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City Centre Housing Market Profile

This profile contains information about the population, housing stock, market performance and demand for housing in the City Centre HMA. The Housing Market Area Profiles have been developed as a guide for future housing delivery on sites located across the city. The profiles offer recommendations on the housing that would be suitable to meet the current need in the area and diversify the stock that is available in order to attract households to the area. The profiles also provide useful evidence and data on the population and housing levels across Sheffield which can be utilised in other reports and publications. This HMA data is compared with the Sheffield average to put the area in the wider context of the city. The data used in this profile is from a number of sources, including the 2011 Census, 2013 Strategic Housing Market Assessment (SHMA), Council data, Experian and Land Registry sales. The SHMA data is based on a household survey of a statistically representative sample of 3,363 households living in Sheffield and accords well with the spatial, tenure & demographic profile of the city. Prior to the analysis the data was weighted by household type to ensure that it is representative as possible thus compensating for non-response bias. More information on the data can be found in the sources section of the profiles. The profile includes the following sections: Section 1 - Area description: A description of the neighbourhoods within the HMA Section 2 - Household profile: Demographics of the population and the households in the HMA Section 3 - Economic profile: Employment and incomes Section 4 - Housing profile: Current housing available, including the type, size, tenure and adequacy of the housing Section 5 - Neighbourhood profile: Neighbourhood satisfaction, crime and educational attainment Section 6 - Recently moved to HMA: People who have moved in the HMA and the reasons for this Section 7 - Supply from moving households: Supply of housing that might become available in the HMA by households moving in the next 5 ye ars Section 8 - Demand from existing households: Future demand for housing from existing households planning to move to the HMA, including demand for different types, sizes and tenures of home Section 9 - Existing households that could not move in the last 5 years and the reasons why Section 10 - Newly forming households: Demand for housing from new households who may form in the next 5 years Section 11 - Supply and Demand balance - Details about the estimated turnover of housing in the HMA, and how this matches with demand. Identifies shortfalls or surpluses of different sizes and tenures of homes to act as a guide for development. Section 12 - Social rented market: Details of the social housing stock and turnover Section 13 - Home ownership market: Average house prices, property sales, completions and the income required to afford to buy a property Section 14 - Private rented market: Average private rents and the income required to afford to rent a home Section 15 - Housing affordability - Level of income spent on housing costs, difficulties affording housing costs and housing benefit claimants Section 16 - Older people's accommodation: Supply of older people's accommodation and the demand for this in the HMA Section 17 - Care and support needs: Disabled households and the demand for adaptations, and care and support from the SHMA Section 18 – Summary: Brief conclusions drawing out the key points from the sections. Section 19 – Housing recommendations: Recommendations on the types of housing that is needed in the area to meet demand and attract households to the area.

1

Section 1: Area description

Sheffield City Centre Housing Market Area has experienced dramatic physical change since the late 1990’s, with the overhaul of the Midland Train St ation, Sheffield Hallam University’s City Campus and the Peace Gardens. New developments have included the Winter Gardens and Millennium Galle ries, as well as Howden House and Derwent House. Young adults are by far the largest population group. They are either students or working people who enjoy a city centre lif estyle. The City Centre is a key strategic area for housing growth. It provided 40% of the city's new completions in 2015/16 and 30% in 2014/15. The new properties are almost all apartment development for rent rather than sale. The capacity for residential development will continue to be significant over the next 10 years and beyond. The revival of City Centre living has been focused on developments of flats, both new build developments and conversions of d isused industrial buildings. In the past 10 years a large number of residential flats have been built around the City Centre, with the majority of these developments in former industrial areas, such as the Devonshire, St Vincent’s, Kelham Island and Cultural Industries Quarters. The area is dominated by private rented flats and a partments catering for students and young professionals, and one of the challenges now is how to broaden the housing offer in the City Centre to attract other ho usehold types. This area also contains the neighbourhoods of: Netherthorpe - lies 1/2 mile to the west of the City Centre next to the inner ring road. Housing in the neighbourhood is almost all council built with some private built flats, including student complexes along Netherthorpe Road. The neighbourhood has access to shops and local amenities i n Upperthorpe, including a major supermarket and is within walking distance of the city centre. Park Hill - the dominant feature of the landscape is the Grade Two* listed 1960’s Park Hill flats complex which occupies a prime position just outside the city centre. The building alone covers an area of 17 acres and currently contains around 1,000 flats. In total the whole site covers 32 ac res. In 2008 work started to refurbish the estate into a prime city living complex, which will includes flats for sale and social rent. The area has also seen recent regeneration of the South Street Open Space and nearby Green Networks, which has included improved pedestrian routes down to the Sheffield train station and the development of an amphitheatre.

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City Centre Quarters

3

2. Household profile

Table 1 - Households and population

Figure 1 - Age Profile

City Centre Sheffield

Households 6,991 229928

Population 18,791 552698

Average household size 2.69 2.40

Table 2 - Age profile

City Centre City Centre % Sheffield

0-14 1175 6% 17%

15-24 10746 57% 18%

25-34 3984 21% 14%

35-49 1680 9% 20%

50-64 693 4% 16%

65-79 376 2% 11%

80+ 137 1% 4%

Total 18,791

Table 3 - Ethnic origin of household


BME 9,828 52% 19%

Non-BME 8,903 48% 81%

The household profile data is from the Census 2011.

Geographically the City Centre HMA is the smallest at 1 square mile, however due to the predominance of flats, it has a comparatively large population of 18,971. The average household size is larger than the city average, which may be due to the large number of student cluster flats, which can accommodate households of up to ten people. The City Centre population is significantly younger than the Sheffield average. Over three-quarter (78%) of the population, are aged between 15 and 34 years, compared to third citywide. This will be mainly due to; the large amount of student accommodation within the City Centre, the lack of family housing and the high number of flats which increases the density of the population in a small area. People aged 50 and over make up only 8% of the population compared to 31% of the city overall. The age profile of the population is likely to lead to a transient community and the house types available need to attract more families who are more likely to settle. The City Centre has a much higher BME population at 52% than citywide at 19%. Overseas students will compose a large proportion of this population.

0%

10%

20%

30%

40%

50%

60%

70%

0-14 15-24 25-34 35-49 50-64 65-79 80+


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Table 4 - Household type

City Centre City Centre % Sheffield Figure 2 - Household type

One person household 2938 42% 35%

Couple 1065 15% 19%

Couple with dependent children 347 5% 20%

Couple with non-dependent children53 1% 6%

Lone parent with dependant

children317 5% 8%

Lone parent with non dependant

children 64 1% 3%

All full-time students 1401 20% 3%Other 743 11% 7%

Total 6928

0%

5%

10%

15%

20%

25%

30%

35%

40%

45%

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Household types differ to the city average, with nearly half of all households being a single person. This is likely to be due to the predominance of flats and studio apartments which cater for single households. There is a far higher number of student households than citywide as they make up a fifth of all households. The large number of students is due to the City Centre's proximity to both Sheffield Hallam University and the University of Sheffield's main campuses, meaning that much of the Purpo se Build Student Accommodation (PBSA) is located in this HMA. The Home Truths report found that the dominance of students within the City Centre market was not only as a result of PBSA however. Several respondents cited that a new development will often target young professionals and families, but will then end up being transformed into studen t accommodation over a period of time. There are very few households with dependent children compared to the city average (10% compared to 28%). It is likely that this is due to the shortage of family accommodation (properties with more bedrooms and houses), a shortage of schools and the lack of parks and green space compare d to other areas of the city. This is likely to lead to households with children moving away from the urban environment and into the suburbs. The demographic analysis based on the census is supplemented by the 'mosaic' profile of the area (below). This indicates tha t the population of the City Centre HMA is dominated by the 'Student Scene' and 'Central Pulse' categories, who between them make up around three quarters of households in the area. However, it also demonstrates that the areas population is not homogeneous and also includes older social renters and home owners.

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City Centre's most numerous household types (Mosaic category)

CategoryNumber of

householdsDescription

Student Scene 3356 Students living in high density accommodation close to universities and educational centres

Central Pulse 3092 Youngsters renting city centre flats in vibrant locations close to jobs and night life

Learners & Earners 552 Inhabitants of the university fringe where students and older residents mix in cosmopolitan locations

High Rise Residents 338 Renters of social flats in high rise blocks where levels of need are significant

Streetwise Singles 237 Hard-pressed singles in low cost social flats searching for opportunities

Dependent Greys 233 Ageing social renters with high levels of need in centrally located developments of small units

Crowded Kaleidoscope 220 Multi-cultural households with children renting social flats in over-crowded conditions

Bus-Route Renters 128 Singles renting affordable private flats away from central amenities and often on main roads

Inner City Stalwarts 123 Long-term renters of inner city social flats who have witnessed many changes

Disconnected Youth 58 Young people endeavouring to gain employment footholds while renting cheap flats and terraces

Mosaic' is Experian’s s consumer classification designed to help explain the demographics, lifestyles, preferences and behaviours of the UK adult population.

Section 2: Summary Geographically, the City Centre is the smallest of the HMAs.

The City Centre population is significantly younger than the Sheffield average, with 78% aged between 15 and 34, compared to 32% citywide.

Nearly half of all households are a single person and a fifth are student households.

There are few families with children compared to the city average, this is likely to be due to the shortage of family housing and the lack of green space and schools.

6

3. Economic profile

Table 5 - Working status

Figure 3 - Working status


Full time employed 3281 19% 34%

Part time employed 696 4% 14%

Self employed 373 2% 7%

Unemployed 488 3% 5%

Full-time student (employed) 2716 16% 6%

Retired 312 2% 13%

Student (including full-time

students)8614 50% 11%

Looking after home or family 219 1% 4%

Long-term sick or disabled 369 2% 4%

Other 270 2% 2%

Total 17338

Table 6 - Occupation


Professional occupations 1704 27% 20%

Sales and customer service

occupations 93115% 10%

Elementary occupations 923 15% 12%

Associate professional and technical


Administrative and secretarial


Managers, directors and senior

officials 3996% 8%

Caring, leisure and other service


Skilled trades occupations 311 5% 11%Process plant and machine

operatives 167 3% 7%

Total 6264 100%

The information in Table 5 and 6 is from the 2011 Census.

0%

10%

20%

30%

40%

50%

60%


2011 Census data reveals that the majority of the population aged between 16 - 64 years are students, making up half of the total. This will be due to the HMAs proximity to the two Universities' main campuses and large amount of purpose built student accommodation. There are a lower number of unemployed households compared to the city average, this may be owing to the higher cost of living. Of those in employment, the most common occupation was professional, followed by sales and customer service and elementary. People with these office and retail based occupations may choose to live in the City Centre because of its proximity to their place of work, as Sheffield City Centre is the business and retail centre of the City Region.

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Table 7 - JSA Claimants


Total number of claimants 195 8540

% of working population claiming

JSA0.9% 2.3%

Table 8 - Proportions of households by income band (%)


Median average income £21,020 £27,230

<£10,000 25% 11% Figure 4 - Average household incomes by Wards in the City Centre

£10,000-£14,999 20% 15%

£15,000-£19,999 14% 11%

£20,000-£24,999 15% 14%

£25,000-£29,999 12% 11%

£30,000-£39,999 9% 16%

£40,000-£49,999 3% 10%

£50,000-£59,999 1% 6%

£60,000-£74,999 1% 4%

£75,000+ 0% 3%

- JSA data is the December 2016 claimant rate from the Office of National Statistics, and also includes people who claim Universal Credit for reason of unemployment. - The income data in Table 8 and Figure 4 is from Mosaic 2016.

The median City Centre income is considerably below the Sheffield average. This is because of the high number of students and younger people in more entry level employment roles resident in the City Centre. 57% of the population are in the 15-24 age group. Much of the City Centre HMA is in the City Ward, where the average income is £21,020. While the number of students means the median income is low, there are still 26% of households with an income of above £25,000, higher than the city median.

The JSA claimant rate is lower in this area than the city average. This is likely to be due to the higher than city average rental prices and the large student population who are not eligible to claim JSA.

£0

£5,000

£10,000

£15,000

£20,000

£25,000

£30,000

City Ward Sheffield

Wards

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Table 9 - Equity of existing households

City Centre % Sheffield

Negative Equity 0% 2%

Up to £9,999 24% 5%

£10,000-£24,999 24% 5%

£25,000-£49,999 0% 9%

£50,000-£99,000 24% 23%

£100,000-£149,999 28% 23%

£150,000-£249,999 0% 21%

£250,000-£349,000 0% 7%

£350,000+ 0% 5%

Table 10 - Savings of existing households


Up to £4,999 66% 45%

£5,000-£9,999 17% 14%

£10,000-£14,999 8% 8%

£15,000-£19,999 1% 5%

£20,000-£24,999 3% 4%

£25,000-£29,999 0% 4%

£30,000-£39,999 0% 3%

£40,000-£49,999 0% 3%

£50,000-£74,999 2% 3%

£75,000 3% 12%

The SHMA asked homeowners how much equity they thought they had in their property and this is shown in Table 9. Table 10 is the level of savings all existing households said they have regardless of the tenure they live.

Due to the low level of ownership in the city (13%), very few people answered the question about equity in their households. This means the analysis is based on a low response rate which may be skewed and reflects the equity of older households living in the City Centre There was a spread of equity between £10k and £150k. No households were in negative equity, and none had equity above £150,000. The City Centre has experienced a significant 18% drop in average house prices since 2008, compared to only 3% citywide. Values in the City Centre have been rising since the beginning of 2013, so properties purchased more recently are likely to have risen in value, whereas those purchased around 2007/2008 are likely to be in negative equity. More information about average house prices can be found in Section 13.

The savings of households in the City Centre are lower than citywide with two thirds having less than £5,000. The lower income levels and higher housing costs in this area may make it more difficult for the households to save the extra funds needed for a deposit. Students are generally younger, on lower incomes and not yet wishing to purchase a property, so are less likely to have significant savings.

Section 3: Summary

Two thirds of all City Centre residents aged 16 - 64 years are students.

Over half of all those in employment work in professional, sales or elementary roles.

This is reflected in an income profile that shows 74% of households have an income of less than £25,000 compared to 51% citywide.

There are a lower than average proportion of JSA claimants. The high proportion of students will affect the number of people seeking employment.

The average household savings are much lower than the city average, meaning home ownership with a standard deposit would be inaccessible for most of these households.

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4. Housing profile

Table 11 - Property types in area

City Centre City Centre % Sheffield Figure 5 - Property type

Detached House 72 1% 14%

Semi-Detached House 277 4% 37%

Terraced House 245 4% 27%

Flat, Maisonette or Apartment 6254 89% 21%

Other 5 0% 0%

Shared Dwelling 138 2% 0%

Total 6991

Figure 6 - Property tenure

Table 12 - Housing tenures in area


Owned 892 13% 58%

Shared Ownership 29 0% 0%

Council rent 740 11% 18%

RP rent 1164 17% 7%

Private rent 4069 58% 16%

Other 97 1% 1%

Total 6991

The information on the housing profile is from the 2011 Census

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Owned SharedOwnership

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RP rent Privaterent

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There is a predominance of flats, maisonettes and apartments in the City Centre, which comprise 89% of all the housing stock compared to only 21% citywide. This is true across all three neighbourhoods. Many students in the first year will reside in PBSA allocated by the universities, their private sector partners, or independently by private sector providers; these are usually flats. There is a shortage of all other housing types, with the number of detached, semi-detached and terraced houses being far lower than overall in Sheffield. This highlights the lack of choice and supply of housing which is suitable for families, meaning most of those looking for houses will have to move to other HMAs. A wider range of housing types and sizes needs to be offered in the City Centre to attract a broader demographic of residents.

10

Figure 7 - Number of bedrooms

Table 13 - Size of homes in area


0 beds 59 1% 0%

1 bed 2684 38% 12%

2 bed 2488 36% 27%

3 bed 754 11% 45%

4 or more bed 1006 14% 16%

Total 6991

0%

5%

10%

15%

20%

25%

30%

35%

40%

45%

50%

1 bed 2 bed 3 bed 4 or more bed


Table 12 shows that there is very low home ownership in this area with only 13% of households owning their homes compared to 58% citywide. The private rented market is much larger in this area, accounting for 58% of homes. This may be due to the large number of flats, including purpose built student flats which have been built here since 2004, many of which were bought as investments. There is a high demand for the private rented market from students and young people who often prefer the flexibility of short term contracts and do not have the requisite capital to purchase.

Properties in the City Centre are much smaller than the Sheffield average, with two-thirds having two or fewer bedrooms, compared to 39% citywide. This reflects the high number of flats. Conversely, only 11% have three bedrooms compared to 45% citywide, reflecting the lack of houses and family accommodation. The larger properties with four or more bedrooms are likely to be student cluster flats in purpose built accommodation rather than houses. In order to attract and retain a broader range of households to the City Centre, a greater number of houses with three or more bedrooms need to be developed.

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Table 14 - Vacancy and turnover levels


Number of properties 10248 247234

Number of vacant properties 411 3.0% 1.8%

Long term vacant properties 192 1.9% 1.0%

Table 15 - Recent housing completions in HMA

Figure 8 - Completions in the last 5 years


2010/11 359 864

2011/12 39 622

2012/13 175 917

2013/14 155 925

2014/15 552 1812

2015/16 662 1621

Total 1942 6761

The information in Table 14 about vacant properties is taken from data on the Council Tax Register from December 2016. 'Long term vacant properties' is defined as those that have been vacant for 6 months or more.

The vacancy rate in the City Centre is higher than the citywide rate. This is likely to be due to the repetitive property sizes and types, which limit the appeal of City Centre living to a smaller pool of tenants or purchasers. It is also owing to the large private rented sector in the area, which results in higher turnover levels due to the shorter 6-12 month tenancies.

The City Centre accounted for 41% of all completions in 2015/16, despite being the fourth smallest of the 13 HMAs. Only 9 of the 662 completions were clusters of flats specifically for students, a reduction from previous years. 611 were apartments, and 42 were houses. The houses will increase the range of available properties in the City Centre and may be attractive to households who would otherwise look elsewhere for this type of property.

0

100

200

300

400

500

600

700

2010/11 2011/12 2012/13 2013/14 2014/15 2015/16

Housing Completions - City Centre HMA

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Table 16 - Housing adequacy


1523 14%

25%

38%

33%

14%

49%

15%

13%

15%

5%

7%

8%

2%

5%

8%

14%

2%

Table 17 - Occupancy


% overcrowded 13% 3%

% under occupying 31% 71%

% under occupying in SRS 43% 40%

0%

0%

0%

4%

Not enough bedrooms

Too small

City Centre %

49%

23%

5%

5%

12%

14%

15%

Too costly to heat

20%

20%

27%

35%

42%

Households living in inadequate housing

44%

There's no heating

Garden is difficult to maintain

Too large

Tenancy is insecure

Suffering harassment from my landlord

Difficult to access

Suffering harassment from my neighbours

Neighbourhood services are inadequate

Location of home is undesirable

Affecting the health of me or my household

Property facilities are inadequate

Needs improvements/repairs

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The information in Table 16 is based on responses to the 2013 SHMA. Households were asked if their home was adequate for their needs. If they thought it was inadequate they were asked for the reasons. This was a multiple choice question and households could select as many options as they liked. The percentages therefore represent the proportion of households who chose this reason as one of their options, which is why the percentages in the table do not add up 100%.

Almost a quarter of households in the City Centre find their home inadequate compared to 14% in Sheffield overall. Homes being too small (49%) and not having enough bedrooms (44%) are the main reasons that people in the City Centre believe their homes to be inadequate, nearly twice the proportion citywide. This reflects the predominance of 1 and 2 bedroomed properties in the City Centre and the lack of access to larger properties. In addition to this, City Centre properties generally have less storage space and smaller rooms. The SHMA found that many apartments were deemed to be too small for families, or of insufficient quality to attract more elderly residents into the city. The second most common issue after size is the cost of heating a property and the third is the cost of rent or mortgage. This is significantly higher than the citywide average (35% versus 14%). This reflects the higher than average rental costs in the City Centre (see Section 14) where private rented in the main tenure, coupled with the lower household incomes. The City Centre has a much higher overcrowding rate and far lower under occupation rate than across Sheffield. This is likely to be due to the higher rents (as shown in Table 48) and smaller property sizes, which mean that if a household requires a larger property, many will have to move to a different HMA where it will be more affordable.

The information in Table 17 is from the 2013 SHMA and is based on households needing one less or one more bedroom than the household size needs.

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5. Neighbourhood profile

Table 18 - Neighbourhood Satisfaction

% of households satisfied with their

neighbourhood

Low crime levels 43% 45%

Public transport 40% 39%

Cleaner streets 40% 38%

Low ASB levels 35% 38%Quality homes 34% 38%

ASB levels 45% 72%

Levels of noise 40% 46%

Cleaner streets 37% 36%

Condition of

roads/ pavements 29% 28%Affordability of

homes 28% 26%

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69%58%

Low crime levels

Shopping facilities

Cleaner streets

Condition of roads/

pavements

Public transport

SheffieldCity Centre

Crime levels

ASB levels

Education provision

Cleaner streets

Condition of roads/

pavements

The information in Table 18 is from the 2013 SHMA and measures neighbourhood satisfaction. The households were asked to chose the: a) Most important neighbourhood qualities that make a great place to live; and b) Neighbourhood qualities that need improving in their neighbourhood. This was a multiple choice question and households could select as many options as they liked. The percentages therefore represent the proportion of households who chose this reason as one of their options, which is why the percentages in the table do not add up 100%. The top 5 answers for each question are shown in this table. A higher percentage means that more people chose this as an option and therefore the issue is more

Section 4: Summary The vast majority (89%) of properties in the City Centre are flats, maisonettes or apartments. This is much higher than the Sheffield average of 21% and means

there is limited choice of housing type for those wishing to live in the City Centre. A wider range of housing types needs to be offered in the City Centre to attract a broader demographic of residents.

Properties in the City Centre are much smaller than the Sheffield average, with two thirds having two or fewer bedrooms, compared to 39% citywide. This reflects the high number of flats.

Half of those households that found their property inadequate stated that this was because there were not enough bedrooms.

The City Centre has a higher vacancy rate than citywide at 3.0%.

The City Centre has a much higher overcrowding rate than citywide, with 13% vs 3%. This is likely to be due to the shortage of larger properties, a high number of student households and the affordability of rent and other living costs.

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Table 19 - Crime/ASB incidents


No. of crime incidents 5140 43365

Crime per 1000 population 274 78

No. of ASB incidents 4012 40758

ASB incidents per 1000 population 214 74

Table 18 shows that 58% of households are satisfied with the City Centre as a place to live, which is lower than in Sheffield overall. The levels of anti-social behaviour (ASB) is seen as needing the most improvement above other issues, but levels of crime are not seen as needing improvement despite low levels of crime being the most important neighbourhood quality. City Centre residents have complained about the night time drinking culture in this area that can lead to ASB and high levels of noise, which corresponds with noise levels being the second issue that needs improving in this HMA. Public transport is the second priority for a successful neighbourhood. Residents do not feel that public transport needs improving, which is to be expected as the City Centre is a hub for all forms of public transport and benefits from frequent and accessible bus, tram and train services. The third priority is cleaner streets, which is also ranked as the third aspect in need of improvement. The City Centre has a large number of fast food outlets and licensed venues, which will increase the level of debris on the street. The condition of the roads is a priority for improvement, but is chosen by far fewer residents than in other areas of the city at 29% vs 72% citywide. Large parts of the City Centre have seen improvements to the public realm over recent years, such as the Peace Gardens and Howard Street. The affordability of homes is also an issue that needs improving and this differs to overall in Sheffield, this mirrors the high private rents in the area.

There are over three times the incidences of crime in the City Centre compared to citywide and almost three times the number of ASB incidents. The high levels of crime and ASB are largely related to the fact that the City Centre is a focus for retail and recreational activity, rather than a feature of the city centres residential areas. The concentration of late night drinking establishments in the City Centre, leading to drunken infringements of the law, wou ld explain why there are a high number of violent and sexual offences carried out in the City Centre (1202 in 2016). There is also a higher density retail outlets selling high value goods, which may account for the high incidence of shoplifting (937) and 'other theft' (840) in this HMA. However, the Home Truths report found that for the existing City Centre residents, noise and issues related to alcohol consumption aside, there were very few concerns raised around anti-social behaviour. Where issues had arisen these were said to be dealt with very effectively by the Safer Neighbourhood Team within the City Centre.

• Table 19 is from South Yorkshire Police statistics and shows the number of crime and ASB incidents from December 2015 to November 2016. This is then calculated by 1000 of the population to indicate the rate of crime and ASB as compared with citywide.

• Table 20 includes provisional figures from the Department of Education for 2016.

15

Table 20 - School performance


No. of primary schools 2 119

% pupils meeting the expected

standard in reading, writing and

maths 34% 52%

No of secondary schools 1 30

Pupils achieving a grade C or better

in English and maths GCSEs 53% 59%

Section 5: Summary Fewer residents are satisfied with their neighbourhood (58%) than citywide (69%).

The neighbourhood qualities which residents think are most in need of improvement are: ASB levels, levels of noise and cleanliness of the streets.

Crime and ASB is significantly higher in the City Centre than in other areas of the city, though the high levels of crime and ASB are largely related to the fact

that the City Centre is a focus for retail and recreational activity, rather than a feature of the city centre's residential areas.

The schools adjacent to the city centre are all rated good, though performance was lower than the city average.

Much of the city centre is within the catchment areas of the city's highest performing secondary schools.

As there are no schools technically inside the city centre HMA, we have included the performance of the one secondary and two primary schools immediately adjacent. The University Technical College (UTC) opened in Sheffield City Centre in 2013 offering technical oriented courses alongside academic qualifications for 14-19 year olds. The school's performance is slightly lower than the Sheffield average, but the UTC was graded as 'good' by Ofsted following its first inspection in March 2016. A lot of the City Centre HMA is also in the catchment areas for Tapton and Silverdale Schools, which are among the highest performing in the city and would be an attraction to families. Springfield and Netherthorpe are the two primaries. Both schools have a high proportion pupils whose first language is not English, and both have a 'good' Ofsted rating.

16

6. Recently moved to HMA

Table 21 - Moved in last five years

City Centre % households Sheffield

Moved into HMA in the last 5 years 4993 71% 70909

Moved into HMA from outside

Sheffield1851 37% 14328

Table 22 - Top five reasons for moving Figure 9 - Previous location of in-migrants

City Centre % Sheffield %

To be closer to work or a new job 31%Move to a larger

home28%

For higher education/ university 25%Move to smaller

home20%

Property condition 20% A bigger garden 19%

Move to cheaper accommodation 19%Move to a better

neighbourhood18%

End of tenancy 17%Condition of

property14%

The information in Tables 21 & 22 is from the 2013 SHMA and shows the households who moved into their present home in the last five years and the reasons for this move. This helps us understand the draws to this area. This was a multiple choice question and households could select as many options as they liked. The percentages therefore represent the proportion of households who chose this reason as one of their options, which is why the percentages in the table do not add up to 100%.

Section 6: Summary 71% of City Centre households have moved into the HMA within the last 5 years. This large proportion will be due to the high number of students who tend to

be very transient, as well as the predominance of private rented accommodation which is usually let on short tenancies.

37% of these households have moved into the area from outside Sheffield, with most of them being from elsewhere in the UK and overseas. Many of these will be students studying at the universities. Overseas students now form around a fifth of the student population.

A third of residents moved to the area because they wanted to be closer to work and a further quarter because of higher education or university. This shows the importance of proximity to work or study for City Centre residents. These reasons differ to the main reasons citywide, which are related to the size of the property. This reflects the high number of students and young households and the large amount of rented accommodation and smaller property sizes. in this HMA.

0%

10%

20%

30%

40%

50%

60%

70%City Centre Sheffield

17

7. Existing supply becoming available from moving households

Table 23 - Households moving in the next 5 years


% of households moving from this

area in the next 5 years63% 28%

Turnover of households per year 13% 6%

% of households moving out of

Sheffield54% 18%

Figure 10 - Property tenures becoming available from moving households

Table 24 - Households moving in next 5 years -current tenure


Owned 10% 53%

Shared Ownership 0% 1%

Council rent 7% 15%

RP rent 11% 5%

Private rent 72% 26%

Other 0% 1%

The supply information is from the 2013 SHMA. This data provides a guide on the percentage of households in the area that said they expect to move in the next five years and therefore the types of properties there are likely to become available through the turnover of the existing stock. This informs the supply and demand balance. in Section 11.

0%

10%

20%

30%

40%

50%

60%

70%

80%

Owned SharedOwnership

Council rent RP rent Private rent Other


Reflecting the stock profile in the City Centre, more private renters will move in the next 5 years. People in the private rented sector move more frequently than those in other tenures, owing to the Assured Shorthold Tenancies that normally last 6 to 12 months. There is also a high proportion of students in the City Centre, nearly all of these are in privately rented accommodation and they generally move at the end of each academic year.

Two thirds of households in the City Centre said they need to move in the next five years which is double the turnover across the city. Of these, over half intend to move out of Sheffield (compared to a fifth citywide). This doesn't necessarily mean that there will be low demand for the properties in the future as many will be student households who will be replaced with other students from outside the city.

18

Table 25 - Households moving in next 5 years -current bed size


1 bed 48% 16%

2 bed 29% 26%

3 bed 9% 37%

4 bed 14% 21%

Table 26 - Top five reasons for wanting to move

City Centre % Sheffield %

Move to a larger home 41%To move to a

larger home27%

Wanting to buy own home 23%To move to a

smaller home20%

Move to cheaper accommodation 22%Move to better

neighbourhood16%

Be closer to work or a new job 18%Condition of

current property12%

Move to a better neighbourhood 16%For cheaper

accommodation12%

Figure 11 - Property bed sizes becoming available from moving households

0%

10%

20%

30%

40%

50%

60%

1 bed 2 bed 3 bed 4 bed


Nearly half of all City Centre properties which will become vacant over the next five years will have one bedroom. This is in line with the profile of City Centre stock. The percentage of all properties becoming vacant over the next five years with three or four bedrooms is lower than the proportion of stock which they make up. Only 9% of the properties becoming available through moving households have 3 bedrooms, even though they make up 16% of the stock. The proportion of four bedrooms likely to become available is 14% compared to 21% of their share . This is likely to be because a number of larger properties will be occupied by families who have fewer moving options so are less likely to trade up from their existing properties, unless they leave the City Centre HMA.

The 2013 SHMA asked households the reasons why they want to move in the next five years. This was a multiple choice question and households could select as many options as they liked. The percentages therefore represent the proportion of households who chose this reason as one of their options, which is why the percentages in the table do not add up 100%. The table shows the five most popular answers given in the HMA and in Sheffield

19

8. Demand from Sheffield households moving to the City Centre

Table 27 - Existing household level of demand - next 5 years

City Centre

Percentage of Sheffield households

intending to move within or to the

HMA

7%

This section discusses the demand from households that expect to move within or to this HMA in the next 5 years. The 2013 SHMA asked households who planned to move within or to this area what properties they would 'Like' and 'Expect' to get. 'Like' is used to measure the aspirations of households and gaps in the market, while 'Expect' generally reflects the current stock in the area and the households financial constraints. The moving preferences of these households acts as guide to the inform the housing that is needed in the area, and informs the supply and demand balance in Section 11. The housing requirements recommended in Section 20 consider this alongside the current population and housing stock in the area, the available housing development sites, and the future aspirations and sustainability of the area.

Section 7: Summary • Private rental properties in the city centre turnover very quickly. As the

data we have is dominated by the private rental market, it is difficult to get a clear picture of the turnover rate of the area's small stock of owner occupied properties.

• Nearly half of all City Centre properties which are expected to become vacant in the next 5 years will be one bedroomed. Only a quarter will have three or four bedrooms.

• The majority of people who wish to move out of the City Centre within the next 5 years are private renters.

• The top reason given for people in the HMA wanting to move is the desire for a larger home.

• The second reason given is to buy a home, suggesting that there is demand for home ownership amongst future movers in the City Centre.

Table 26 shows that the main reason given for wanting to move is the same as citywide - to move to a larger home. The second reason citywide - to move to a smaller home, did not feature in the City Centre priorities, suggesting that there are not enough larger homes to meet current demand. The second most common reason given in the City Centre HMA was to buy a home. As the majority of City Centre accommodation is privately rented, many of these residents are likely to be first time buyers looking to buy a property. The third reason is to move into cheaper accommodation, which may reflect the higher rental prices of properties in the City Centre and also mirrors the reason for inadequacy given in Table 15.

7% of households moving in Sheffield over the next 5 years expect to move to or within the City Centre HMA, which is lower when compared to other HMAs. 6 in 10 of these households are single people.

20

Table 28 - Tenure households would like

Figure 12 - Tenure households would like and expect


Owned 58% 59%


Council rent 0% 18%

RP rent 28% 5%


Other 0% 3%

Table 29 - Tenure households expect


Owned 58% 46%


Council rent 0% 18%

RP rent 0% 2%


Other 0% 5%

Figure 13 - Bed size households would like and expect

0%

5%

10%

15%

20%

25%

30%

35%

40%

45%

One Two Three Four or more

Like Expect

The majority of City Centre residents would like to own their next property (58%), and the same amount expect to. Nearly a third of residents would like to rent a property from a social housing provider, but none expect that this will happen. This is likely to be due to the low turnover of social rented stock in the City Centre and the younger age profile of the residents. The demand for private renting is much lower than the estimated turnover. This indicates that this is not the tenure of choice for most movers and that they only see private renting a short term option.

0%

10%

20%

30%

40%

50%

60%

70%

Owned RP rent Private rent

Like Expect

21

Table 30 - Bed size households would like


One 0% 11%

Two 34% 29%

Three 24% 30%

Four or more 42% 30%

Table 31 - Bed size households expect


One 31% 20%

Two 5% 35%

Three 26% 26%

Four or more 39% 20%

Tables 30 and 31 show that there is a disparity between the properties which people would like to live in and those which they can access. None of the people who responded to our survey wanted to live in a one bedroomed property, but a third expected to. This is likely to be because they are more affordable than larger properties for single person households, and there is a large supply of them. The greatest demand is for two bedroom properties, while those that would like a three bed property generally expect to achieve this. The demand for properties with four or more bedrooms is likely to be from students seeking cluster flats as there are few larger houses in this HMA.

Section 8: Summary

• Over half of the demand for City Centre properties is expected to come from outside Sheffield.

• There is a disparity between the homes which people moving into the City Centre would like to move into and those which they expect - no future residents wanted a one bedroomed property, but nearly a third expected one. This reflects the higher prices of City Centre properties and the predominance of one bedroomed properties in the area.

• 7% of existing moving households in Sheffield said they expected to move to the City Centre.

• The SHMA survey included a question on whether people would consider the city centre as a place to live. This found a broad range of people would consider the area. Of the people who responded to the question, 37% of full time students said they would consider the city centre, which is as expected. However 24% of retired people, 45% of the self employed and 20% of those in full time employment said they would consider the City Centre as a place to live.

• The attraction was to be close to employment, the cultural and leisure facilities of the city centre and for some the architectural styles.

22

9. Existing households that cannot move

Table 32 - Want to move but cannot


Yes, for less than a year 869 20% 16%

Yes, for 1-2 years 185 4% 10% Figure 14 - Would like to move but cannot

Yes, for 2-3 years 323 7% 4%

Yes, for 3-5 years 0 0% 3%

Yes, for over 5 years 147 3% 6%

No 2930 66% 61%

Table 33 - Top five reasons cannot move

City Centre

Cannot afford moving costs

Cannot afford the monthly

Lack of affordable rented

Family reasonsCannot afford the monthly mortgage payment

Location of employment

Lack of affordable rented housing

Cannot afford the house deposit

Cannot afford moving costs Cannot afford the house deposit

Sheffield

The 2013 SHMA asked households if they would like to move but cannot and the reasons for this. This is shown in Tables 32 & 33.

0%

10%

20%

30%

40%

50%

60%

70%

Yes, for lessthan a year

Yes, for 1-2years

Yes, for 2-3years

Yes, for 3-5years

Yes, for over5 years

No


Section 9: Summary 1,524 households have been unable to move in the City Centre in the last 5 years. This suggests that the area has some pent up demand which could be

realised if the restrictions to moving were relieved, therefore creating a greater housing requirement in this area.

Moving costs and the affordability of a house deposit are the main reasons these households have been unable to move. This could be the consequence of the low incomes and savings detailed in Section 3.

23

10. Newly forming households demand

Table 34 - Number of newly forming households expected to form


No. of newly forming households 100 11345

Proportion in city 1%

Figure 15 - Type of property required by new household

Table 35 - Type of property required


Detached house 0% 4%

Semi-detached house 0% 16%

Terrace house 50% 23% Figure 16 - Tenure of property required

Flat 50% 46%

Bungalow 0% 2%

Other 0% 10%

The 2013 SHMA asked existing households if they have any people in their household that are likely to move in the next 5 years to form their own household e.g. son/daughter moving out. These are known as newly forming households. Although the SHMA did not ask where these households expect to move to, it is likely that some of these newly forming households will leave the City Centre given the high turnover in the area and the fact that not all students will remain in the city when they have finished their studies.

0%

10%

20%

30%

40%

50%

60%

Detachedhouse

Semi-detachedhouse

Terrace house Flat Bungalow Other


0%

10%

20%

30%

40%

50%

60%

Owned Council rent RP rent Private rent Other


Given the low number of families in the area, it is likely that few households will have people leaving home. Due to the high in-migration shown in Section 6, we know that the City Centre has a very transient population who will remain in the area for a shorter period of time rather than settle, also reducing the number new households likely to form. Given the large number of students in the area, the majority of the newly forming households are likely to be single people moving out of shared accommodation.

Around half of the newly forming households wished to move into terraced housing and half into a flat, reflecting to some degree the current housing offer in the City Centre. The move to terraced housing reflects the pattern of students moving to a shared house after a first year in purpose built student accommodation. The small supply of terrace houses in the City Centre, however, means that the households are likely to need to look elsewhere in the city for this accommodation, such as the City Centre West HMA which has a large supply of terrace housing at 38% of the stock.

24

Table 36 - Tenure of property required

City Centre % Sheffield Figure 17 - Bed size of property required

Owned 50% 25%


Council rent 0% 22%

RP rent 0% 2%


Other 0% 16%

Table 37 - Bed size of property required


1 bed 0% 41%

2 bed 100% 49%

3 bed 0% 9%

4 bed 0% 1%

Table 38 - Mosaic groups likely to contain newly forming households

Mosaic CategoryNumber of

householdsDescription

Learners & Earners 552 Inhabitants of the university fringe where students and older residents mix in cosmopolitan locations

In keeping with the tenure offer in the City Centre, half of respondents required a privately rented property. Half wished to purchase a property, but the supply of this stock is low in this area meaning that some of these will need look to buy in other areas of Sheffield.

All households required a two bedroomed property, of which there are ample supplies in all HMAs.

0%

20%

40%

60%

80%

100%

120%

1 bed 2 bed 3 bed 4 bed


Section 10: Summary The City Centre HMA contains a small number of newly forming households. This may be due to the small number of families, so fewe r adult children who are in need of their own home. The majority of newly formed households are likely to be couples or singles moving out of shared accommod ation. The two most numerous mosaic groups are largely single, young and childless, and while this group may move fairly regularly i t is likely that accommodation needs will be met by the current offer in the City Centre. 'Learners and Earners' may represent the next stage in life for these g roups as they are slightly older, include fewer single households and includes some households with children. This group of people are perhaps those looking for a different property offer, with more space, more security and potentially to buy. There is currently little scope for this within the City Centre and these newly forming hou seholds may need to move to other. HMA's

25

11. Supply and demand balance

Figure 18 - Supply and demand balance by tenure

Figure 19 - Supply and demand balance by bed size

This section shows the balance between supply and demand for different dwellings in this area. This compares the supply of housing becoming available through the turnover of existing stock (Section 7) with the demand for housing in the area. The demand is based on what the moving households said they would like in Section 8 and what the newly forming households require in Section 10. The proportion of demand for each property is compared against the proportion of supply. If demand is higher than supply this will show as a negative, shortfall on the graph (the bar will be below the 0% line). If supply is higher than demand, the bar will be above the 0% line and shows as a surplus. For example, if 20% of demand was for terraced houses, and 15% of supply was terraced houses, this would show as a minus 5% shortfall of this type of housing on the graph (the bar would be 5% below the 0% line). This section discusses the tenure and bed size as the type is not directly comparable.

Section 11: Summary • The supply and demand balance amongst households considering

moving to the City Centre estimates that the largest shortfall will be for home ownership.

• There is also likely to be a shortfall of private rented accommodation despite the large supply in the area. This is likely due to the popularity of the area with young people and students who will not be considering homeownership as an option.

• The greatest shortfall in the area is for 4+ bed properties this is probably due to the high demand from students who are seeking cluster flats in the purpose built accommodation to share.

• There is also a need for 2 and 3 bedroom properties. The focus should be on houses for sale rather than flats as the stock in the City Centre needs to be diversified in order to attract other types of households to the area, such as families.

-60%

-40%

-20%

0%

20%

40%

60%

80%

Owned Sharedownership

Council rent RP rent Private rent Other


-40%

-30%

-20%

-10%

0%

10%

20%

30%

40%

50%

60%

1 bed 2 bed 3 bed 4+ bed


26

12. Social rented market

Table 39 - Current social stock in the area

Council/RSL City Centre City Centre % Sheffield

Council stock 667 48% 39,996RP stock 709 52% 17,411

Total social stock 1376 57,407 Figure 20 - Social stock by bedroom size

Table 40 - Social stock by bedroom size


Bedsit 98 7% 1%

One 489 36% 31%

Two 511 37% 37%

Three 251 18% 29%

Four or more 16 1% 2%

Total 1365

Table 39 shows the amount of social housing stock the area has, compared with Sheffield overall. This includes both Council owned and those owned by Registered Providers. Table 40 and Figure 20 show the social stock by bed size.

0%

5%

10%

15%

20%

25%

30%

35%

40%

Bedsit One Two Three Four or more


There are over 1,300 social rented properties in the City Centre which are equally split between Council and Registered Provider ownership. The majority of Council owned properties are in Netherthorpe, where there are a large number of socially rented properties . These include a range of property types including four blocks of high rise council flats on Brightmore Drive. One of the blocks provides temporary accommodation. There are a larger proportion of bedsits and one bedroomed properties in the City Centre than across Sheffield reflecting the type of stock, and the lack of the post war semi detached properties found elsewhere in the city. The City Centre HMA also includes the Parkhill neighbourhood. The redevelopment of the Parkhill flats includes some social housing , which has added to the social stock in this area.

27

Table 41 - Social housing demand

Indicators City Centre Sheffield

CBL lettings 2016 160 4526

Average number of bids per

advertised social property 66 45

Average days to re-let SCC property 73 60

SHMA affordable housing shortfall 98 725

Table 42 - Social stock let by bedroom size Figure 21 - Social lets by bed size


Bedsit 26 30% 2%

One 34 40% 45%

Two 16 19% 36%

Three 10 12% 16%

Four or more 0 0% 1%

Total 86 6% 8%

Table 41 shows a number of indicates that measure social housing demand. • CBL lets 2016 - number of council and RP properties that were let through Choice

Based Lettings • Average number of bids - a high number can show demand for the properties • Average days to re-let - a low number suggests that the property or area are popular • SHMA affordable housing shortfall - This is the number of affordable homes that the

area and Sheffield need per annum for the next 5 years.

The social stock which was let in the City Centre in 2016 is fairly reflective of the percentages of each property type in the social rented stock, other than for bedsits which had a high turnover rate.

0%

5%

10%

15%

20%

25%

30%

35%

40%

45%

50%



160 social rented properties were let in the City Centre during 2016, which is 6% of the City Centre social rented housing stock of 1541. This is a lower turnover rate than the city as a whole which saw 8% of its stock relet. A larger difference between private and social sector rents in the City Centre is a stronger incentive to remain in social housing than it would be in other areas of the city. Demand for City Centre properties is higher than the Sheffield average with 66 bids per property compared to 45. The longer average relet time is due to long relet times for studios, rather than for all property types. Coupled with the lower turnover, this suggests strong demand for social rented properties in the City Centre and indicates that if the supply was increased, there would be sufficient demand for it. The Strategic Housing Market Assessment calculated a shortfall of 98 affordable homes in this area per annum over the next 5 years.

28

Table 43 - Average number of bids on social stock by bed size Figure 22 - Average no. of bids by bed size


Bedsit 67 42

One 85 44

Two 37 46

Three 32 34

Four or more NA 53

Overall bid levels are much higher than citywide. One beds were the most popular property size having almost twice as many bids as the city average. This suggests that the social rented properties are a more affordable alternative to the more expensive privately rented properties. Two and three bed properties in the City Centre attracted slightly fewer bids than elsewhere in the city, potentially as the neighbourhood is less attractive to families than other parts of the city.

Section 12: Summary

There are over 1,300 social rented properties in the City Centre HMA and these are evenly split across Council and RP ownership.

86 social rented properties were let in the City Centre during 2016, which makes up 6% of the total stock. This is lower than the turnover of all the social stock citywide.

The majority of lets were for one bedroom properties. One bedroom properties also received the highest number of average bids.

0

10

20

30

40

50

60

70

80

90



29

13. Home ownership market

Table 44 - Average house price


2009 £95,798 £129,418

2010 £109,645 £126,808

2011 £95,149 £124,359

2012 £103,073 £125,342

2013 £101,995 £130,141 Figure 23 - Average houses prices since 2009

2014 £113,489 £141,246

2015 £109,267 £144,767

2016 £118,300 £149,968

Figure 24 - Average house price by property type 2016

Table 45 - Average house price by type of property


Detached £125,039 £260,312

Flat £107,686 £104,157

Semi-detached £131,508 £161,128

Terraced £139,328 £104,157

The house price information in Tables 44 & 45 is taken from Land Registry sales. The sale data for each HMA has been weighted against the UK House Price Index average price for the city. This is done to ensure that the average house price for each area is not skewed by the number or types of sales in the particular quarter, and to ensure that it gives a true reflection of the property values.

£0

£20,000

£40,000

£60,000

£80,000

£100,000

£120,000

£140,000

£160,000

2009 2010 2011 2012 2013 2014 2015 2016


The average house price in the City Centre is £31,668 lower than the average price for Sheffield. The lower average price per property reflects the type of properties available in the City Centre however, which have fewer bedrooms and are flats. A comparison of similar properties, such as sales prices for flats (table 45), suggests values are around average for the city. Average property prices in the City Centre neighbourhood, at around £123,000 is higher then those in Netherthorpe where they are around £108,000.

£0

£50,000

£100,000

£150,000

£200,000

£250,000

£300,000

Detached Flat Semi-detached Terraced


30

Figure 25 - Number of sales and price paid, by property type 2016

As shown in Table 11, almost 9 in 10 City Centre properties are flats, compared to only 2 in 10 in Sheffield overall. The average price for a flat is slightly higher than the citywide levels. Previous years have seen values for city centre flats lag behind those elsewhere in the city, probably due to oversupply. As prices have rebounded in 2016 this is no longer the case. The median sales price for flats was £125,000 and the mode £145,000, which perhaps gives a more realistic idea of the typical price buyers can expect to pay. The properties available at £145,000 included two bed flats in the refurbished Park Hill. There were sales at under £100,000 and these were in all three of the City Centre's neighbourhoods. The very low numbers of sales of other property types in the City Centre means comparisons are of limited value. Just one detached property was sold in 2016 in this area, and very few semi-detached and terraced properties. 2015 saw sales of new build townhouses at Kelham island at prices up to £254,000 which gives an idea of the potential values for new build in the area.

31

Table 46 - Income needed to buy a property


Average house price £118,300 £149,968

Typical home mover deposit £33,124 £41,991

Typical home mover income

required £25,655 £32,523

Entry level house price £90,681 £101,000

Typical first time buyer deposit £13,602 £15,150

Typical FTB income required £21,591 £24,048

Average House Price Ratio 5.60 5.51

Figure 26 - Income needed to buy a property in the City Centre

Table 47 - Average deposit held


All Households £10,230 £83,818

Newly forming households £2,500 £5,229

No equity households £7,961 £6,248

Entry level properties in the City Centre are unaffordable for households in this HMA who earn around £22,000, which includes households earning the median income in this area of £21,120. However, the median income for the City Centre needs to be treated with caution and be seen in the context of the high proportion of full time students resident in this area, indicated by the 57% of residents in the 15-24 age group at the Census. The average house price ratio is higher than the Sheffield average and this is the case for the entry level ratio at 4.29 compared to 3.71. The private rental prices paid for properties with 2 bedrooms or more, which are the highest in the city, suggests there actually is likely to be a pool of renters who could afford mortgage repayments on the typical properties for sale in this area if they wished to purchase and more properties were available to buy.

Table 47 is from the 2013 SHMA and shows the average deposit households are likely to have in this HMA based on the levels of savings, equity and other financial resources. The 'all households' includes all tenures. Those with no equity is households living in the rented sectors and also homeowners with negative or no equity in their property. The total sales in the last year shown in Table 48 is based on all private property sales in 2016. Figure 27 shows the trend in sales in this HMA since 2009, and Figure 28 shows the types of property sales in 2016.

£25,655

£21,591

£0

£5,000

£10,000

£15,000

£20,000

£25,000

£30,000

Income to buy average house Income to buy entry level house

Income needed for mortgage City Centre Median Income

Table 46 shows the incomes needed to buy a average price property and an entry level price in the area. For the average house price the income required is based on providing a 28% deposit and getting a 72% mortgage worth 3.32 times the household income for the average house price. For the entry level house price the income required is based on providing a 15% deposit and getting a 85% mortgage worth 3.57 times the household income for the average entry level house price. These are the typical deposits and income multiples provided by the Council of Mortgage Lenders for home movers and first time buyers in December 2016. The house price ratio is the average house price divided by the average HMA income for 2016.

32

Figure 27 - Property sales since 2009

Table 48 - Property sales 2016


Total sales in 2016 178 4953

Turnover of owner occupied stock 21% 4%

New build sales 37 193

Sales at £250-£500k 9 1093

On average, households need to have over £14,000 for a deposit to afford an entry level house in the City Centre, but households that are currently not in home ownership or have no equity are unlikely to be able to afford this without help from family or friends. The average deposit held by all households is much lower than citywide, this is likely to be due to the high number of students and the younger age profile of the area described in Section 3. This suggests that first time buyers will need some assistance to afford the deposit either from their family or Government initiatives, such as Help to Buy.

The number of properties sold in 2016 in the City Centre stayed below the 200 mark as was the case in 2015 when they fell to below this number for the first time since 2010. The 21% figure for the turnover of owner occupied stock includes all residential property sales, so is likely to include a large proportion of sales between landlords. However, it is likely to be higher then elsewhere with a younger age profile likely to be less settled, and contain 'second steppers' looking to move out of their City Centre apartments.

0

50

100

150

200

250

300

2009 2010 2011 2012 2013 2014 2015 2016

Total sales New build sales

33

Table 49 - 2016 Sales by property type Figure 28 - 2016 sales by property type


Detached 1 1% 15%

Flat 226 93% 15%

Semi-detached 5 2% 33%

Terraced 9 4% 37%

The majority of sales were of flats, which would be expected as they make up 9 out of 10 properties. This shows that there is limited provision for people who would like to live in other property types. There is a clear shortage of the type of accommodation usually favoured by families. The Home Truths report found that by far the most common cited concern from City Centre residents was the lack of any real mix of housing within the area. Most respondents felt that there was plenty of scope to diversify the housing stock within the City Centre and, in particular, to make it more attractive to young families.

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

Detached Flat Semi-detached Terraced


Section 13: Summary The average house price in the City Centre is lower than the Sheffield average, but this reflects the high proportion of apartments in the sale figures and 'like for

like' values are similar to citywide values.

The City Centre average house price increased in 2016, after falling in 2015.

Prices vary across this HMA. House prices in Netherthorpe were much lower than in the City Centre neighbourhood.

Almost all the sales (94%) in 2016 were flats, which limits the options for buyers looking for other property types.

Although the area's median income is low due to the high proportion of students and young renters, the high rental prices paid for flats with two or more bedrooms suggests a pool of renters who are able to afford mortgage payments.

Many households in this HMA are likely to need help with a deposit, suggesting schemes such as Help to Buy are likely to be particularly important in this area.

The high turnover of owner occupier properties could indicate a significant number of 'second steppers' looking to move out of their small entry-level flats.

Diversification of the extremely limited City Centre housing offer, especially provision for families and older households, is required in order develop more balanced neighbourhoods. The 'Little Kelham' development suggests that this diversification could be beginning to take place.

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14. Private rented market

Table 50 - Average monthly private rent (mean)


2010 £556 £526 Figure 29 - Average private rent by bed size

2011 £578 £554

2012 £604 £569

2013 £620 £586

2014 £625 £558

2015 £654 £561

2016 £679 £603

Table 51 - Average monthly private rent by bed size 2016 (median)


Bedsit £523 £500

One bed £595 £550

Two bed £775 £600

Three bed £1,183 £650

Four or more bed £1,500 £1,100

Shared £433 £355

Table 52 - Income needed to afford average private rent property


Yearly rent £5,196 £7,236

Income needed to afford £20,784 £28,944

The average (mean) private rent data is taken from rental information for properties advertised for let by estate agents through Rightmove.

Sheffield's private rented sector (PRS) is the dominant tenure in the City Centre, where 58% of households rent privately. Average private rents in the City Centre are higher than the city average and rents for properties have increased at a faster rate than citywide since 2010, 22% compared to 14%. Although median rents for smaller properties are closer to citywide levels, properties with two or more bedrooms command the highest rents in the city, above even the premium housing markets of the South West and Peak District. The greatest differential is for three bedroom properties, for which the median rent was 82% greater than citywide for properties advertised in 2016. Properties with one and two bedrooms made up 82% of the total properties advertised in 2016 , a much higher proportion than citywide. Only 3% of the properties advertised in 2016 were for three bedrooms, a much smaller proportion than citywide (21%) and this limited supply is likely to be contributing to the high rental cost for this property size in the City Centre.

£0

£200

£400

£600

£800

£1,000

£1,200

£1,400

£1,600

Bedsit One bed Two bed Three bed Four ormore bed

Shared


35

Section 14: Summary • 58% of the City Centre's households live in the private rented sector, far higher than in any other area of the city, reflecting its popularity with students and young

professionals.

• Average rents in the City Centre are higher than the city average and have increased at a greater rate than citywide since 2010. Properties with two or more bedrooms are the most expensive in the city, including the premium housing market areas of the South West and Peak District.

• Typical rents for three bedroom properties advertised in 2016 were 82% above the median rent citywide for this property size, which reflects their relative scarcity.

• The average private rent is considered affordable for those living in the City Centre based on median income levels in this area, and a high proportion of students and young professionals will share properties in order to live comfortably and meet their desire for city centre living.

• A large proportion of new housing built in Sheffield over the past five years has been in the City Centre, much of it apartments for private rent. However, the small number of properties with three properties advertised in 2016 and the extremely high rents they command suggests a gap in the market for this property size .

22% of the properties advertised in 2016 were targeted at students, reflecting the large student population in this area and its proximity to the city's two universities. There has been a significant increase in the number of rented properties in the City Centre, with 1,942 built new properties being built over the past 5 years, the majority of which were for private rent. Measuring the affordability of this tenure for the area's households is more problematic than in other areas because of the high proportion of students, many from overseas. Renting in the City Centre is afford for those that earn the median income and the high proportion of young pr ofessionals and students results in a large number of young people who will prioritise their desire for City Centre living and allocate a larger proportion of their income for this purpose. It also means there is a higher proportion of private renters who are willing to share accommodation and living costs to afford a cit y centre lifestyle.

36

15. Housing affordability

Table 53 - Proportion of income spent on housing costs


Below 15% 5% 34%

15%-25% 9% 18%

25%-35% 33% 14%

35%-45% 15% 8%

45% or above 20% 7%

Don't know 17% 19%

Table 54 - Difficulties with housing costs


Yes, Rent/mortgage 14% 9%

Yes, Fuel bills 33% 23%

Yes, Council tax 20% 13%

Yes, Other bills 22% 13%

No 56% 58%

Table 55 - Claiming Housing Benefits


Social rented 1071 91.46% 38102

Private rented 100 8.54% 8965

Working age claimant 898 76.69% 32483

Pension age claimant 273 23.31% 14584

Total 1171 47067

% of all households claiming HB 17% 20%

The SHMA 2013 asked households how much of their income is spent on rent/mortgage and if people have difficulties with their bills, 25% or below is considered an affordable amount. This is captured in Tables 53. Table 54 was a multiple choice question and therefore will not total 100% as people can struggle to pay more than one housing cost. The information in Table 55 is from the Council Housing Benefit records from December 2015 and shows the number of claimants in private and social accommodation (not hostel). Please note we do not have records for the tenure and age breakdown for all claimants.

Section 15: Summary Households in the City Centre spend a larger proportion of their

income on housing costs than citywide; only 14% spend a quarter or less of their income on housing costs compared to 52% citywide.

The attraction of city centre living, however, means that many are willing to share properties or allocate a higher proportion of their budgets on housing costs in order to live in this area. This should be easier for the area's large numbers of students and single younger people, who are also likely to have greater flexibility with how they can spend their incomes.

Although more people in the City Centre said that they had difficulties with their rent or mortgage costs than city wide, the percentage was still low at 14% considering the high proportion of income being spent on housing costs.

Overall, a similar proportion of City Centre households experienced difficulties with housing costs compared to citywide, 44% vs 42%, despite the affordability gap. This could again reflect the greater capacity to share properties and flexibility with expenditure of the area's large younger population .

The numbers of Housing Benefit claimants in the private rental sector is limited. This reflects Local Housing Allowance (LHA) levels that are well below average rents. The LHA for a one bed is £411.93pcm. The average rent is £595.

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16. Older people's accommodation

Table 56 - Older people's housing


Number of units/beds - all types 90 9545

Population aged 65 or above 513 61488

Older people's housing per 1,000

older population175 155

Table 57 - Older Household Mosaic Categories (Top 3)

CategoryNumber of

households

Aided Elderly 27 Supported elders in specialised accommodation including retirement homes and complexes of small homes

Ageing Access 16 Older residents owning small inner suburban properties with good access to amenities

Seasoned Survivors 10 Deep-rooted single elderly owners of low value properties whose modest home equity provides some security

Table 58 - Older people's accommodation - existing provision

City Centre

Schemes Beds/Units Sheffield

Care Home 0 0 3801

Extra Care 0 0 566

Sheltered 2 70 2414

Age banded housing (60+) NA 20 2764

Total schemes 2 90 9545

Table 59 - Social rented sheltered housing demand


No. of properties let 2016 (Jan-Sep) 12 186

Average bids 6 6

Days to re-let 54 66

Description

The information in Tables 56 is taken from a variety of sources, including: • Council stock data • RP stock data • Private data from the Elderly Accommodation Council. The units/beds is the individual properties or beds available per person. This total is than divided by 1000 of the older population to calculate whether there is a sufficient supply of older accommodation to meet the needs of the population in the area. Table 57 shows the older Mosaic categories in the City Centre. The information in Table 58 shows the demand for social rented sheltered housing schemes during 2015.

Although there are only two older person's schemes in the City Centre, both council rented sheltered accommodation, this low supply reflects the small number of older households. Just 3% of the population are aged 65 or over and the HMA therefore has more units available per 1,000 members of the older population than any other HMA in the city. The City Centre HMA has a significantly smaller number of older people, both by number and proportionally, than the other areas. Without further supply of suitable accommodation, Sheffield's ONS 2011 Interim Population Projections predict a growth of only 3% of this population in this area between 2011 and 2021. Although there is a larger younger population, many of these (particularly students) leave the HMA whilst young, meaning they do not translate into a future older population. Six council sheltered housing units were let in this area during the first nine months of 2016 and these received an average of 7 bids, similar to the overall average in Sheffield. This suggests a healthy demand for current sheltered provision in this area.

38

Table 60 - Percentage of moving households that are over 65 years

HMA area City Centre Sheffield

65-79 2% 15%

80+ 0% 4%

Would like independent 100% 75%

Expect independent accommodation 100% 77%

Table 61 - Supply / demand balance for retirement housing


2015 balance 32 -2430

2034 balance 14 -4760

The information in Tables 60 is taken from the SHMA and measures the percentage of older households aged 65 and over that intend to move in the area in the next five years and the type of accommodation that they would like and expect to get.

Section 16: Summary • There are only two older people's schemes in the City Centre but the number of units per 1,000 of the population is higher than citywide and the current supply of

retirement housing is likely to meet the current and future demand. New purpose built accommodation is therefore not needed in this area unless the area becomes a more desirable location for older age groups in the future.

• To attract older people to the area the housing stock in the City Centre needs to be diversified and offer more spacious accommodation with outdoor space.

• More information about older people's accommodation in the city and the demand for this across the HMA's can be found in the 'Sheffield Guide to Developing Older People's Accommodation' which is available here.

Only 2% of households moving in the City Centre are aged over 65 years which reflects the low number of older people living in this area. Of those older people who plan to move, none expect to move into older people's accommodation. This suggests a lack of demand in the City Centre. However the SHMA found that some active mature households (over 50) would be interested in living in the City Centre in the future to downsize and take advantage of the easy access to facilities. There are concerns though over the lack of housing mix within the City Centre, which was seen as contributing to lack of diversity. There was consensus that the quality and size of apartments within the City Centre developments showed much room for improvement. It is likely that there would be increased demand from families and older households if the right accommodation and services were provided. This suggests that the City Centre could potentially see a greater than predicted growth in its older population if suitable accommodation becomes available in the future.

The information in Table 61 indicates the balance in demand and supply for older people's specialist independent living housing (such as sheltered and extra-care) and is taken from "Retirement Housing in Sheffield, Supply and Demand to 2034", University of Sheffield (2016).

39

17. Care and support needs

Table 62 - Disabled households


Disabled people (Census) 7% 19%

Disabled household (SHMA) 12% 25%

Table 63 - Type of disability or limiting long term illness

Figure 30 - Type of disability


Mental health problem 30% 13%

Long Term Limiting Illness 22% 33%

Other 22% 14%

A physical disability 14% 24%

A sensory disability 8% 5%

Learning or development disability 3% 6%

Coginitive impairment (brain injury) 0% 0%

Autism 0% 4%

Dementia 0% 2%

This section discusses the care and support needs for disabled people and the demand for adapted properties from existing households. Table 62 shows the percentages of disabled people from the Census 2011 and the percentages of households containing a disabled person from the 2013 SHMA. Both the datasets are shown to measure the proportion of disabled people per household. Table 63 and Figure 30 show the types of disability people have. This is from the SHMA as this is not provided in the Census.

Mental health problems and long term limiting illness are the most common forms of disability in the City Centre, with the percentage of people with a mental health problem being much higher than in Sheffield overall. This corresponds with the health data for the area which shows that the City Centre has the highest rate for any neighbourhood for referrals to mental health specialties for those aged 16-64 years and, also significantly high rates of emergency admissions for deliberate self harm. The number of all other types of disability were lower than the city average, which may be due to the younger demographic and limited supply of adapted accommodation.

The Census shows that the City Centre has a lower level of people with a disability or long term illness than citywide. This reflects the younger population in the area as the Census shows that a greater number of disabled people in Sheffield are over 65 years.

0%

5%

10%

15%

20%

25%

30%

35%


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Table 64 - Domiciliary Care Hours (per week)


Current Domiciliary Hours 192 23715

Average hours per household 0.03 0.10Unmet Domiciliary Hours 72 2634

Total Domiciliary Hours 264 26349

Table 65 - Adequacy of home for disabled resident needs


Adequate 58% 64%

Inadequate 42% 36%

Table 66 - Need to move to resolve difficulty for disabled resident


Yes 65% 28%

No 35% 74%

Table 67 - Support and adaptations needed to stay in the current property


Bathroom adaptations 66% 53% Figure 31 - Adaptations and support needed

Kitchen adaptations 39% 5%

Safe access to garden/external area 31% 17%

Vertical lift/stair lift 27% 28%

Access to property/ramp 18% 29%

Ground floor toilet 10% 24%

Assistance maintaining home/garden 7% 10%

Wheelchair adaptations 3% 19%

Handrails/grabrails 3% 56%

Extension/extra room 3% 5%

Downstairs bedroom 3% 6%

Citywide alarm system 0% 23%

Households with a disabled resident were asked what kind of support or adaptation they would need to help them stay in their property, as shown in Table 67.

0%

10%

20%

30%

40%

50%

60%

70%City Centre Sheffield

The City Centre receives the lowest number of domiciliary care hours of all the HMAs and has much smaller average number of hours per household than citywide. This reflects the smaller size of this HMA, its younger age profile and the lower proportion of disabled people than citywide.

The 2013 SHMA asked households with a disabled person if their home is adequate and if not whether they need to move to resolve this difficulty. This is shown in Tables 65 and 66.

65% of disabled households feel their home is adequate for their needs, which is slightly lower than citywide. Over two thirds of people feel that they need to move to resolve difficulty for a disabled resident. This high figure indicates that the housing for disabled residents in the City Centre is not adequate and that significant adaptations are needed to make the properties adequate to meet the household's needs.

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Table 68 - Care and support needs


Participate in social activities 37% 18% Figure 32 - Care and support needed

Personal safety or security 32% 21%

Claiming benefits or managing

finances 30% 28%

Looking after the home 22% 38%

Having someone to act on your/their

behalf 13% 16%

Preparing meals 8% 18%

Personal care 0% 16%

Looking after the garden 0% 49%

Demand is greatest for bathroom and kitchen adaptations, and is higher than citywide. It may be more difficult for disabled residents to make adaptations to their properties in the City Centre, as most are rented and some landlords may not be willing to authorise alterations due to costs or which may affect the value of their asset or cost them money to do. Demand is low for an access ramp to the property, ground floor toilet, wheelchair adaptations or handrails. This is likely to be because a large amount of City Centre accommodation is comprised of flats, which are usually on one level, with lift access to floors above ground level. The low percentage of wheelchair adaptations required reflects the low number of City Centre residents with a physical disabi lity.

A higher percentage of people are in need of support with participating in social activities and personal safety than citywide, and fewer need support looking after their home or garden, and personal care. This reflects that there are lower levels of physical disabilities in the City Centre and the fewer gardens.

Table 68 shows the care and support that households said they needed who didn't receive care.

0%

10%

20%

30%

40%

50%

60%


42

Section 17: Summary The City Centre has a lower proportion of people with a disability or long term limiting illness than citywide. Mental health problems and long term limiting

illnesses are the most common type of impairment in the City Centre.

Double the proportion of people in the City Centre need to move to resolve a difficulty because of a disabled household member than citywide.

A lower proportion of properties in the City Centre are adapted than citywide. The most common adaptations are to bathrooms and the addition of handrails.

Bathroom and kitchen adaptations are the types most in demand in the City Centre and need is proportionally much higher than citywide.

The proportionally high level of demand for adaptations suggests that it could be more difficult for residents to get these adaptations carried out in City Centre, possibly reflecting the very high proportion households living in private rented properties and the unwillingness of some private landlords to adapt their properties for tenants.

City Centre residents receiving care consider it adequate, which is a higher satisfaction level than citywide.

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18. City Centre Summary

Household profile

The City Centre’s proximity to cultural and recreational facilities, transport links and the main university campuses make it popular with young people.

Over two thirds of all City Centre residents are aged 24 or under, with over half of these being students.

Around three quarters of the population fit in to the Student scene’ or ‘Central Pulse’ mosaic groups.

The population is increasingly diverse due to an increase in the number of international students, who now make up around a fifth of the student body.

The area also includes a significant amount of social housing, largely around Netherthorpe and Park Hill.

'Learners and Earners' may represent the next stage in life for these groups as they are slightly older, more affluent, include fewer single households and

includes some households with children. This group of people are perhaps those looking for a different property offer, with more space, more security and

potentially to buy. There is currently little scope for this within the City Centre and these newly forming households may need to move to other HMA's to find

the property type that suits them.

Economic profile

As over half of all residents are students, income levels in the City Centre are much lower than citywide. The median is £21,120 compared to the citywide

median of £27,230.

While the number of students means the median income is low, there are still 26% of households with an income of above £25,000, higher than the city

median.

Those in work are more likely to be young people earning lower than average salaries, more people work in sales and customer service occupations (15%) than

elsewhere in the city (10%). However, there is also a higher proportion working in Professional occupations (27%) than citywide (20%).

The proportion of people claiming unemployment benefits is low at 0.95 compared to 2.3% citywide as students are not eligible for the benefit. The fact that

rental costs are well above LHA levels puts most private rented properties in this area out of reach of the unemployed.

Equity levels among existing owners are quite low. 28% had over £100,000 equity compared to 56% citywide.

Savings levels are low, just 8% of households have over £20,000 compared to 29% citywide.

Housing profile

The area has the largest private rented sector of all the HMA’s, 58% of properties are privately rented. Only 13% are owner occupied and 28% are social

rented.

The area lacks a mixed housing supply, 89% of properties are flats or maisonettes.

38% are one beds and 36% two beds, compared to citywide figures of 12% and 27% respectively.

The city centre has seen 1942 new build completions in the last 6 years. They have been mostly apartments, though 42 houses were completed in 2015/16,

suggesting a small market for family houses in the HMA.

Nearly a quarter of households believe their accommodation to be inadequate, the main reason given was insufficient space. The SHMA survey found 13% of

households were overcrowded compared to 3% citywide.

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Neighbourhood profile

Fewer households were satisfied with living in the City Centre than citywide.

Those who were satisfied believe that low levels of crime and efficient public transport are important qualities in the area.

Levels of ASB and Crime are high, though this is largely related to the fact that the City Centre is a focus for retail and recreational activity, rather than a feature

of the city centre's residential areas.

There are no schools technically inside the HMA. The 2 primary and one secondary school adjacent to the HMA perform below the city average levels but are all

rated good by Ofsted. Much of the City Centre is in the catchment area of high performing Silverdale School (Devonshire Quarter, Cathedral Quarter ) and

Tapton School (St. Vincent's, Kelham Island), which would add to the attraction for families.

Supply and demand balance (sections 7 to 11)

The 2013 SHMA estimates the supply and demand balance in the City Centre based on the preferences and expectations expressed in the survey.

It identified the key shortfall in tenure to be for owner occupation and the key shortfall in property size to be for three and especially four bedroom properties.

City Centre residents who expect to move to this type of accommodation are currently likely to need to move to another HMA to find the property they need.

However, this may indicate the potential for more properties of this type to be developed in the City Centre, neighbourhoods such as Kelham Island and the

Devonshire Quarter.

It is likely that student accommodation will make up a large proportion of new development and the feasibility of these schemes should be assessed in terms of

the quality, location and the density of Homes in Multiple Occupation in the area.

While the market for PBSA has the potential to grow, research for the Student Accommodation Strategy found that demand from customers is for high quality

developments in specific areas. The market is also subject to changes in the numbers of foreign students coming to the UK. Applications for 17/18 have fallen in

the wake of the Brexit vote.

The SHMA found some potential for a more diverse housing offer in the city centre

Responses to the survey found a broad cross section of people who said they would consider the city centre as a place to live, including 24% of retired people

and 22% of those in employment. 33% of employed respondents had incomes above the £25,000 level that would enable the purchase of the areas average

property.

The attraction was to be close to employment, the cultural and leisure facilities of the city centre and for some the architectural styles

Participants in focus groups identified Kelham Island and the Devonshire Quarter (which is partly in the City Centre West) as neighbourhoods with the potential

to be more family orientated neighbourhoods

Housing market (sections 12 to 14)

The City Centres’ median income (£21,120) is below the income required to afford the average property (£25,655) but entry level properties are affordable for

those that earn around £22,000. 94% of properties sold in the City Centre were flats. The average sales price for flats at £107,000 is slightly higher than the

average for flats citywide.

In terms of values compared to size, recent sales in the second hand market have seen flats around Millsands and Kelham islands sell for between £170 and

£220 per square foot.

45

Housing market continued

A high spec 3 bed apartment near Devonshire Green is currently on the market for £365,000 or around £173 per square foot.

The private rented housing sector accounted for 58% of housing in this HMA in 2011.

Average rent levels are £679 pcm, considerably higher than the £603pcm Sheffield average.

The biggest difference is for 3 bed properties which average £1,183 in the City Centre and £650 citywide.

An income of £20,784 is required to afford the average room in a shared house at £433pcm, based on spending 25% of income on rent.

Socially rented housing makes up a quarter of the City Centre HMA’s housing stock. The majority of stock has one or two bedro oms.

There is a low turnover of socially rented stock, at only 6% in 2016, and strong demand, as average bids of 66 per property a re higher than the citywide average

of 45.

Older people's independent living housing

The City Centre has the smallest older population across the HMAs, and contains two sheltered housing schemes.

The SHMA found little demand for older person’s accommodation in the City Centre, which reflects the current population profi le. However, as 24% of retired

people said they would consider moving to the city centre there is the potential for a larger older population in the future.

Care and support needs

Corresponding with the smaller older population in the City Centre, this area has a lower proportion of people with a long te rm limiting illness or disability than

citywide. This results in the lowest amount of domiciliary care provision across the HMA.

A higher proportion of disabled households in this area require adaptations to the bathroom and kitchen than elsewhere.

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19. City Centre Housing Recommendations

Recommendations

In order to realise the considerable potential for housing growth in the City Centre it is essential for the current housing offer to be diversified. To achieve this, the

following types of housing in the City Centre are recommended:

Flats with 2+ bedrooms for sale

The provision of flats with 2 or more bedrooms for sale would help diversify the tenure in the area and could encourage other types of households to the area,

such as professionals, families and older households that are considering downsizing.

These properties would need good size rooms and storage space to attract this market.

The Devonshire Quarter and Kelham Island may be suitable locations as they are areas with lower density housing and are less dominated by student

accommodation.

This type of development may be attractive to first time buyers taking advantage of the Starter Homes initiative.

Flats with 3 bedrooms for private rent

This would be a flexible option for single households sharing or families.

2+ bed family housing for sale and shared ownership/Starter Homes

Provision of houses with two or more bedrooms, such as townhouses with private or shared outside space, is the most significant gap in the market in the City

Centre.

They are most suitable for neighbourhoods on the outskirts of the City Centre, in areas such as the Devonshire Quarter and Kelham Island. The Little Kelham

development is already starting to deliver some high quality family housing and these sold for up to £250,000 in 2015

Shared ownership or Starter Homes products may make them affordable to first time buyers. This is likely to be attractive to former students or the 'Central

Pulse' mosaic category who are looking to move from renting to home ownership but who do not have a large deposit.

Additional facilities are needed in the City Centre, alongside the housing, to attract families to the area for instance family leisure activities, play facilities and an

increase in school provision.

Affordable housing

The SHMA suggested an annual shortfall of 98 properties; this along with high demand and low turnover suggests a need for affordable housing.

One bedroom properties should be provided as these are most in demand.

There is also a need for new provision of modern temporary accommodation for the city. The City Centre offers the most appropriate location for new

provision as this would best enable families to continue to attend schools and maintain other connections.

Older people's independent living housing

More housing designed to accessible and wheelchair accessible and adaptable standards is required in all parts of the city to meet current need and the

requirements of a growing older population.

Making the best use of existing purpose built student accommodation (PSBA)

Falling European student numbers could increase the risk of more PBSA leading to an oversupply and the older developments becoming vacant.

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Sources

Sheffield Strategic Housing Market Assessment 2013

Sheffield Housing Market Bulletin

Sheffield House Price Summary

Local Area Partnerships

Sheffield Community Profiles

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https://www.sheffield.gov.uk/home/housing/strategic-housing-market-assessment

https://www.sheffield.gov.uk/content/sheffield/home/housing/sheffield-housing-market.html

https://www.sheffield.gov.uk/content/sheffield/home/housing/sheffield-housing-market.html

https://www.sheffield.gov.uk/home/your-city-council/local-area

https://www.sheffield.gov.uk/content/sheffield/home/your-city-council/sheffield-profile.html

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