Property Investment Guide

When and How you should Sell your Property Investments

When investing, most people concentrate on the ‘deal’ they are getting and whether it works in today’s market. However, since the property price falls of 2007 left many investors who wanted to cash in for their retirement in dire straits, and with the demand and supply of property likely to change in the future due to demographics, it’s essential to have a good idea of when is the right time to sell your investments.

If you were investing in a financial asset, you would typically do this via a regulated, independent financial advisor. They would then give you projections of what your investment would deliver to you. For example, if you invest in a bond, you are likely to receive information that shows what you would receive after 5, 10, 15 and 20 years. To do this they would project probably three percentage growth projections such as 3%; 5% and 7%. Much of this information is regulated, so they aren’t allowed to ‘make up’ figures.

As an investor, you should have a plan of what your property investment will return ongoing in income for example, as well as capital growth. This should work hand in hand with your exit strategy.

For example, if you want to buy property now, hold on to it and rent it out for five years, then cash it in, what you need to know now is:-

1.   What capital growth do you need to break even, make a good profit, or make you a fortune?

2.   What income does your investment need to return? 

You need to also work out what’s more important – capital growth to cash in your investment and spend/use the cash, or a constant income stream, perhaps to supplement your pension.

Once you’ve gone through this process, you can then check this against various assumptions. For example, when looking at property price growth, you can do three things:-

1.   Apply the long term average property price growth to your property which ranges between 3, 4 and 5% depending on which years are chosen.

2.   Look at local forecasts from estate agents/property investors etc., see our property market report for more information on companies that provide these. Currently both Savills and Knight Frank are giving long term forecasts.

3.   Subscribe to property forecast models such as ‘Property Forecasts’ to give an ‘extra’ opinion.

Or you could just do it yourself and decide on your own expectations and then track how well your property performs against these forecasts.

It’s important if you are renting out the property to do something very similar, but it’s more complicated than projecting property price growth as there are more variables to consider including:-

Mortgage Rate Changes
Firstly, work out what your break-even point is. Is it mortgage rates at 5%, 7% or 10%? Then you will need to talk to a finance expert to work out if it’s best to work with the market if it’s fairly stable and keep your mortgage on flexible rates, or whether it might be better to fix a mortgage rate. It’s not wise to make this decision alone, so ensure you have a really good IFA or wealth manager to help advise you on the right decision for your personal circumstances.

Inflation Changes
Few investors realise the impact of inflation on their rental income, but it’s huge. If inflation is running at 3% per year, pushing prices up, but your rental income is going down by 5%, then you are actually losing 8%. Of course the opposite is true, but typically rents don’t go up that much and at the moment (2009) they are actually down by around 3-5%.

So make sure you know and track what’s happening with inflation rates versus your rental income.

Your Rental Income versus the Market
Ideally if the market rents are falling, you will need to find a way of improving your rental income year on year to buck the trend. Know whether your property is ‘recession proof’ due to its location or a constant shortage of your property type.

The other thing that you’ll need to do is make sure you know what all the costs are (including tax you’ll have to pay) when you sell your investments. This is also another thing you’ll have to predict. Currently you pay 18% tax on the capital gain when you sell a property (but you can mitigate some of this if you seek professional, specialist property tax advisors). However, with the large debt hanging over the country, what impact would it have on your returns if this went back to the 40% it used to be?

Once you’ve done your predictions and know your break even and profitable points, then you can set yourself targets for when to sell your investments which might look something like this:-

Property One: Expecting £40,000 capital growth and £250 per month net income
Once it’s hitting the target of capital growth, you can decide whether it’s a good idea to sell. If however the net income is falling to £50 a month or even costing you money, should you sell up and re-invest your money in something else that does deliver?

Property Two: Expecting £20,000 capital growth and £600 per month net income
With this property it’s the income that’s really important, so at what point would you sell up or would you hang onto this property as long as it delivered the income, even if it didn’t grow in value or fell in value? 

Investors that work on this kind of forward thinking and contingency planning are the ones that are most likely to survive these turbulent times and take advantage of the upturn – whenever that may be!

About the Author

Kate is one of the top property experts in the UK and regularly quoted in the press including the Telegraph, Independent, Times, Daily Mail and Express, and has appeared on BBC2, as well as featured on BBC Radio 4 and a number of local BBC Radio stations.

Kate has also been a consultant to the property sector for a number of years and is the author of a number of books, including four for Which? – Buy, Sell, Move House, Renting and Letting, Develop your Property and the Property Investment Handbook.

Contact Kate Faulkner at http://www.designsonproperty.co.uk/

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Active Private Equity Real Estate Strategy $90 With the dramatic downturn in today’s U.S. real estate market, individual and institutional real estate investors need a resource for meeting the challenges that lie ahead and seizing opportunities as they arise.Written by David Lynn with expert contributions from ING Clarion colleagues Tim Wang, Matson Holbrook, Bohdy Hedgcock, Jeff Organisciak, Alison Sauer, and Yusheng Hao, Active Private Equity Real Estate Strategy offers a collection of abridged market analyses, forecasts, and strategy papers developed in 2007 and 2008 from the ING Clarion Partners Research & Investment Strategy (RIS) Group.This practical resource is divided into two comprehensive parts. Part One offers an overview of real estate markets, forecasts, and trends. Here you will find a summary of the national and major urban area markets and an analysis of each of the major real estate property types. In addition, this section contains illustrative examples of market analysis and forecasting that may set the stage for more detailed strategy development later on. The analysis also includes an early simulation of the potential effects of a recession on the commercial real estate industry.Part Two presents examples of specific active strategies in private equity real estate investing. Each of these studies was developed to illustrate how an institutional investment manager may identify and analyze real estate investment opportunities under certain market conditions. The studies highlight key areas including multifamily, hotel, land, and industrial investment, and three niche plays: derivatives, senior housing, and infrastructure. The book also includes an example of the application of Modern Portfolio Theory to a hypothetical core real estate portfolio.Active Private Equity Real Estate Strategy is an informative guide to the development of private equity investment strategies.

Allied Dunbar Investment and Savings Handbook 1996-97 $3.23 Used – This text provides a guide to developing and maintaining a sound savings plan and investment portfolio, with additional information on more usual forms of investment. It covers all major areas of investment, including listed and unlisted investments, emerging markets, investment and unit trusts, property, life assurance, business ventures, pensions, gold and antiques, tax-beneficial investments and savings, and investor protection.

American Foreclosure: Everything U Need to Know About Preventing and Buying $25.95 The Definitive Foreclosure Guide for Every Homeowner and Investor Whether you’re trying to protect your home from foreclosure or invest in foreclosed properties, you still need reliable information and expert advice to protect your investment. Drawn from years of experience helping thousands of borrowers, American Foreclosure covers all the ins and outs of foreclosures, for both homeowners and real estate investors nationwide. Everything U Need to Know..about Foreclosures Preventing foreclosure and avoiding scams Discovering your financial options and risks Understanding the foreclosure process state-by-state Communicating and negotiating with lenders Finding and buying foreclosed properties BONUS CD-ROM FEATURES: Ready-to-print real estate forms, foreclosure prevention resources, plus foreclosure investing tools – including free property listings – and much more!

American Foreclosure: Everything U Need to Know about Preventing & Buying [With CDROM] $25.95 The Definitive Foreclosure Guide for Every Homeowner and InvestorWhether you”re trying to protect your home from foreclosure or invest in foreclosed properties, you still need reliable information and expert advice to protect your investment. Drawn from years of experience helping thousands of borrowers, American Foreclosure covers all the ins and outs of foreclosures, for both homeowners and real estate investors nationwide.Everything U Need to Know..about ForeclosuresPreventing foreclosure and avoiding scamsDiscovering your financial options and risksUnderstanding the foreclosure process state-by-stateCommunicating and negotiating with lendersFinding and buying foreclosed propertiesBONUS CD-ROM FEATURES: Ready-to-print real estate forms, foreclosure prevention resources, plus foreclosure investing tools – including free property listings – and much more!

Art of Buying House Property $9.84 Used – The knowledge of realty, in the present context, is an essential asset. Art of Buying House Property is the first comprehensive book on the housing segment. It is the perfect guide for those who are looking to invest their savings in the house of their dreams in a cost-effective way, so that it turns into a rewarding investment over time. Using simple, lucid language, supported by industry experts’ quotes, the book critically evaluates the latest options in the housing segment, the legal