This site does tend to be a little bit biased either to London or the overall national picture when it comes to the housing markets. So this week, we aim to go some way towards redressing the balance by summarising the two major pieces of regional housing statistics released by the Halifax and the Royal Institute of Chartered Surveyors over the last week or so. Click the links below to visit the appropriate section

The North of England
Yorkshire & Humberside
The North West of England
Wales
The South West of England
The West Midlands
The East Midlands
East Anglia
The South East of England
Greater London

Halifax:

Quarterly price rise: +2.2%
Annual house price inflation: +4.0%
Standardised average price: £58,151
Proportion of gross income spent on mortgages: 18% from high of 28% in 1990

Commenting upon the housing market in the North, Ian Corfield, Regional General Manager for the Halifax, said: "House prices have continued to increase during this quarter and estate agents across the region are reporting that demand for all property is increasing.

Halifax Estate Agencies report that the housing market in the North East continues to be very active with demand exceeding supply in a number of areas including the more affluent areas of Newcastle and Sunderland, Washington, Durham, Chester-le-Street and Hexham. Many properties in these areas are selling within days.

There is an increasing supply of higher priced properties coming onto the market and this is stimulating demand for properties right across the price range. The most noticeable price rises this quarter have been in the middle and higher end of the market where demand is much greater than supply.

New build activity is still on the increase, with the regeneration of the Newcastle Quayside, which includes a variety of penthouse apartments ranging up to £350,000 and a new Wimpey development of 2-3 bedroomed apartments that are selling quickly at prices ranging from £150,000. However, McAlpine Homes has recently announced plans to withdraw from the North East, which is likely to reduce the availability of new homes in the North Shields and Teeside areas.

However, houses are selling quickly in the Teeside region and there has been some evidence of gazumping in and around the Guisborough area. First time buyers are now beginning to overlook the more traditional 'terraced' first home properties in favour of semi-detached houses and the outlying areas of Middlesbrough are particularly popular at the moment. However, some areas have not followed the upward trend, particularly East Cleveland which has suffered from some price reductions.

Indications for the rest of the year are that the market will continue to remain healthy but any upward movement in interest rates is likely to take the steam out of the market. "

RICS:

Proportion of surveyors reporting a rise, fall or no change in house prices during the preceding 3 months:

House price inflation in June was well above that reported a year ago. The balance of surveyors reporting higher prices, above those reporting lower prices, rose to 65%, up from 61% in May. Price growth has gathered momentum since the start of the year, with the number of surveyors reporting price rises greater than 5% picking up this month. Sales activity though firm, is below levels reported a year ago. Buyers are showing increased interest, while property coming to market has not kept up with demand. The outlook for prices is for rises over the summer months as activity picks up.

Halifax:

Quarterly price rise: 4.0%
Annual house price inflation: 4.8%
Standardised average price: £58,002
Proportion of gross income spent on mortgages: 18% from high of 30% in 1990

Commenting upon the housing market in the region, Ian Corfield, Regional General Manager for the Halifax, said: "Demand has remained strong throughout the region during the second quarter of the year, however, less properties are now available for the same number of buyers. Entry level and second time buyer housing is increasing in demand as the middle market becomes less affordable to first-time buyers.

First-time buyers still continue to buy small semi-detached rather than traditional terraced houses. However, there is an increasing tendency for terraced properties to be purchased by property management companies and landlords for letting purposes.

The market in Leeds is healthy with 'hot spots' in Moortown and Alwoodley and significant property price increases in the outlying areas of Wetherby, Harrogate and York. Halifax Estate Agencies report that a semi-detached house in Alwoodley was achieving £85/£90,000 in January but by the end of May, the same property had increased to £95/£100,000. In central Yorkshire, which contains more traditional terraced properties, prices are remaining stable.

There is still a strong demand for 'city dwellings' with over 200 apartments expected to be built in Leeds during the year and continued city centre development in Sheffield.

In South Yorkshire demand for properties has increased substantially, particularly in a number of 'hot spot' areas including Killimarsh and Eckington where prices have increased more than the regional average and properties are selling within days.

Estate agents in East Yorkshire also report increased sales and demand for property at the higher end of the market. Newly registered properties are being sold within a couple of days in many cases, as demand outstrips supply.

At the lower end of the market, prices for traditional first-time buyer properties in the £25/£30,000 range are relatively static and not selling as quickly. This is primarily due to first-time buyers entering the market for more expensive semi-detached properties. The slower market conditions for properties at the lower end of the market is delaying prospective sellers re-entering the market.

The housing market has been active throughout the region since early in the year and indications are that this is likely to continue throughout the summer and into the second half of the year. However, any upward movements in interest rates are likely to take the steam out of the market.

RICS:

Proportion of surveyors reporting a rise, fall or no change in house prices during the preceding 3 months:

Price growth in the region may now be peaking, having risen steadily since January. The percentage difference between those surveyors reporting price rises and those reporting price falls was 78%, virtually the same as the 76% figure in May. Adjusted for seasonal influences, price growth eased slightly. Frenetic activity over recent months is set to soften since buyer interest, though still very firm, is easing. Meanwhile, a fall in new instructions should support price growth even as demand cools. Further price rises are expected, though the pace of growth is expected to ease.

Halifax:

Quarterly price rise: +5.5%
Annual house price inflation: +5.6%
Standardised average price: £65,393
Proportion of gross income spent on mortgages: 19% from high of 31% in 1990

Commenting upon the housing market in the North West, Trevor Nicholson, Regional General Manager for the Halifax, said: "House prices have increased significantly across the region rising by 5.5% during the second quarter of the year, compared to the UK average increase of 4.1%. The housing market has been buoyant in many areas with fast turnaround of property across all price ranges, reflecting the traditional peak Spring house buying season.

City living continues to be popular, with both Liverpool and Manchester city centres continuing to experience high demand for newly constructed apartments in areas of re-development.

A considerable amount of new property is being built throughout the region, particularly in North Fylde and South Lakeland. There are also major property developments taking place in Cheshire, focusing mainly on brown field sites with three storey properties interspersed with commercial and retail property.

Halifax Estate Agencies report that there is particularly high demand for properties in South Manchester, South Liverpool and South Lakeland. In some areas a shortage of listings is driving prices up with some evidence that properties are achieving above average prices.

The demand for terraced properties throughout the region remains low as first time buyers continue to 'leap frog' this type of property and set their sites on lower priced semi-detached houses. As a result there is a very high demand for properties in the £60,000 to £150,000 price range.

So far there has been little evidence of gazumping, which usually takes place in an increasing market place and there is continued optimism amongst estate agents that the region will continue to benefit from a healthy housing market."

RICS:

Proportion of surveyors reporting a rise, fall or no change in house prices during the preceding 3 months:

House price inflation remained strong in June. The excess of surveyors reporting price rises over those reporting price falls was unaltered at 69%, though adjusted for seasonal influences price growth accelerated sharply. Of those surveyors reporting higher prices, the majority were in the 0-2% growth bracket. The number of agreed sales has been brisk over recent months, up sharply on year ago levels, and is set to continue rising. Buyer interest remains buoyant while the amount of property coming to market rose, albeit at a slower pace than in May. Against this backdrop, price growth is set to remain firm over the summer.

Halifax:

Quarterly price rise: +2.5%
Annual house price inflation: +6.1%
Standardised average price: £67,547
Proportion of gross income spent on mortgages: 18% from high of 33% in 1990

Commenting on the housing market in Wales, Phil O'Connor, Regional General Manager for the Halifax, said: "Quarter 2 saw another steady rise in Wales. House prices rose in Wales by 2.5%, compared to the UK average of 4.1%. Prices now stand at 6.1% higher than a year ago. The market across Wales is seeing a great deal of activity with only the shortage of quality properties at reasonable prices providing any hurdles to continued house price growth.

In the north of Wales, particularly in areas such as Rhyl, the pattern is for quick sales of properties which are in the most desirable areas and realistically priced. This is something which is reflected across most of the region.

As prices are seen to increase, buyers are looking to be more selective in their choices. No longer is it so acceptable to consider a box room as a third bedroom when looking at similarly priced three bedroom properties.This means that the location of properties is becoming an aspect of greater flexibility when choosing properties.

First-time buyers, are facing particular problems especially in central city locations, where they are seeing themselves priced out of the market for traditional first buy properties. Newport and Cardiff are prime examples or areas where first-time buyers may have difficulty getting on the housing ladder.

South Wales offers some economic concerns with the employment market looking uncertain, particularly with the prospective loss of jobs at Corus in Newport and Ebbw Vale. There is also some evidence of caution within rural areas as a result of the foot and mouth outbreak which may also have a knock on effect with areas heavily reliant on the tourism industry.

Across Wales the picture is a positive one, with active markets and increasing prices. The prospects for the rest of the year remain positive, with the expectation being for steady, if slower growth."

RICS:

Proportion of surveyors reporting a rise, fall or no change in house prices during the preceding 3 months:

Some slowdown in the pace of house price inflation occurred for the three months to June, following a significant upturn in recent months. In June, 40% more surveyors reported a rise in prices than a fall, compared to 45% in March. Of respondents, 28% reported price rises of 0-2% in the 3 month period, though 6% also reported price falls by a similar amount. Nevertheless, sales activity has been rising firmly in recent months as the number of prospective buyers has increased relative to a year ago. The outlook for the market is viewed as good, with moderate price rises envisaged over the next three months, and sales that are expected to continue rising.

Halifax:

Quarterly price rise: +3.8%
Annual house price inflation: +9.1%
Standardised average price: £104,517
Proportion of gross income spent on mortgages: 20% from high of 40% in 1990

Commenting upon the housing market in the South West, Phil O'Connor, Regional General Manager for the Halifax, said: "House prices picked up over the second quarter in the South West with an increase of 3.8% compared to 4.1% nationally. Prices in the region are now 9.1% higher than twelve months ago, standing above the national average of 7.7%. The average price of a house in the South West now stands at £104,517.

Last quarter we noted that some estate agents had started actively advertising for properties in anticipation of a stronger than usual Spring market. There is further evidence that this type of activity is increasing as stocks of properties for sale continue to be low. Many areas are now reporting a real shortage of affordable, decent first time buyer properties. All of this is leading to properties being sold very quickly in most parts of the region, often within days where properties are sensibly priced.

The normal seasonal increase in activity is being reported again with some suggestions that low interest rates are also encouraging people to consider moving. In the Gloucester area, for example, mortgage advisors are reporting greater interest from house movers.

Bath is a particular "hot-spot" for the first time buyer market with very few properties coming onto the market below £75,000. A two-bedroom flat, for example, on the outskirts of Bath would typically come on the market for £90,000 whilst similar properties in the centre of Bath would command prices in the region of £140,000 plus.

There is increasing interest in the "buy to let" market especially in places like Swindon and Chippenham on the M4 corridor. This is fuelled partly by employment opportunities in the area. In Swindon there may be also be a small influence due to a decision by Swindon College to take resident students within the next two years as there will be no halls of residence.

Whilst first time buyers' affordability problems continue to be reported across the region there appear to be early indications in Plymouth that some people who purchased first properties are upgrading sooner than was the case previously. This may be accounted for by a positive local economy which appears more buoyant than in previous years. The prospects for the rest of the year remain positive."

RICS:

Proportion of surveyors reporting a rise, fall or no change in house prices during the preceding 3 months:

House prices continued to exhibit considerable strength though a slight slowdown in the pace of rises was reported for the 3 months to June. In June, 46% more surveyors reported a rise in prices than a fall, compared to 38% in March. Of respondents, 24% reported price rises of 0-2%, while 25% saw increases of 2-5% in the 3 month period to June. Surveyors have reported a surge in buyer enquiries and agreed sales in recent months compared to a year ago, following a lacklustre performance at the beginning of 2001. However, with new instructions to sell failing to keep pace with demand, surveyors expect firm price rises to continue over the next 3 months.

Halifax:

Quarterly price rise: +2.3%
Annual house price inflation: +6.2%
Standardised average price: £83,374
Proportion of gross income spent on mortgages: 20% from high of 35% in 1990

Commenting upon the housing market in the West Midlands, Philip Adams, Regional General Manager for the Halifax, said: "After a relatively quiet start to the year the second quarter saw house prices in the West Midlands increase by 2.3%, house prices in the region are now over 6% higher than 12 months ago. Generally the market continues to remain buoyant and listings are still at a level which exceeds the same period last year.

New homes sales are strong throughout the region, and the existing development on the outskirts of Kidderminster town centre is likely to be extended. Within the Worcester area there is a lack of greenfield land available resulting in increased development of brownfield sites.

House prices continue to be high in Stratford, forcing many purchasers to look at the surrounding villages, including Alcester and Shipston, where new development is also taking place.

The housing market remains buoyant in the Wolverhampton area with most properties taking only 4 weeks to sell and in some areas, including Stafford and Uttoxeter demand is exceeding supply.

In Wolverhampton first-time buyers are purchasing 3 bedroomed semi-detached properties rather than the traditional terraced first home. However in other areas including Worcester, Stratford, Lichfield, Stafford and Kidderminster they are being priced out of the market. Even in the cheaper areas of Birmingham and Coventry few properties are for sale at less than £40,000.

Halifax Estate Agencies report that an increasing number of buyers are looking to live in the Worcester area and commute from developments such as Warndon and villages which are close to the M5. Prices are still relatively low when compared to parts of Birmingham, Cheltenham and Bristol and increasingly buyers are prepared to commute further.

However, there is a general view that property prices have peaked in Worcester. In recent weeks there has been a slackening of demand, particularly in the first-time buyer market where prices had risen to a level that is out of reach for the majority.

The general outlook for the market remains fairly optimistic although a few down valuations have been reported in the last few weeks, which would indicate that the increase in prices is slowing down. Estate agents believe that there must be a realignment of vendors expectations if the market is to continue to prosper."

RICS:

Proportion of surveyors reporting a rise, fall or no change in house prices during the preceding 3 months:

Residential property prices are rising firmly. In June, 48% more surveyors reported a rise in prices than a fall, compared to 44% in March. Adjusted for seasonal factors, a steady acceleration in price rises has been apparent through the year though the rate of inflation has flattened out in recent months. Of respondents, 41% reported price rises of 0-2% and 17% reported a rise of 2-5%. At the same time, a further 9% saw declines in prices of 0-2%. Agreed sales have enjoyed a steady pick up this year as the number of buyers has expanded compared to a year ago. Higher prices are expected in the next 3 months as a lack of new instructions keep market conditions tight.

Halifax:

Quarterly price rise: 3.1%
Annual house price inflation: 6.7%
Standardised average price: £73,194
Proportion of gross income spent on mortgages: 19% from high of 34% in 1990

Commenting upon the housing market in the East Midlands, Philip Adams, Regional General Manager for the Halifax, said: "House prices in the region have continued to rise after a relatively slow start during the first quarter of the year. A number of suburban areas around Nottingham, Leicester and Derby now have very little to offer under £60/£70,000.

New build is proving to be very popular and Nottingham in particular has seen a significant increase in 'brownfield' developments, with most starting at £100,000 plus for a two bedroom flat. A number of these properties are being bought by companies to let. The lettings market is very buoyant resulting from the short supply of homes for sale.

House prices generally in Leicestershire are beginning to slow down as the market appears to have peaked apart from Leicester city centre which is still showing signs of increases. There is also significant development of 'brownfield' sites in and around Leicester and the proposed redevelopment of Leicester City F.C. ground could create a new housing estate. Builders report that sales and prices are maintaining a steady growth with both inner city developments and village properties are selling well. Local 'hot spots' include Rutland, mainly because of its easy access to the A1, and Oakham, where three new squadrons are based at RAF Cottesmore.

New city centre developments in Nottingham include new apartments in the Lace Market, Castle Marina and Standard Hill areas. A new development by Westbury homes at a former golf course in Carlton on the outskirts of Nottingham will provide 4/5 bedroomed town houses.

In Nottingham the length of time between the initial sale and completion appears to be lengthening as buyers at the top of the chain are taking longer to find suitable property.

First time-buyer properties are in short supply in Nottingham and some of the more popular surrounding areas. There are few properties under £60,000 and first-time buyers are favouring new development homes with free incentives such as carpets, kitchen appliances, and curtains rather than more traditional first homes.

There is continued re-development in central Derby with luxury apartments and town houses but these properties are very highly priced and out of the price range for the first-time buyer.

Northampton continues to be buoyant with price rises reported for all property types and areas. The current conversion of the A43 into dual carriageway is expected to turn Brackley into a 'hot spot', as it will significantly reduce the time to commute to nearby cities. Properties will be in short supply in this area though as there is no planning permission granted for new homes for the next 2 years.

In Leicestershire first-time buyers are continuing to leapfrog the terraced market in favour of semi-detached properties, excluding ex-council houses where prices remain relatively depressed. The buy-to-let market is also very active particularly in Loughborough and Clarendon Park, Leicester because of the growth in the student population. I expect that the East Midlands region will continue to see growth throughout the second half of the year with demand generally exceeding supply."

RICS:

Proportion of surveyors reporting a rise, fall or no change in house prices during the preceding 3 months:

House price inflation in the region is now approaching a peak. In June, the balance of surveyors reporting price rises, above those reporting price falls was 45%, virtually the same as the May figure of 46%. Prices are rising at a rapid pace, though below that seen a year ago. Buyers have entered the market in force over the past four months, while vendors have shown somewhat less enthusiasm, with little inclination to put properties up for sale in June. Nonetheless, transactions have been firm. A further mild acceleration in price growth is expected over the next three months.

Halifax:

Quarterly price rise: +2.5%
Annual house price inflation: +11.2%
Standardised average price: £92,976
Proportion of gross income spent on mortgages: 20% from high of 38% in 1990

Commenting upon the housing market in East Anglia, Philip Adams, Regional General Manager for the Halifax, said:"House prices in East Anglia have continued to rise and are now over 10% higher than they were 12 months ago. The average price of a property in the region is now £92,976, well above the £90,000 mark which it passed for the first time last quarter.

Property prices are increasing generally in and around the major towns and cities of East Anglia, with growth continuing in all areas. The market in Cambridge has been extremely active this quarter with estate agents reporting high levels of sales and a shortage of property is now contributing to an increase in house prices. First-time buyer properties in particular are in very short supply and typical terraced houses are now costing between £120,000 and £150,000. Nearby locations such as St Ives, St Neots and Huntingdon are similarly affected.

Properties within Cambridge city centre continue to be particularly popular and generally these have seen the biggest price increases. The lack of property and an influx of highly paid people being employed within the hi-tech industry has forced prices up. However, there are some signs that the market is starting to stabilise and there is a little more caution evident with supply beginning to increase which is leading to greater choice.

Cambridge city centre has been a 'hot spot' in terms of activity and price rises but buyers are now tending to look outside Cambridge in areas such as Ely and Haverhill where property is more affordable.

The market in Norfolk and North Suffolk has continued to be buoyant during the second quarter although we have seen some levelling-off and slight dips, which have been attributed to first-time buyers being priced out of the market and the uncertainty generated by the general election.

The A47 and A11 corridor towns and villages are still experiencing rising prices and demand. Local developers in villages have been providing some attractive small sites with the emphasis on quality and design to further attract buyers. The A10 corridor along with Bury St Edmunds continues to be the main new build areas but there is also a large new waterfront development planned for Norwich. New properties are now moving quickly at the large development at Ipswich Airport and the developer Bellway has reported that the first phase has completely sold out.

In both Colchester and Ipswich properties, which are sensibly priced, are being sold within days but the levels of property coming onto the market have declined over the last 4 weeks. There is still a big demand for the 'country cottage' style property in outlying villages and good quality inner town properties by professional people.

In the outskirts of Peterborough first-time buyers are paying between £60,000 and £68,000 for terraced properties and demand remains high as many feel that they cannot risk waiting. Hampton, near Peterborough, is expected to develop into a 'hot spot' as a railway station is planned to be built, which should provide a direct link to London and prove attractive for commuters.

The cheapest properties in Colchester are now selling in excess of £70,000 and first-time buyers are moving out of London to the this area and commuting, therefore London salaries are pushing prices up in the region. Prospects for the region in the remainder of the year suggest further stabilisation of the market but the outlook still remains positive that the housing market will continue to be healthy."

RICS:

Proportion of surveyors reporting a rise, fall or no change in house prices during the preceding 3 months:

House prices continued to rise strongly for the 3 months to June, though a slight cooling of the market is apparent. In June, 64% more surveyors reported a rise in prices than a fall, compared to 80% in March. Of respondents, 32% reported price rises of 0-2% while a further 20% saw increases of 2-5% over the three months to June. Following a lull towards the end of last year, agreed sales have risen sharply in the first half of 2000 compared to a year ago, whilst there has been rapid growth in the number of buyer enquiries as well. The prospect for further price rises is seen as good for the next three month period.

Halifax:

Quarterly price rise: +4.1%
Annual house price inflation: +9.1%
Standardised average price: £141,386
Proportion of gross income spent on mortgages: 21% from high of 42% in 1990

Commenting upon the housing market in the South East, David Thompson, Regional General Manager for the Halifax, said: "House prices in the South East continued to rise this quarter. Prices rose in the South East by 4.1% during the second quarter of the year equalling the national average. Prices are now 9.1% higher than they were 12 months ago. The usual quiet buying period of the year is approaching and figures in the third quarter are expected to reflect this but the year as a whole looks very positive.

High prices and lack of availability in London continue to add to the demand in the commuter belt areas. Towns such as Crawley, Tunbridge Wells and East Grinstead are local 'hot-spots' for activity with properties achieving asking price within short time-scales.

Brighton & Hove have seen particularly high demand in all properties. The market is seeing a high level of property bought for rental purposes, particularly with flats and terraced properties. The young, affluent and cultured nature of the city has it now being seen as 'London by the Sea', with a number of first time buyers from London opting to commute.

Gillingham is suffering from a shortage of available properties but this is not leading prices spiralling upwards. Buyers are looking for value and those properties which are realistically priced are selling quickly. Reading has seen a buoyant market with a large number of properties bought for investment purposes. Uncertainty in the local economy has begun to temper enthusiasm at the higher end of the market though.

A shortage of quality property coming on to the market means that buyers are having to be quick to make up their minds. Activity is high and this is having a knock on effect on time taken by conveyancers in dealing with the home buying process.

The high prices in the region are proving problematic for first-time buyers getting on to the property ladder. This is seeing more of them look further afield than they may originally have wished in search of better value for money.

While interest rates remain low it is likely that strong market activity will continue, subject to the usual slowdown seen during traditional holiday periods. The outlook for the rest of the year is a positive one."

RICS:

Proportion of surveyors reporting a rise, fall or no change in house prices during the preceding 3 months:

Surveyors have reported another 3 month period of buoyant price rises. In June, 46% more surveyors reported a rise in prices than a fall, compared to 48% in March. Adjusted for seasonal influences, prices are rising at a considerably stronger pace than earlier in the year. Of respondents, 32% reported price rises of 0-2%, and 14% reported a rise of 2-5% over the 3 month period. Agreed sales have been showing good strength over the past three months compared to a year ago while the number of buyer enquiries has picked up markedly. As a result prospects for prices are viewed as positive over the next 3 month period.

Quarterly price rise: +7.1%
Annual house price inflation: +17.0%
Standardised average price: £169,510
Proportion of gross income spent on mortgages: 22% from high of 41% in 1990

Commenting upon the housing market in Greater London, David Thompson, Regional General Manager for the Halifax, said: "House prices in Greater London continue to outstrip the UK average. House prices rose by over 7% during the last three months and now are 17% higher than this time last year. Demand continues to outstrip supply and there is still a lack of quality housing coming onto the market.

London has seen high levels of activity throughout the year with the traditionally attractive areas seeing significant house price increases. In turn this is having a 'ripple effect' on outlying areas as prospective purchasers are pushed into areas where there is greater availability of affordable housing. Areas such as Muswell Hill, Highgate and Wimbledon remain popular areas. With a continued growth in demand for housing in the capital there are no indications that prices have peaked.

High prices continue to prevent any leapfrogging of the property ladder by first-time buyers. Indeed first-time buyers in London are finding it more difficult to gain a foothold onto the housing ladder and are increasingly looking at areas they had not considered previously. This is further adding to demand and, consequently, increasing prices in these areas.

Signs are that the housing market will continue to grow during the coming months. Affordability will, however, be a key issue in Greater London and we expect it to constrain house price growth over the coming months."

RICS:

Proportion of surveyors reporting a rise, fall or no change in house prices during the preceding 3 months:

The pace of increase in residential property price rises picked up further in the three months to June, to its fastest pace since March 2000. In June, 59% more surveyors reported a rise in prices than a fall, compared to 52% in March. Of respondents, 44% reported a rise of 0-2% over the 3 month period, though a further 10% reported rises of 2-5%. House sales are rising strongly compared to year ago levels, having shown moderate growth earlier in the year. Buyer enquiries are also very firm though surveyors expect only a limited upturn in sales over the next three months due to an ongoing lack of available properties. As a result, surveyors are confident over the near term outlook for price rises.