videos for all of our available rental properties. However, physical viewings can be arranged under certain conditions and we will strictly adhere to them. We would ask all our viewers to adhere to the conditions in the interest of the safety of our team, our clients and other viewers. These conditions are as follows for our sales properties:
Viewings by the public permitted of properties by appointment only where:
· Confirmation provided of (a) proof of funds (b) property previously viewed online.
· Time restricted appointments with sufficient time allowed between appointments to avoid any potential cross over of viewers.
· Viewings by one party of two people from the same household is only permitted.
If you are thinking of selling or letting, we can still carry out inspections of your property (either virtually or in person) in order to give you a detailed opinion of value.
For more detailed information, please visit www.psr.ie.
Our Lettings division will continue to view properties online to potential tenants and can facilitate physical viewings when an agreement is in place between the landlord and tenant.
Our Maintenance division will continue to service all our clients’ maintenance issues as per normal, while adhering to the safety advice from NEPHT.
We are delighted to be able to continue working at this time and want to let all our clients and potential viewers know that we are taking every precaution to ensure everybody’s safety.
Ever thought what an estate agent actually does?!? Each week we’ll bring you a quick overview of what has happened during the week and any thoughts we have on the market.
This week saw the welcome return to the office for us. Although we have opened on a skeleton basis, we have found the number of enquiries received from prospective purchasers has been hugely encouraging for the remainder of this year. We have accepted offers on a number of properties since Re-opening on Monday and are looking forward to bringing a number of new properties to the market shortly. I also met some lovely people this week who are thinking of selling their properties in the near future and hopefully they choose us to assist them with this.
The way we sell and market properties has changed dramatically over the past 3 months and we are very excited about the future. This week we have been arranging and carrying out professional photographs, 3D interactive floor plans and short videos for all of our sales properties. Keep an eye on all our social media platforms for these over the next short while. I’ll talk about the sales process in another post but changes we were looking to bring to our business have been accelerated and we look forward to bringing a more digital approach to our clients. The aim is to make it more transparent and convenient for both buyers and sellers. I have spent all morning playing with one of our 3D floor plans and it’s great fun! It will definitely help any potential viewers decide whether a property is worthwhile inspecting. For the buyer imagine no more Saturday’s going from house to house and getting increasingly frustrated as you are trying to find the property that suits you!
Conversely, we have put 9 properties to the rental market this week and we have found that the level of enquiries is considerably lower than we would have expected. There are a number of reasons for this but the increased supply from the short-term market to the long-term market along with affordability from tenants is resulting in less enquiries and potentially an adjustment in prices over the coming weeks. Time will tell.
This morning we did a walk-through of one of my favourite houses we are selling with the purchasers’ and their architect. The house sits in the shadow of the Sugarloaf on 0.6acre and is a really special property (in my mind!). It’s exciting listening to the purchaser’s discuss their vision with an equally enthusiastic architect. I feel like I’m inside an episode of “Room to Improve” with Dermot Bannon 😂. I love how varied our job is on a daily basis.
Tomorrow we will be doing our first video viewing with 2 couples on a family home. Both parties have responded with enthusiasm at the thought of having a private consultation with us from the comfort of their own couch – especially when the weather forecast is taken into account. I’ll be sure to get dressed fully unlike Luke “Ming” Flanagan!! Looking forward to bringing the feedback to the vendors following the weekend.
After that it’s a busy weekend with a virtual 5k run for the Castleknock 5k or #RorysRun in memory of our good friend who’s sadly no longer with us. It’s always a great weekend to meet up with old friends but it will be slightly different this year. Whatever you’re doing, enjoy the weekend!
This Covid world that we all find ourselves living through is much changed, uncertain and a challenging time for all walks of life. None more so than residential tenancies, from both a landlord and tenants point of view. At the time of writing, Hopkins Ward have generally had a very positive response from both tenants in paying rent and landlords engaging with those tenancies who have been financially effected from a loss of employment and/or income.
Affected tenants have found themselves in two categories:
From our entire management portfolio we have had c. 11% of all tenancies fall into the above categories. We are of the opinion that this is quite a low % considering the difficult times that the tenants are facing. The immediate response of the government in paying a €350 Covid 19 Pandemic Unemployment Payment, has certainly contributed in somewhat easing tenants financial worries and enabling them to pay all/part of their rental obligations. We would have a slight concern going forward, as to when this unemployment payment ends and tenants are not immediately back to their place of work in the same financial capacity as before.
With effect from the 27th March 2020, the government introduced the Emergency Measures in the Public Interest (Covid-19) Act 2020. This was a quick and decisive decision in protecting the rights of tenancies. It has brought about an initial set of emergency laws for a 3 month period, 27th March 2020 – 27th June 2020. By government order this notice period can be extended, and we would be of the opinion that it will be.
To answer this question with any degree of certainty is near impossible at this time. There remain too many unknowns including the longevity of the disease, the world economy effecting our island economy, long term affordability of tenants and whether Dublin will continue to remain a desirable location for the continued expansion of both existing and new start ups companies both homegrown and international.
I would tentatively suggest that the fundamentals remain strong within the Dublin rental market. Landlords may have to adjust to longer down times between tenancies and not an automatic rent increase year on year. I have been directly involved in Letting and Management in the Dublin residential market since 2003 and can recall a time when it was expected to have anything from a 2 week to a month gap between tenancies. Pre covid 2020, if the gap was any longer than a number of days it was an exception.
Remain safe, stay at home and a post covid world will be sooner than we think.
The Property Regulator and leading representative organisations have published a ‘Joint Sector Protocol for Property Services Providers’ safety document, the aim of which is to facilitate the safe reopening of the property market in Phase 2 (8th June).
The comprehensive new safety Protocol document was jointly developed by the Institute of Professional Auctioneers and Valuers (IPAV), the Society of Chartered Surveyors Ireland (SCSI), and the Property Services Regulatory Authority, (PSRA) and was shared with the Department of Housing, Planning and Local Government.
The Protocol is applicable to Valuers and all PSP’s for the auction, sales, lettings, valuations and property management environment and for both residential and commercial property.
While the property market is currently open for business online and remotely, the three organisations said the sector is now looking forward to a full reopening in Phase 2 of the Roadmap for Reopening Society and Business – in line with the Government’s health advice.
The key objective of this new Protocol is to facilitate the safe reopening of the property market. The three bodies believe this document will provide reassurance to consumers and clients of property services providers and valuers that the sector can reopen on the 8th June for safe business.
Under the Protocols, the following actions are required amongst others:
These strict guidelines will be adhered to by all of our staff at Hopkins Ward Estate Agents and all viewers will be requested to adhere to the same guidelines. We will be conducting virtual viewings at set times any by appointment. All physical viewing must be by appointment only. All our documents will be sent by email and electronic signatures will be used in all cases by all parties where required.
The document is available by request. Please contact me at email@example.com for a copy of the document free of charge.
How has the Dublin rental market been affected by the COVID-19 pandemic?
The whole world has been affected by COVID-19 and Dublin’s rental market is no different. Daft’s recent report on the rental market shows us that rents have fallen in April by 2.5%. Although, the evidence suggests that rental prices had begun to slow down and decrease ever so slightly prior to the COVID-19 pandemic taking grip. Daft’s previous report in January (based on Q4 2019) showed the first quarter in 29 consecutive quarters where rents did not rise.
There are a number of factors that have resulted in the decrease in rental levels:
Only time will tell for the long term effect of COVID-19 on the rental market but I believe there is still a supply issue but hopefully with more properties switching from short-term lets to the long-term letting market this will help improve the situation for tenants and will result in a more sustainable rental market. There are still a large number of factors that are causing a shortage of supply but I won’t deal with them today!
Speaking to a lot of people over the past few weeks of lockdown, the main question I am asked is “How will the property market react to COVID-19?”. The residential property market was in relatively good health in Q1 of 2020 on the back of a reasonable 2019. There were a large number of transactions over Q1 with prices in excess of the asking price being achieved in many instances. This was, in my opinion, due to a surge in consumer confidence following Brexit worries in 2019. The market seemed to be functioning again at a normal level in terms of transactions. While prices were beginning to level off in many parts of the city, there was a healthy stock level available for purchasers. There was much optimism for 2020 but the COVID-19 pandemic has brought life to a shuddering halt.
It’s my opinion that once Government restrictions are lifted, the market will take a number of months to find it’s feet again. Agents are having to readjust their way of operating and embrace new methods (be it virtual viewings, upgrading CRMs, online bidding platforms amongst others). Vendors and buyers are also going to be cautious as the lessons learnt from the 2008 crash are still very fresh in everyone’s minds. However, I believe that the fundamentals of the property market are in a much stronger position than 2008 and a recovery will be made much quicker this time around. The biggest issue will be affordability as purchaser’s ability to borrow will be affected by job losses, reduced wages and reduced working hours. Given the Central Banks’ tight lending regulations (which I have always wholeheartedly agreed with), the amount a purchaser is willing or able to offer will be limited in most cases.
In my opinion, there will be a lot of people looking to upsize towards the end of this year going into 2021. For the first time, most homeowners are spending time in their properties and are working out how they want their homes to work for them. Whether it is an extra room for a home office, a larger garden to accommodate a trampoline or an area with strong community spirit. I’m of the view that the market will suffer a reduction in the coming months as consumer confidence is shaken but as life (hopefully) returns to the new normal, people will look to make the move. This will lead to a lot of activity in Q4 of this year and early 2021. This time over the past few weeks has given people the opportunity to reassess their lives and what really matters to them – for most people it is their families and their homelife. I believe there will be a shift in work/life balance for most people and that will be reflected in their requirements when looking for a home in future.
If you are looking for advice on selling your property please give me a call at any time on 087-9879834.
We are delighted to announce the launch of our new website HopkinsWard.ie. Our new website enables our clients to view our various properties for sale / rent. As well as providing more information for our landlords and property owners when it comes to selling their property. For those interested in selling their property, we have added a unique online booking platform for your convenience on this page. We are also adding content frequently in our News section, including some guidance for our clients, as well as general advice on Dublin 8 and living in the area.
2018 has been an exciting time for Hopkins Ward as we moved to our new premises on the South Circular Road in Dublin 8. We also increased our staff. Our new website is another step forward as we continue to grow to achieve our goal of becoming the number 1 estate agent in Dublin 8.
Dublin 8 is to the west of Dublin city and includes the areas of Dolphin’s Barn, Inchicore, Islandbridge, Kilmainham, Merchants Quay, Portobello, South Circular Road and the Coombe.
It is becoming the top choice for the capital’s renters due to its old school character, hipster uprising and transport links. Access to the City and Docklands is quick and easy via Luas Red Line, Dublin Bus and Dublin Bikes. Residents here also have Heuston Station on their doorstep where you can catch a train to the west to Galway and to the south to Cork.
The sales market in Dublin 8 is very healthy, with purchasers drawn to the area’s green open spaces around Memorial Park and along the banks of the Grand Canal. Phoenix Park is located in Dublin 8 which is the largest urban park in Europe. The area offers a wonderful range of period properties alongside 1940’s – current day designs. The former Griffith Barracks aka Griffith College Dublin is actually on the same road as our office, where you’ll find the historic conservation buildings built circa 1892.
We are located at 207 South Circular Road and it is in this area we specialize.