Tag Archives: london
Houses with multiple tenants are a better option for buy to let investment, it is claimed
Houses in Multiple Occupation (HMOs) are the most stable and profitable form of buy to let investment in the UK, protecting landlords against higher costs caused by an interest rate rise, a new analysis report suggests. HMOs, generally rented to young professionals and key workers, are intrinsically geared towards maximising rental income by letting each room on an individual basis, according to the report from Platinum Property Partners (PPP). Research for PPP has shown that compared to capital gains, rental income for all types of BTL is by far the most dependable and stable source of return on investment. The firm says that HMOs landlords are therefore best positioned to absorb the higher mortgage costs caused by an interest rate rise, an event which the Bank of England has indicated will take place in early 2016. It explains that the profits of a standard buy to let investment can be wiped out by a 3% rise in interest rates, assuming mortgage rates increase by the same amount, as gross rental income is not sufficient to cope with higher mortgage interest repayments. Even although HMO landlords pay for all household bills, the fact that the property generates a much higher gross rental income means that these costs are easily absorbed. The analysis suggests that the maximisation of income from a given size of property by creating extra rooms and renting them to multiple tenants means HMOs can generate rental income that is up to four times higher than the rents achieved in a standard buy to property. Previous analysis carried out by PPP has shown that rental income is a far more stable and dependable source of return than capital gains, dispelling the myth that the success of any buy to let investment is mostly about rising house prices. From 2010 to 2012, investors operating in both the standard BTL and professional HMO market were sustaining capital losses. It was only in 2013 and 2014 that capital gains began to recover but in contrast, rental income consistently increased throughout the same period for both asset classes, albeit at a much higher rate for HMOs, the report says. It also points out that the best way that landlords can ensure their investment can cope with an interest rate rise, and any other unexpected costs, is by planning ahead and having a good understanding of the financial performance of their portfolio. Research carried out by PPP in 2014 showed that a severe lack of research and poor planning is preventing many buy to let investors from maximising their income. A quarter of buy to let investors sought no advice and carried out no research before making their property purchases and a staggering 93% had no five year plan for their investment. Separate research by PPP shows that landlords are also prone to miscalculating their returns. Some… Continue reading
Largest monthly rise for England and Wales house prices for a year
Property prices in England and Wales increased by 4.6% in July year on year, taking the average property value to £183,861, according to the latest data from the Land Registry. Month on month they increased by 1.7% with the East of England seeing the largest monthly rise of 2.8% and the biggest annual price increase with a rise of 8.9%, the data also shows. The North East saw the lowest annual price increase of 0.4% and Wales saw the only monthly price decrease with a fall of 0.3%. But transactions are down. The number of completed house sales in England and Wales decreased by 15% to 65,619 compared with 77,488 in May 2014. From February 2014 to May 2014 there was an average of 70,029 sales per month. In the same months a year later, the figure was 61,283. The Land Registry figures also shows that the number of properties sold in England and Wales for over £1 million decreased by 21% to 878 from 1,113 a year earlier. John Eastgate, sales and marketing director of OneSavings Bank, pointed out that it is the biggest monthly rise in house prices for a year and he believes it is driven by positive sentiment continuing after the general election and also by the lack of houses on the market for sale. ‘The simple fact that demand exceeds supply will continue to push house prices upwards and as long as that is the case, it’s hard to see prices moderating. The mortgage market remains supportive, and low rates aren’t going anywhere,’ he explained. ‘If economic turbulence from China pushes back a base rate rise until late 2016, as it appears to be doing, we may well see even more people capitalise on low mortgage rates to take their first step on the ladder,’ he added. Adrian Gill, director of Your Move and Reeds Rains estate agents, pointed out that there is still a considerable gulf between the rates of growth in the East, South East and London and other regions, but this hasn’t knocked confidence nationwide. What happens in London is being affected by outside factors, according to Peter Rollings, chief executive officer of Marsh & Parsons. ‘As the first port of call for international investors and prime property purchases, the housing market in London is more exposed to regulatory and stock market turbulence than the rest of the country,’ he said. ‘We’re still experiencing tremors from the new Stamp Duty banding, and as demand for million pound homes has eased, the harsher taxes at the top end may continue to rock the boat in London for the coming months. But this all needs to be kept in perspective. London is still achieving significantly above average house price growth, and retains its position at the top table,’ he explained. ‘In addition, the Chinese stock market slump may present more of an opportunity than a threat to the London property market as while it’s made property more… Continue reading
Home sales still rising in Auckland, but prices stall
Auckland house sales activity was at its highest in more than 15 years during July, but price increases have stalled, according to the latest real estate data. Indeed, the average sales price at $827,359 has remained much the same as for the past two months, the figures from real estate agent Barfoot Thompson show. In July the average sales price was within $1,000 of that for June, and only $5,000 ahead of that for May and managing director Peter Thompson pointed out that a stable average price over a three month period is a trend not witnessed for some time. ‘The combination of high turnover and stable price, points to buyer confidence in the strength of the market at current prices but also recognition that property is fully priced. The last three months of trading also demonstrates that high sales numbers can be sustained without prices increasing,’ he said. ‘The first signs that price increases were slowing could be seen in last month's sales figures, and this month's results confirm that prices are no longer racing ahead. In fact, the median price in July at $757,000 is down $29,000 on that for June, but up $7,000 on that for May,’ he explained. But property turnover is rising and in July the firm sold 1,388 homes, some 18.9% higher than the number in June and 41.2% higher than in July last year. It is the highest sales figure for a July going back to 1999, and 4.5% higher than in July 2003, the year normally regarded as the most active on record. The firm’s data also shows that new listings at 1,777 were the second highest for any month this year, the highest being in March at 1997, and were 27.3% higher than in July last year. Meanwhile, total listings at month end at 2,802 were at their lowest since December last year, and Thompson said this will contribute to choice remaining tight during August. Sales of properties in the million dollar plus category at 411 during the month were the second highest on record. There was also strong interest in property in the under $500,000 category, with sales numbers reaching 200 and representing 14.4% of all sales. In June sales of properties under $500,000 fell to 13.6% of sales. ‘With Spring approaching comparing market activity in the next few months with 2014 trading could be challenging, as in 2014 trading was significantly impacted by a 'wait and see' attitude that developed as we moved towards the general election. In the lead up to the election sales numbers slowed and prices did not recover until November,’ said Thompson. Continue reading
