Slough Property Market 2021 Report

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Slough Property Market

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The following market report has been crafted by Julian Ramsden, Director at RWinvest with over two decades of experience in property.

When you think of property investment, the Berkshire town of Slough probably doesn’t come to mind.

After all, thanks to the comedic efforts of Ricky Gervais in The Office, Slough has built up a dismal reputation of being drab, dull, and boring.

Dig a little below the surface, though, and you will find what could be the next best property market in the UK. Seriously.

The town has undergone essential regeneration over the past five years, with flocks of businesses and professionals moving to the area.

Situated ideally in the London commuter belt, Slough boasts London opportunities but without the London prices.

If you’re serious about property investment and want to get ahead of the curve, the Slough property market is something you should be taking a closer look at.

This report will cover the Slough property market in-depth, including average Slough house prices, a Slough property market forecast, regeneration initiatives like Slough Crossrail, employment opportunities, and more.

This is the ultimate guide to the Slough property market in 2021.

If you want to invest in Slough, be sure to fill in your details on this page and talk to our property specialists today to uncover all your options.

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Slough skyline in cloudy weather Slough skyline in cloudy weather

House Prices in Slough 2021 

According to the latest government figures from the Land Registry, house prices in Slough are currently valued at around £298,208.

This is a 3.75% growth in year-on-year terms, with prices rising 2.70% since January 2020.

When you compare the Berkshire town to nearby locations in the South East, you can start to appreciate the growth potential.

The average sold price for property in West Berkshire is around £370,628 – 24.29% more expensive than Slough.

Similarly, when you look at the average sold price for the entirety of the South East, Slough comes out favourably again.

On average, you can buy a property in the South East region for around £314,007, a 14.35% difference in prices compared to house prices in Slough.

Infographic - Slough is 20 minutes away from London Infographic - Slough is 20 minutes away from London

Where favourable comparisons end is when you compare the current average to the UK housing market.

Surprisingly, despite the Covid-19 pandemic, the UK property market thrived over the past 12 months.

It thrived so much, in fact, that the average UK property price surpassed £250,000 for the first time ever. Rates were rising at their highest level since 2004.

Property prices in Slough are around 18.57% higher than the average UK property.

Similarly, the UK growth rate over 2020 surpasses Slough, increasing by 8.50%.

However, due to its location and proximity to London (you can reach the capital in less than 20 minutes), such low prices are pretty much unheard of.

Chart comparing Slough to London Property Market Chart comparing Slough to London Property Market

Rental Market Slough 2021

While the sold price of property in Slough has grown at a comfortable rate, the Slough rental market has equally flourished.

The current average rent in Slough is around £1,136, 16.04% higher than the UK average.

Due to the price of property in Slough, rental yields are around 4.57% – although these rates can get higher depending on where you invest in the area.

As you can see from the table, rental yields in Slough are ever so slightly below the UK property investment average.

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Chart comparing the property market in areas near Slough Chart comparing the property market in areas near Slough

While this may concern you, it’s essential to view these statistics in context.

Firstly, South-East locations often command a premium price. This is especially true when you consider proximity to London.

Property in Slough is uniquely placed as perhaps the definitive commuter town in the region. The town was voted the second-best location in all of Europe for connectivity.

This accolade is demonstrated by the fact that Slough can reach Central London and Heathrow in just 18 minutes.

Secondly, Slough rental yields are superior to nearby locations in Berkshire.

South East Rent Over Last 12 Months graph South East Rent Over Last 12 Months graph

As you can see from the table above, properties in Slough offer the highest rental yields out of five nearby areas.

Property prices in the town are also some of the lowest, making it an ideal spot to invest in the area.

Overall, the South East is expected to see rent prices rise over 2021, with an 11.5% rise by 2024 according to JLL.

As you can see from the graph, house prices in the region have continued to increase over the year. The latest data from February shows that rental figures in the area are now £1087, which is 7.7% higher than the year prior.

This trend is likely to continue over the coming years, which is good news for property investors in Slough.

Now that we know the current market rates, let’s look at what happened to Slough house prices over 2020.

Graph showing an increasing trend in Slough property prices Graph showing an increasing trend in Slough property prices

Slough House Prices 2020

Despite a hurricane of a year that decimated so many lives and livelihoods, the property market experienced some massive growth levels.

These levels were at direct odds with what many experts believed would happen.

Doom and gloom were certainly on the cards when the first UK lockdown was implemented. However, the market saw an unprecedented uplift as restrictions on property were eased in May 2020.

As you can see from the graph, there was a strong upturn in Slough property investment come May, with a striking 7.51% increase by October 2020.

The UK property market has exploded in 2020 and 2021, with property prices rising at unprecedented levels with no signs of slowing down.

Julian Ramsden, Director at RWinvest

Aerial image of Slough Aerial image of Slough

Prices did slip slightly to the end of the year, perhaps as the market settled down, but prices were still up over January by a considerable 2.7%.

While the dip may not be attractive on the surface, December 2020 was 3.75% higher than the year prior.

So, why did this growth occur while many experts anticipated cataclysm?

Through government activity and personal changes amongst residents, levels of interest in property remained high and increased by around 40% post-lockdown.

Empty street in lockdown with covid-19 restrictions sign Empty street in lockdown with covid-19 restrictions sign

Changing Habits After Lockdown

When analysing the property market, many experts forgot to consider how tenants would change post-lockdown in a context other than money.

While financial implications were certainly felt amongst homeowners and tenants, the most surprising change was how people started to think about their home.

Research from leading experts like Rightmove and Benham and Reeves found that there had been a consistent change amongst residents in what they want out of a property.

According to Rightmove’s study, around 37% of residents now want space to work from home. In a similar vein to this, 35% want faster broadband speeds to cope with the working from home life, while 31% want a garden.

Chart ranking the most desired amenities in apartment buildings Chart ranking the most desired amenities in apartment buildings

Similar results were found by Benham and Reeves. The estate agent ranked the top 10 tenant priorities and compared them to results from previous years. These results were quite surprising.

As you can see, the most significant changes were for outside space and a nearby park, jumping from 7th and 9th to 2nd and 3rd.

Excellent transport links fell from the top spot to 1st, while private gyms dropped from 6th to 10th.

This data is crucial to consider as a property investor. It’s vital these facilities, or most of them, are provided to tenants; otherwise, you could face little interest in your property.

Stamp Duty Holiday Rishi Sunak Stamp Duty Holiday Rishi Sunak

Stamp Duty Tax Holiday 

Another key factor contributing to the consistent rise in property market interest has been the stamp duty tax holiday.

Announced in July 2020 and originally planned on ending in March 2021, the holiday has allowed investors to save thousands on their property purchases.

Stamp duty tax is a tax paid on property purchases in England and Northern Ireland. Due to the tax-saving holiday, investors saved over £4,500 on average, with the potential to save as much as £15,000.

The holiday has recently been extended until the end of June, so if you’re a property investor, you have more time to save some serious money.

To calculate stamp duty rates on your property purchases, be sure to use our stamp duty calculator.

FAQs

We have compiled a list of the most common questions to help you get to grips with UK property and the Slough market.

UK house prices are currently rising at their highest rate since 2004. According to Halifax, the average UK property surpassed the £250,000 mark for the first time ever. UK property prices are now valued at £251,500 on average.

It’s unlikely the market will fall in 2021. Most predictions from experts estimate that prices will have a minimal rise between 0-1%. Rightmove estimates prices may rise up to 4%, while Halifax estimates a slight dip at -2%. Future market growth is incredibly positive, though, with a national increase of 20.4% by 2024.

House prices are set to rise in 2021, with estimates between 0-1% growth. Rightmove has provided the highest estimates at 4%. With the stamp duty holiday extended until June 2021, house prices will likely continue to rise over the year.

The average UK house price is currently £251,500, according to the latest Land Registry data.

The average UK rent is around £979, according to Homelet.

Are UK House Prices Rising or Falling?

UK house prices are currently rising at their highest rate since 2004. According to Halifax, the average UK property surpassed the £250,000 mark for the first time ever. UK property prices are now valued at £251,500 on average.

Is the Property Market Going to Fall?

It’s unlikely the market will fall in 2021. Most predictions from experts estimate that prices will have a minimal rise between 0-1%. Rightmove estimates prices may rise up to 4%, while Halifax estimates a slight dip at -2%. Future market growth is incredibly positive, though, with a national increase of 20.4% by 2024.

Will House Prices Fall in 2021?

House prices are set to rise in 2021, with estimates between 0-1% growth. Rightmove has provided the highest estimates at 4%. With the stamp duty holiday extended until June 2021, house prices will likely continue to rise over the year.

What Is the Average UK House Price?

The average UK house price is currently £251,500, according to the latest Land Registry data.

What Is the Average Rent in the UK?

The average UK rent is around £979, according to Homelet.

Property market forecast chart by experts Property market forecast chart by experts

Will House Prices Go up 2021? 

So, will house prices go up in 2021? Well, the Slough property market forecast is incredibly optimistic over the coming years.

While other southern locations like London are set to see a slow recovery in house prices after dipping in 2020, the Slough property market forecast is expected to see tremendous growth.

Prices in the Slough property market are predicted to increase by 15% over the next four years, with rent prices rising by 11.5%, according to JLL. Savills has similarly optimistic predictions, with prices in the region set to increase by 17.3% by 2024.

Nationally, opinions vary on how much growth is expected over the coming years.

As you can see from the table, most experts anticipate minimal growth in 2021, with a 0-1% increase in UK prices over the next 12 months.

Aerial view of the whole town of Slough Aerial view of the whole town of Slough

Halifax has predicted a -2% growth over the coming year, whereas Rightmove has provided the most optimistic estimates at 4%.

The minimal growth predictions have been attributed to a potential slow economic recovery after the third national lockdown.

However, covid-19 has proved how difficult it is to predict property prices with accuracy. Furthermore, these predictions were made before the announcement that the stamp duty holiday has been extended by three months.

With this in mind, it’s likely property prices could increase by far more than just 1%.

Overall, the Slough property market forecast is one that investors should get excited about. If you’re asking, “will house prices go up,” then you’re in luck. Thanks to its location and promising financial future, the time to invest in the Slough region is now if you want to take advantage of lower prices.

Slough property price growth 2015 to 2020 graph Slough property price growth 2015 to 2020 graph

Slough Market Over Last Five, 10, and 20 Years 

To truly anticipate future growth, it’s essential to look at past change within the Slough market.

Typically, an area that has demonstrated consistent and strong price growth over the decades will likely continue to increase in price over the coming years.

With this in mind, let’s look at house prices Slough over the last five years.

There’s been significant growth over the past few years for house prices Slough, with a 10.39% rise in prices since 2015.

From 2015, there was significant growth in house price rise in 2016, with almost £30,000 in 12 months.

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Slough town centre in sunny weather Slough town centre in sunny weather

House price trends in 2017 were equally positive, with house prices rising by about £6,000.

Growth continued in Slough until hitting a peak of £305,264 in 2018.

The price drop in 2019 was a trend seen amongst homes in Berkshire. Average property prices in the region hit their biggest drop since the height of the financial crash in September 2009.

This drop may have been caused by the political uncertainty at the time, with no confirmation on who would be leading the country until the December 2019 election. After this, a considerable uplift in the economy was felt, one now referred to as the ‘Boris Bounce.’

The year 2015 was a significant turning point for Slough house prices.

 

Slough Property Prices 2015 graph showing an increasing trend Slough Property Prices 2015 graph showing an increasing trend

House price rise 2016 and 2015 were at the highest rate in the UK.

Between January and December 2015, prices increased by over £40,000 – an 18.16% rise.

This was a substantial growth compared to the previous year. Property prices in Slough were 18.69% higher in December 2015 than in 2014.

These levels of growth continued into 2016, where property prices in the first five months were over 20% higher year-on-year, peaking in June 2016 with a 24.38% increase over 2015.

Looking back further still, since 2000, Slough property prices have increased by a whopping 192.49%.

For comparison, that far surpasses London, which grew by 149.07%, and the UK as a whole, which increased by 168.63%.

Over the last 10 years, Slough price growth has similarly been strong. Since December 2010, prices have increased by 65.05%. Again, this considerably surpasses the UK average growth.

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Why Have House Prices Increased?

Where to Invest in Slough? 

Now that we’ve covered why people are moving to Slough and the latest property data, it’s time to look at where to invest in Slough.

Using information from Zoopla, we have compiled data from every Slough postcode to find their rental yield.

SL0 postcode

House price: £710,190

Rent: £1,753
Yield: 2.96%

SL1 postcode

House Price: £346,384

Rent: £1,033
Yield: 3.58%

SL2 postcode

House Price: £464,573

Rent: £1,248
Yield: 3.22%

SL3 postcode

House Price: £418,026

Rent: £1,355
Yield: 3.89%

SL4 postcode

House Price: £650,701

Rent: £1,726
Yield: 3.18%

SL5 postcode

House Price: £1,039,497

Rent: £3,837
Yield: 4.43%

SL6 postcode

House Price: £574,146

Rent: £2,272
Yield: 4.75%

SL7 postcode

House Price: £642,506

Rent: £1,889
Yield: 3.53%

SL8 postcode

House Price: £623,194

Rent: £1,281
Yield: 2.47%

SL9 postcode

House Price: £1,021,756

Rent: £1,642
Yield: 1.93%

Top 3 Rental Yielding Postcodes

More and more people are choosing to leave London, making it an increasingly smarter choice to invest in surrounding cities and towns like Slough.

Julian Ramsden, Director at RWinvest

Slough vs London comparison chart Slough vs London comparison chart

Slough vs London 

Slough vs London is a comparison many may find odd at first. After all, on the surface, the economic powerhouse of London cannot be outperformed by a town in Berkshire.

London accounts for around ¼ of the UK’s total GDP and attracts investment from across the world thanks to its international reputation.

However, once you look at the statistics, you realise that the Slough market outweighs London in every aspect except for monthly rental income.

London property is over 162.91% more expensive than prices compared to Slough, with far lower growth rates predicted over the coming years.

London has been on a downward trend for several years, with growth rates getting smaller and smaller.

There have even been some negative growth rates. Between December 2018 and December 2020, London property prices dropped by 3.51%. Rental figures have also been dropping annually.

As of February 2021, London rent had decreased by 4.7% year-on-year.

These growth drops have been astoundingly high during 2020.

London Property Prices 2020 graph London Property Prices 2020 graph

After peaking in April 2020, with prices of £920,444, London experienced a mini-crash, with falling house prices dropping by £133,817 in just three months – a 14.54% decrease.

Prices only got worse across the year, and finally ended at £784,006 – the latest figures.

While many cities experienced a lull in prices in lockdown, most cities saw a resurgence towards the end of the year. This makes London property a risky investment now, as it’s unclear when, and if, falling house prices will recover.

It’s been a similar case for several years. While London prices have been increasing over the last 10 years, there’s been many peaks and troughs suggesting market instability.

Take a look at this London House Prices Graph 10 years.

London House Prices Graph 10 Years graph London House Prices Graph 10 Years graph

As you can see from the graph, house price trends over the last 10 years in Slough have undergone a slow and steady growth. Comparatively, London has been relatively unstable with falling house prices since 2018.

The house price trends over the last 10 years for London haven’t been the most favourable. There’s undoubtedly been incredible growth since 2010, but it has been quite inconsistent.

There were marked drops in house prices between 2014 and 2015 and 2016 and house prices 2017 London.

House prices 2017 London were valued at around £778,002- a drop from £811,786 in the year prior.

Property prices in London 2018 reached a splendid £812,504. While this represented a strong growth compared to 2010, property prices in London 2018 started to fall. Now in 2020, prices are almost £30,000 less.

With more people than ever leaving London due to hiking living costs, it makes sense to invest in areas surrounding the capital like Slough.

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Invest With RWinvest 

We hope you enjoyed our guide to the Slough housing market.

Due to the new Crossrail links in the town, strong house price growth is predicted for the future. This means now is the time to act before prices rise. When investing in property early, you can set yourself up for excellent capital gains in the future.

If you’re looking for a Slough house for sale or are interested in investing in property, then you’re in luck. Here at RWinvest, we have some of the finest properties in Slough to offer.

 

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RWinvest is an award-winning property investment company that specialises in residential and student property.

Our properties in Slough come at some fantastic prices. A luxury Slough development comes priced at just £324,950, with excellent access to nearby train stations for a commuter paradise.

We also have fantastic property opportunities in the North West, with prices from just £92,950 and 8% returns.

Get a Slough house for sale today and get access to special-limited time offers – only with RWinvest.

Disclaimer: This guide was created in March 2021. Depending on when you read it, prices may have changed. To keep up to date with all the latest property news Slough, check out our website.

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