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5 Reasons Why Investing in Property in Hull Will Create Wealth
When investing in property you can benefit by borrowing from the bank using the power of leverage. Typically, a buy to let mortgage requires you to put a 25% deposit down and the bank will provide the remaining 75% of the purchase price of the property. Where else can you get them to do that? Banks will lend you money to buy property. They are less likely to lend you money to grow your business and they definitely will not lend you money to buy stocks and shares. They understand that property is still a safe secure asset despite what the media says. To show you the power of leverage lets show you an illustration. You have 100,000 to spend on an investment property. The following scenarios show how you can spend that money
Scenario 1 - Buying 1 property worth 100K with all your cash
Buying 1 house without a mortgage. Put down 100K and buy the property outright. The following year inflation raises the price of that property by 5%. The property is now worth 105K. You now have a property worth 105K and an equity of 5K in that property.
Scenario 2 - Buying 4 properties each worth 100K with a mortgage on each
You put a 25K deposit down on each property and a mortgage for the remaining 75K, spending all your 100K across 4 properties not just 1 property this time. The following year inflation raises the prices of that property by 5%, the same as scenario 1. Each property is now worth 105K. However, now you have 4 of them so benefit from the 5K equity in each one. So you now have 20K equity instead of the 5K in scenario 1. You have still spent the same amount of money but have benefited from leverage of money from the Bank.
2-3 bedroom properties in Hull can be bought for between 40-100K. They offer a superb opportunity to leverage your cash
Return on Investment
The return on investment is defined below
Return on investment = Gain of Investment - Cost of Investment / Cost of Investment
In basic terms, how hard is your money working for you. You can choose to invest in a new business venture, shares on the stock market or property. Each wealth creation channel has its own return on investment together with its associated risk. As a professional investor you have to weigh up your appetite for risk and potential return on your investment. Lets revisit the 2 leverage scenarios and examine the return on investment
Scenario 1 - Buying 1 property worth 100K with all your cash
Return on investment (ROI) is 5% e.g. 5K/100K
Scenario 2 - Buying 4 properties each worth 100K with a mortgage
Return on investment (ROI) is 20% e.g. 20K/100K Hull is a great place to start your professional property investing career because of the great return on investment. The reason is that property prices in Hull are among some of the cheapest in the UK. So, the cost of your investment is lower. This means not only can your money go further ie. you could buy more properties but each of those properties will go up in price and if you've leveraged your investments with mortgages your return on investment will be even greater.
Hull gives a better return on investment than more expensive cities in the UK because property prices are lower
Rental Demand
Of course, an investment property only becomes an asset if you are able to rent it out. If you can't, that asset very quickly becomes a liability. A quick reminder on the definition of an asset and liability
Asset = Puts money in your pocket
Liability = Takes money out of your pocket
So, to ensure your investment property remains an asset you need to be confident that it is in an area of high rental demand. Hull is a hidden gem of a city. It is the gateway to Europe via ABP ports and P&O Ferries and therefore has a thriving export/import industry. Siemens are going to locate a large wind turbine manufacturing plant there cementing it's status as a centre of excellence for Renewable energy technology. It is well connected by the M62 and has a broad manufacturing base. The Deep, the UKs only submarium has established itself as a tourist destination too. The University of Hull continues to grow and has a healthy student population around 25,000. However, due to the relatively low salaries in the region, affordability to buy a house is low. This consequently has led to a high demand for rental property.
The following post codes in Hull are great rental areas. HU5 is close to the University for students. HU7 and HU9 are great for families.
Financing Deals
If your aim is to own 10, 20 or 30 properties and supply the deposits for each one you would soon run out of your own cash so how do the Professionals do it? Well, the answer is Other Peoples Money (OPM). They buy their properties at the right price. Money in property is made when you buy the property NOT when you sell it. Buying at the right price i.e. below market value or BMV as it's called enables you to refinance with the mortgage lender at the Open Market Value and pull out most of your deposit cash. This enables you to recycle your pot of cash to purchase another property. However, in this market, the Council of Mortgage Lenders have imposed a 6 month rule that prevents you remortgaging unless the property has been held for at least 6 months. If you can demonstrate added value then you have a better chance of achieving the valuation you desire. On average Property Prices double every 11 years. This means a 100K property is worth 200K in 11 years time. When you sell this property you pay off the original 100K mortgage and then have approximately 100K profit. This means if you bought 2 properties you can sell one and pay off the mortgage on the other and still have 1 cash flowing property with no mortgage on it. Using this principle it can be scaled up to any number of properties you wish to buy. Getting a mortgage can be difficult in this current economic climate but not impossible. The money hasn't disappeared. It is just in different places. The trick is to find the people with the cash.
Buy for cash
Some properties in need of refurbishment in Hull can be bought for as little as 20K. This means you need to buy them with cash as mortgage providers generally do not lend below 40K. It also means you can move quickly and not have to involve Mortgage Lenders and Valuers in the purchase. Once you have refurbished the property you can then get a surveyor to value the property with a view to placing a mortgage on it and get most if not all of your cash returned.
Deposit Finance
You can help people with cash earn more than they are getting in the bank by offering them a higher interest rate for borrowing their money to fund a deposit. You can then return their money after refinancing.
Mortgage Host
If you can't get a mortgage then find someone else who can and offer to share the cash flow from a property. Get a lawyer to draw up an agreement between you and the host. Because property prices are relatively low in Hull, there is more chance of finding investors who are willing to lend you 10-15K for a deposit. Risks are reduced as the amounts on loan are less. Once you've done 1 deal with an investor and made them more money they will be happy to do another deal with you.
Hull property prices are low which leads to lower risk for Cash Investors when funding a deal.
Stress Testing
With any of your investments we advise stress testing your investments at higher interest rates. Whilst we enjoy historically low interest rates it's tempting to buy lots of property deals. However, interest rates have only 1 way to go and that is up. Test that your investment still produces cash flows at higher interest rates so it remains an asset and not a liability.
Test your investments at higher interest rates. Hull investment properties still positively cash flow at 8-9% interest rates at current rental values.
Exit Strategy
With any investment it is vital you know your exit strategies. With an aeroplane knowing where the exits are is vital in case of an emergency. Similarly, with investing you need to know where your exits are for getting out of the investment deal in an emergency.
Selling your investment
If for any reason you need to come out of an investment you can sell a property. The properties that will be easiest to sell will be the most popular type in that area. If you own an expensive, executive detached house in a desirable area the number of buyers is reduced and constrained to residential buyers. However, if you have a cheaper, investment property you can sell to both investors or residential buyers. This is important when considering your investment.
Know at least 2 exits when entering an investment deal. There are lots of investors in Hull and because of low prices they are affordable to residential buyers too.
Robin Shaw is Marketing Director for Investment Property Partners in Hull. They help build positively cash flowing property portfolios through experienced, intelligent, educated investment.
8 Reasons to Invest in Australian Property
Property and especially Australian property is an excellent investment. Not only is it much harder to lose money in property than in the stock market, but with property you also benefit both from steady capital growth and from rental income. And as rental income increases over time it protects you from inflation. At the same time you can borrow money to buy property and despite Australia's high taxation environment, property investment can be very tax efficient.
Let's have a look at these advantages and some more beneficial aspects of residential property investment in a bit more detail.
1. An investment market not dominated by investors
First of all, you need to realize that some seventy percent of all residential property is "owner occupied" and only thirty percent is owned by investors. That means that residential property is the only investment market not in fact dominated by investors, which means that there is a natural buffer in the market that is not available in the share market. To put it simply, if property values crash by 10%, 20% or even 40% we all still need a home to live in and so most owner occupiers will simply ride out any major crash rather then sell up and rent (compare this to the stock market where a major drop in prices can easily trigger a serious meltdown). Sure, property values can and do go down but they simply do not show the same level of volatility as the share market and property offers a much higher level of security.
And if you don't believe me when I tell you that residential property is a safe investment, then just ask the banks. Banks have always seen residential real estate as an excellent security and that's why they' lend up 90% of the value of your property; they know that property values have never fallen over the long term.
2. Sustained growth
Property prices in Australia tend to move in cycles and historically they have done well, doubling in cycles of around 7 - 12 years (which equates to about 6% to 10% annual growth). We all know that history is no guarantee for the future but combined with common sense it's all we have. There is no reason to think that the trends in property of the last 100 years would not continue for the next few decades, but to be successful in property investment you must be prepared and capable to ride out any intermediate storms in the market, but that applies to any investment vehicle you choose.
Australia's median house price between 1986 and 2006 as published by the Real Estate Institute of Australia (REIA) shows that back in June 1986 you would have bought an average home for $80,800. That same home would have been worth $160,500 in 1986, which is pretty much double of what you paid 10 years earlier. Another 10 years later in 2006 that average home was worth some $396,400. So between 1986 and 2006 that average home went up by nearly 400% or about 8.3% per annum.
Not bad. And quite in line with the longer term history.
In fact, as Michael Keating points out in his blog on 24th January 2008 (Why Melbourne's properties will keep rising), it is actually on the low side compared to the historical average. Australia's property prices have been tracked for something like the last 120 years and on average they have risen 10.4% per year. Just in case you might believe that had to do with Australia being a newly found colony, and don't believe this would be sustainable in the long term, consider this. In the UK records of property sales go back till 1088 and analysis of the data shows that in those 920 years UK property on average has gone up by 10.2% per year.
3. Buy It With Other Peoples Money (OPM)
Now just in case the above has not been enough to convince of the value of residential property investment, let me tell you one of the great secrets of creating wealth, which also applies to investing in property. The secret is OPM. Other Peoples Money.
Secret? No - that's just marketing hype you see on the web, but the power of Other People's Money or more common referred to as leverage or gearing is absolutely critical to building wealth. And, in the case of property the leverage you can apply is substantial. As I mentioned above, banks love residential property as security and therefore will easily lend you 80% or 90% of the value.
It was Archimedes who said, 'Give me a lever and I'll move the earth'. Well, as an investor you don't want to move the Earth, you just want to buy as much of it as we can! When you use leverage you substantially increase your ability to make profit on your property investments and, importantly, it allows you to purchase a significantly larger investment than you would normally be able to.
Let's have a look at how this works. Imagine there are five investors each with $50,000 to invest. Say they all buy an investment that achieves 10% growth per annum and has a rental yield (or return) of 5% per annum. Investor A borrows 90% of the value of his investment property (Loan to Value Ratio or LVR of 90%) and investors B, C and D borrow 80%, 50% and 20% respectively. Investor E doesn't borrow at all and goes for an all cash transaction.
Let's start with cashflow, which is here simplified to rental income minus interest paid. Investor A, who geared 90%, has a negative cashflow of $15,500 for the year whilst Investor E who borrowed no money at all has a positive cashflow of $2,500. But that's not the whole picture because each of the properties increased in capital value and once we include that the picture changes significantly, Investor A has a net worth increase of $34,500 whilst Investor E who didn't gear increased his net worth by only $7,500. In terms of return on investment Investor A achieved a 69% return on his initial $50,000 whilst investor E achieved a return of 15%.
That's pretty impressive for one year. And if the investors let their properties grow one or two full cycles we're talking about serious wealth creation. And once the investors have enough equity in their investment property they can use that to fund a second purchase which after a few years growth will allow the purchase of a third and we're on our way to wealth! That is, those investors who geared as Investor E is not going anywhere fast.
However, it is not all that easy. As you saw Investor A incurred a negative cashflow in his first year and would continue to do so for a few years until the rental income had grown sufficiently to pay his interest. He has to fund this annual shortfall from his salary. And this is called negative gearing - you borrow money to generate capital growth in your property but incur an annual shortfall in the near term. For most investors this means there will come a limit on how many properties they can buy with negative gearing, as they don't have too much spare income. If you look in our strategy sections you can read more about negative gearing and techniques to avoid paying the shortfall out of your own pocket. We also address cashflow positive properties.
But let's get back on topic and have a look at some more compelling reasons to invest in Australian residential property.
4. Income That Grows
We've discussed that Australian residential property vestment is safe, with long term growth prospects and combined with the right level of leverage can create significant wealth. We also briefly touched on the fact that it generates a rental income. The good thing is, that over the years the rental income received from property investments has increased and this increase has outpaced inflation. In fact the last few years have shown tremendous increases rents - I know because the rent on my investment properties has been booming. Still is actually.
Ok, but are rents likely to keep growing? Well, statistics show that the level of home ownership is slowly decreasing in Australia. There are a number of reasons for this like demographic trends but, in particular, as property prices keep rising, fewer people are able to afford their dream homes. The latest Australian Bureau of Statistics figures confirm that more and more Australians are renting and many industry commentators are suggesting that the percentage of Australian who will be tenants in the near future will go up to 40%. So demand is growing. We also know that supply of good quality rental properties is limited (very low vacancy rates across all of Australia) and the government is having difficulty providing public housing. So all in all, it is very likely that rents will continue to grow at a pace faster than inflation - good news if you intend to become a property investor!
5. Tax Efficient
When it comes to investing in property, your best friend is the bank as they provide the leverage you need to accelerate your wealth creation. Your second best friend is your tenant, as without a tenant your investment property would stand empty and your third best friend is the taxman.
The taxman? Absolutely. How can that be when Australia is not know for attractive tax rates, in fact the opposite?
Well, first of all the interest you pay on the loan to buy an investment property is fully tax deductible and if you own the property longer than a year you only pay capital gains tax over 50% of the gain. Add to that various depreciating allowances and you have the makings of a very tax efficient investment. If you do your homework, the bank will happily give 80% or 90% of the money you need to buy your investment property and once you own it, your tenant and the taxman will pay your interest and your rental expenses. Guess who gets to keep the capital gains, you! Talk about OPM.
6. Millions of Millionaires
And if the above doesn't get you going, consider this: most of the world's richest people got rich by investing in property. Those that didn't get rich from property typically invested their newfound wealth in property.
So, if the majority of wealthy people have used investment property to increase their wealth than why not use that knowledge to you advantage and do the same! There's nothing wrong with seeing what successful people do and applying those principles to your own life.
Even McDonalds make more money through its real estate than through selling burgers and fries as it owns most of the land and buildings in which it's franchises are located!
7. You Can Do It Too
Before you say, it's OK for the rich, but how the heck am I going to get into property investing, let me tell you this. You do not need to be very wealthy to get into property investment; it really doesn't take large sums of money to get involved. And that's because many of the banks will lend 80%, 90%, 95% and sometimes even 100% or more of the value of a residential property. As long as you have a steady job and a little starting capital (spare equity in your home) you can afford to buy investment properties.
It has been shown over and over again that careful and intelligent use of real estate can enable ordinary people, like you and me, to become property millionaires in about 10 years. If you truly intend to become one of the wealthy people in the future, you should probably take a serious look at using property to your advantage.
8. Too Much Hard Work?
There are many ways to make money and some say that property investment isn't that easy and takes a lot of time and effort. It takes time to get an understanding of the property market and how to go about investing in property. It can take weeks if not months to research areas and find the right investment property for you. And then it only gets worse, you have to organize finance, get a solicitor to deal with all the legal work. Just the finance and legal work can take 30 to 60 days. And once you own the property the work isn't over, as you need to look after it and do your tax!
Nobody said it would be easy. Nobody said you didn't have to get your hands dirty.
It will take time and you will have to work at it and educate yourself. But hey, if you are serious about creating wealth and retiring early then property is a great way to achieve that. And once you've started and get some experience under your belt, you'll see that I gets easier, and actually the process of building a investment property portfolio can be very rewarding and a lot of fun too.
So, to come back to the original question, my choice for property investment is based on the low level of risk and robust long-term performance property compared to the alternatives. Investing in property, if done well, is Simple, Safe and Reliable.
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