Category Archives for "Overseas investors"

Why foreign investors should be the Brexit target for property developers

A temporary Brexit blip provides opportunity for long-term returns

Investors from the Middle East are mostly unfazed by Brexit. Instead, many have begun taking advantage of what they see as a temporary opportunity to buy into a property market that is underpinned by long-term fundamentals. The weak pound is good for the UK’s exporting companies, and it is good for foreign investors who get much more bang for their buck. In London, softer property prices are helping that buck go even further. In regional cities, price increases are already providing profits.

Cheaper properties in a tight market

With lending readily available, the low exchange rate of the pound against the dollar has created a value bubble in a market where the supply of property is limited. It is estimated that London needs to build around 66,000 new homes each year. Delivery to date has been woefully short of this number.

In a market so supply constricted, prices should be rising; but Brexit has caused some uncertainty and put a dampener on demand. However, those with a longer-term view are of the opinion that this is creating pent up demand and that, when Brexit uncertainty is removed (as it will be, we just aren’t sure when – which is part of the uncertainty, of course), demand will return and could cause a hike in prices. Therefore, now is a rare buying opportunity. The London market is therefore one in which those seeking long-term capital growth are buying, rather than those seeking income.

Income-seeking Middle Eastern investors are more likely to look at regional cities, where rental yields are higher. Liverpool, Manchester, Birmingham and Leeds are high on the list of areas in which foreign investors are most active.

Brexit – is it really the elephant in the room?

If the result of the current political shenanigans is a no-deal Brexit, some are worried that UK property prices could crash. This concern has at least in part been caused by the Bank of England’s ‘scenarios’ that forecast a worst case of complete doom for just about everyone and everything.

However, businesses have not been showing such pessimism. Since the vote to leave in 2016, more than 800,000 new jobs have been created. Employment and the employment rate are both at record highs, and the unemployment rate is at a four-decade low. Wages are rising faster now than they have done in 10 years. Hardly the actions of a business community that sees the future as the storm that will sink all ships.

Sir Richard Branson may believe that a no-deal Brexit will be worse for the UK than World War II, but others in business are far more upbeat. The latest to pour cold water on the heat of the debate is TransferWise chairman Taavet Hinrikus. TransferWise conducts billions in currency transactions every month. It is headquartered in the UK, and Hinrikus says the company has no plans to relocate elsewhere. He sees ‘zero risk’ to business from Brexit.

Research also shows that the UK property professionals believe that Brexit will not harm the property market. Three quarters of those surveyed in MRI’s Charting UK Property Trends see demand for residential rentals increasing and that Brexit will not seriously hamper the ability to get financing.

Where should property developers focus their attention?

Despite Brexit, the underlying fundamentals underpinning UK residential property remain largely unaffected. The highest demand is likely to be in the locations that have suffered undersupply in the past. These locations, where economic growth is strongest and prices most affordable, are likely to be the best performers in the future. As lifestyle desires evolve, high streets are also evolving. The MRI research shows that increasing numbers of people now wish to live in town centres. Two-thirds of property professionals believe that former retail premises could be the largest untapped source for new retail development – perhaps in a similar way to how so many former warehouses have been redeveloped for the residential property market.

The key takeaway is that Brexit is unlikely to be as bad as forecast. While a no-deal Brexit may cause a temporary blip, the fundamentals underpinning the property market will remain. Foreign investors mostly see the current lull as an opportunity to buy at great value prices for long-term returns.

To connect with more foreign investors, get in touch with Castlereach today. Call the team on 0207 923 5680. Our partnership will help get your new build and off-plan development sales to where you need them to be.

Live with passion

Brett Alegre-Wood

A hung parliament shouldn’t deter investors in regional off-plan property

What now for off-plan property sales in the UK?

So, general election fever is dead and buried. For now, anyway. But what impact is the hung parliament likely to have on off-plan property sales? We think the effect may be muted, especially in the regional cities where recent investment news has indicated resilience, stability and growth.

There will, of course, be warnings from property experts who predict the collapse of property values across the UK. Newspaper headlines will trumpet the demise of the buy-to-let investor. A period of political uncertainty as we dodge Brexit bullets, on top of UK property tax changes (which supposedly mean that “BTL is no longer profitable”) will prove the death knell for investment in the UK. At least, this is what the scaremongers would have everyone believe. Hasty developers may be tempted to pull their off-plan sales plans.

Swift action needed and taken

Perhaps we should learn from recent history. In 2010, the conundrum of the hung parliament was answered by the formation of a coalition government after several days of negotiations. Contrary to what people expected, the Conservative/Liberal coalition saw out its term. The government proved to be stable.

Mrs May has acted even more swiftly than David Cameron did in 2010. Within hours of everyone waking up to the news of a hung parliament, and wondering “what next?”, Mrs May announced she would seek a deal with the DUP, and put a new government in place.

In the aftermath of the vote, the pound fell by around 2% against the dollar and the euro and then stabilised. The stock market, which many expected to collapse, rose by a shade more than 1%.

The swiftness of Mrs May’s actions has gone some way to calm the markets. The need to keep the DUP on board might force the Brexit negotiation team to be less confrontational. The chances of a good deal for the UK may increase.

No bounce in property values, but an opportunity to take advantage of fundamentals

The post-election bounce in property values that many had predicted after a convincing Conservative victory may not happen just yet. However, if the negotiations begin well and the Con-DUP pact remains solid, there is no reason why UK property values should not perform similarly to the period between 2010 and 2015. The exception may be that this time around London gives up its star billing to the regional cities.

This election has not changed the startling shortage of new homes in the UK. In January 2017, the National Audit Office reported that there are more than 71,000 homeless households in England. A Parliamentary report confirmed estimates that demand for homes in England runs between 232,000 and 300,000 a year. The government’s target of 200,000 new homes built each year would fall some way short of the lowest estimates of demand, even if housebuilders had the capacity to pump up supply to target levels.

By the end of this parliament, investors from the UK and overseas who buy off-market and off-plan property in this market lull could be looking back and congratulating themselves for taking advantage of a politically prompted pause in the property market.

Investment attention turning away from London

London will continue to be a major centre for property investment, but the focus has shifted in recent months. Property in cities like Liverpool, Birmingham and Manchester are more affordable. Yields are higher. Significant spending on infrastructure and regeneration is ratcheting up inward investment.

Off-plan property is still in demand in these key regional locations. Supply has failed to keep pace with demand. Population growth, both at current levels and forecast, could widen this differential. Multi-billion pound projects, such as HS2 and HS3, offer significant potential for future growth. Travel times between major cities in the Midlands and the North and to London will be slashed.

We’ve seen increased interest from overseas investors in particular. The most recent fall in the pound is likely to prompt renewed search for value property investment opportunities.

Regional cities in early-stage recovery, says Hometrack

In late March, the Hometrack Index report concluded that England’s regional cities are in an early-stage recovery phase. It reported that:

• Sales volumes in Liverpool and Manchester are up by more than 40% in three years.
• Manchester’s price growth is leading all cities at 8.8% in the last year.
• Prices in Birmingham, Leicester and Portsmouth increased by more than 7%.
• Liverpool’s property price growth was not far behind, at 6.8%
• However, London’s price growth has fallen to 5.6%.

Although the report predicted temporarily slower demand in the regional cities due to the impact of Brexit and economic uncertainty, its forecast continued upside in property prices and activity.

Liverpool – a buy-to-let paradise?

Recent news from Mistoria Estate Agents is evidence that Liverpool’s private rented sector is in the middle of a huge boom.  Demand for tenancies is up by almost 20% across the city. Property investors in this university city are seeing unprecedented demand from students, with almost seven tenants chasing every room in shared buy-to-let property. High-quality rental properties are also in high demand.

Here, rental yields are among the highest in the country, with average yields a third higher than the national average. Some property opportunities offer yields of 10% and more, with property highly affordable for investment.

Opportunities that our investors are seeking

High gross yield and high growth opportunities are exactly the types of investment our investor client base is searching for. These investors understand that UK property fundamentals remain strong, despite the recent political shambles. Pinpointing locations for profitable investment is what our investor clients expect of us. Working with developers providing the best quality off-plan property sales is how we achieve this.

Contact us today on + 44 (0)207 923 5680, and we’ll start developing our segmented investor client lists specifically for marketing your development in London and the regional cities.

Live with passion,

Brett Alegre-Wood

How to smash your 2017 off-plan property sales targets

Increase off plan property sales and value in a challenging market

With recent news confirming that new housing in the UK has topped 200,000 and planning permissions are running at 275,000 a year, next year could be a tough year for your off-plan property sales.

In London, the shenanigans surrounding Brexit continue to haunt the market. While the number of new builds appears to be curtailed in the capital, so too is the number of transactions. Taken in combination, these factors should help to keep prices from falling. Indeed, recent figures released by estate agent Haart shows that London property price growth has increased to 7.6% over the last year, while demand has fallen by more than a third.

Across the rest of the UK, a similar pattern is starting to emerge, though while demand has fallen slightly, the number of new build properties coming to the market is increasing.

The secret for property developers to increase off-plan sales is having a good, consistent sales strategy that adapts to make sure your new build properties stand out from the crowd. Having discussed a sales strategy to grow your off-plan sales in 2017 in my last article, in this article I want to look at how to make your off-plan and new build developments highly sellable – and then get them sold.

Highlight your unique selling point (USP)

One of the problems that today’s home buyers voice is that one development is very much like another: the same layout; the same property dimensions; the same fixtures, fittings and white goods. When faced with such a ‘non-choice’, the buyer usually goes with the best value option.

Your USP helps to command premium prices in the face of stiff competition. We’ll be able to highlight these to investors from the UK and overseas, providing evidence that supports the USP as an exceptional buy-to-let investment opportunity.

Distinct style and design features that make properties more sellable include:

• Extra and innovative storage space, particularly in kitchens and bedrooms
• Convenience items – think outside the box, and include things like bin shoots, remote control lighting and heating, etc.
• Rooms that benefit from a lot of natural light
• Open-plan living space
• Green features

Add a touch of luxury

There are plenty of design and interior features that can be added to increase the ‘feel’ of a new build. People love luxury features – a “hero” component they can boast about.  A little touch of luxury sells to both home buyers and renters. Don’t underestimate the potential of luxury to turn on property investors who want to benefit from premium rental prices.

Common areas in apartment blocks: swimming pools, gyms, and rooftop gardens are all luxury features that help off-plan property sales. Within an apartment or house, consider a library or study, top-of-the-range appliances, smart heating and lighting, etc.

Consider price and design

It’s hard to sell an off-plan property as a bargain. It is, after all, effectively no more than a concept − a box of air that is captured in artist’s impression and a floor plan.

When we recommend off-plan properties to investors, we discuss the local area, its economy, and property fundamentals – shops, schools, transport links, major employers and major investment. We’ll also talk about the property itself.

A design including luxury features provides great talking and selling points, but as a developer, you should also pay attention to floor space layout – long halls reduce living space, while cleverly designed storage increases it. Available living space increases usable space and value which sells properties.

For off-plan properties, size matters

Some developers seek to maximise profits by maximising the number of units they build on a site. They’ll go for 50 one-bedroom apartments rather than 25 two-bedroom apartments. But consider this: those 50 one-bedroom departments need 50 kitchens, 50 bathrooms, and 50 sets of white goods. That’s a lot more expense in kitting out a block of one-bedroom apartments. And a lot more units to sell too.

Two-bedroom apartments garner more investor interest, too. They’re easier to find tenants for and command a higher rent.

When you’re planning a development, think about size long and hard – if you’re aiming at the student market, then one-bedroom places may be the way to go. But if you want to generate maximum interest from the UK and overseas investors, then size matters.

To park or not to park?

There’s a move towards zero parking spaces in London. Millennials are more likely to use public transport (especially with the Night Tube now providing 24-hour travel options and property investment opportunities for investors). Outside London, parking spaces are more important.

Consider target markets, location and local transport links, and then decide on whether to offer parking for all, a limited number of spaces, or none at all. The extra space freed to build extra apartments (or enhance the size and design of those planned) may pay dividends, but if it makes your off-plan properties harder to sell then it could be highly detrimental to sales (and profit).

Make your new build properties energy conscious

Traditionally, energy-conscious homes have been more attractive to home buyers than investors. We’re beginning to see this dynamic changing. As utility bills take up a larger slice of household expenses, renters are getting energy conscious. Energy-efficient homes sell more easily to tenants and command higher rental prices.

Do your research and provide it to investors

One of the things we do here at Castlereach is research property investment opportunities and relay that investment to investors. We make sure our investors know why your development is an ideal property investment opportunity and the property fundamentals that off-plan purchases will benefit from now and beyond completion.

The developer’s research will highlight why the apartments are in demand locally. Look at the local market, the demographics, the local employers and the population that make up the average homeowner or tenant. Investors want to buy off plan properties that benefit from natural demand, and not be blighted by being the wrong size in the wrong location.

UK off-plan property sales still attractive for investors

People in the UK may be reticent about buying homes at the moment (perhaps because of the economic uncertainty caused by Brexit), but property investors are increasing their activity. It is especially true of overseas investors. Recently, Skipton International announced an 80% increase in mortgage applications from British expats between August and November. That growth in interest mirrors our experience at Castlereach.

Overseas investors are benefitting from the slide in the pound. They haven’t been made nervous by the thought of the UK outside the EU. The demand for homes looks set to continue to outweigh the supply.

Find an edge to push your off-plan property sales through the roof

When looking for the edge that will help drive off-plan property sales, finding your USP and designing properties that appeal to buy-to-let investors will be a key theme in 2017. So, too, will your ability to attract investors from the UK and overseas.

While the fundamentals that make new build developments an attractive investment are the same for investors from the UK and overseas, how off-plan properties are marketed to different cultures requires individual approach and evolved strategies. That’s where our property consultants come into their own – we have huge reach within high net worth investment communities as well as the experience and strategy to sell your off-plan property, off market within agreed timescales.

Contact us today on + 44 207 923 5680, and we’ll be happy to discuss the help and expertise we can offer you as we link the best developers with active investors in the UK and overseas.

Live with passion and fun,

Brett

London – City Hall on side for off-plan property foreign investment

Report could ease pressure on Mayor Kahn when targeting foreign property investors

It’s official – London’s new build developers need to sell to foreign investors. And that’s not Castlereach extolling the virtue of our valuable bank of high net worth foreign property investors. It’s what City Hall says, in a report briefing which has spun Sadiq Khan’s anti-foreign property investment rhetoric a full 180 degrees.

Here I look at the quiet about-turn made by Sadiq Khan’s administration, the research report for which it is calling for researchers, and what it means to developers of new build property and for sales of off-plan property in London.

Why is London property so expensive? … Blame the foreigners!

Londoners may have voted to remain in the European Union and be less visible UKIP than pretty much anywhere else in the United Kingdom, but they are most definitely anti-immigration when it comes to property investment. In a city that is culturally diverse (perhaps the most in the world?), Sadiq Khan found it extraordinarily easy to pander to the widely-held belief that London’s high house prices have foreign investment to blame.

Blaming foreign investors for high property prices is a capital city pastime, the topic of dinner parties and catch ups with friends. Embedded in the mindset of most Londoners. A 2014 YouGov survey found that almost half of Londoners felt the cause of house price inflation was the fault of foreign property investors and speculators. It probably runs counter to what you’d expect from a city where more than a third of its citizens were born overseas.

Mayor Sadiq Khan promised a review of the effect of foreign property investors on the London property market, and the hunt to source research is firmly underway. But the wording of City Hall’s research briefing indicates a softer and more welcoming approach to property investors from abroad. It also confirms the possibility that foreign investors might be good news for the London property market! Who’d have thought?

City Hall welcomes foreign investment into London off-plan property

The City Hall’s Housing and Land Directorate’s briefing says “We welcome investment from around the world in building new homes,” and while it acknowledges people’s concerns about foreign property investment in London, it also says that “The GLA wants to ensure any discussion of policy responses is underpinned by clear evidence and understanding.”

There are four areas the report examines and attempts to clarify with clear evidence to produce that understanding:

• How many new homes are sold to property investors from overseas?
• How many new homes owned by these investors remain empty?
• How reliant is new build development of foreign property investors?
• How does overseas financing contribute to the supply of homes?

The briefing accepts that “Off-plan sales are an important part of development viability. Industry bodies report that development finance can be difficult to obtain until 40% of units have been reserved and that most developers will not start construction on a development until a third of its units have been pre-sold.”

It admits that there are reports of the active role that foreign investors play in the new build property market, and wants to quantify their role.

Will the report be important for developers?

Sadiq Khan has made a big play of his desire to clamp down on foreign property investment into London. However, the briefing for the research role could give Mr Khan a heap of news and statistics that he wasn’t expecting to hear, but that he might want, now he’s had time to meet with industry insiders, property developers, estate agents, and others.

The reality is that the ability of new build developers to build the supply of homes that London needs relies on foreign investors. For Sadiq Khan and City Hall, this is an important concept that they are starting to understand. It’s real important for Mayor Khan because what he wants to do is build more affordable homes for Londoners – and that needs the developers on board. Right now, a big number of those affordable homes are built only as a condition of the permission for other new build properties given to developers.

An example of an affordable housing initiative in action is the development of the Aykon London One Tower, south of the Thames. It’s 50 floors of apartments are priced at up to £4 million. However, as part of the deal, Lambeth council gets 90 affordable homes. Without the luxury flats, those homes would not have materialised.

So, for sure the report will be relevant to developers – but it will also be important to Londoners. Perhaps it will be most important to Mayor Sadiq Khan: he’s promised a review, and he’s promised more affordable housing. Somehow he may need to extricate himself from blaming foreigners for London’s high house prices – what better way to do that than by an independent report that shows foreign investment is an integral piece of London’s property landscape?

A favourable report will likely kick into touch all the talk of penalising foreign property investors, and that will allow developers to continue to develop new build sites backed by foreign investment into off-plan property.

Foreign investors support new homes for Londoners

Off-plan property sales to investors – both domestic and foreign – help to fund development projects. These projects have created around a third of all affordable homes built in recent years – and that’s according to the GLA!

However, the GLA and Mayor may well have a point when they express their concern about investors buying property to leave empty. We’re not sure why investors would want to do that – our foreign investors are serious about making money from their London off-plan property purchases and want to tenant them after completion.

London’s property market has long since relied on foreign property investment money. Without investment from the Far East, Europe, and the United States, residential developments such as those in the shadow of Canary Wharf’s towers would never have got off the ground.

Will Mayor Sadiq Khan’s review harm foreign property investment?

It’s probable that the review ordered will be mostly accommodative to foreign property investors in London. The industry has already told the Mayor that it’s needed. He may have started to realise just how much his plans for more affordable housing rely on the ability of developers to continue building new build at a range of price levels. And that development relies pretty heavily on foreign investment, especially into off-plan property opportunities that support funding for entire projects.

The mayor may try to provide some solace to Londoners by instigating penalties or restrictions of some kind on investors (foreign or otherwise). In reality, there is probably little he can do. Calls for rent regulation, higher taxes on land, greater borrowing powers for local authorities to build, and harsh council tax penalties would all need central government legislation. That’s highly unlikely to be forthcoming.

Londoners want what Mayor Sadiq Khan wants: greater numbers of better homes, and more affordable housing.

Instead of butting heads with developers and being forced to fight foreign property investors, the report that City Hall has ordered may give the Mayor reasons to be more accommodative to developers and the investors in their off-plan property. Finally, investment by foreigners may well be seen to be positive for London’s property market at all price points, and not the sole reason for property price inflation.

To connect with us and our access to an active foreign investor base, call my team direct on +44 207 923 5680.

Keep in touch and connect with us on LinkedIn.

Live with Passion,

Brett Alegre-Wood

Foreign property investors demand new build property post-Brexit

New home developments offer extra value

Brexit has been one of, if not the main focal point of recent news. Some market observers predicted a collapse in new build property prices. Here at Castlereach, we’ve witnessed an increase in interest in new home developments, especially from our large numbers of foreign property investors.

Here, I’ll explain what property investors are saying, and why so many believe the current environment is an strong “buy” opportunity.

New home developments and massive regeneration

There has been − and continues to be − massive regeneration investment projects across the UK. These include modern transportation and infrastructure builds. Projects such as Crossrail in London and High Speed Two linking the South to the North will slash journey times. Business will become easier to conduct, and the economy is expected to react positively and strengthen over time.

New build property developed near to such large scale new infrastructure benefits from easier travel and the influx of people wanting to take advantage of better transport links and more affordable house prices.

A strong economy underpins new home developments

Though there has been a shudder caused by the unexpected Brexit vote, our economy has good underlying strength. In a 2015 World Bank Survey, the UK was ranked as the sixth most business friendly country. The UK is widely recognised as being a good place to do business and start a business, with more than one in eight immigrants become entrepreneurs.

The Bank of England announced it could pump an extra £250 billion into the financial system, should it be needed. Post-Brexit, the Chancellor of the Exchequer, said tax rises and cuts in public spending would not be necessary to support the economy. The pound lost some value in the foreign exchange markets, but UK exporters are expected to benefit and sell more to target markets abroad. It’s also not alone and the Euro has been under scrutiny too.

The UK economy is in good shape, and it’s unlikely that medium to long-term demand for new build property will decline significantly, if at all.

Underlying demand for property will remain strong

With a strong underlying economy and commitment to infrastructure projects, demand for homes is not likely to collapse anytime soon. It’s estimated that there is an annual shortfall in supply of nearly 200,000 new build properties every year. Even if immigration were curtailed tomorrow (which we doubt will happen – immigration is good for the economy), domestic demand continues to outstrip supply.

New home developments will continue to benefit from this supply/demand dynamic.

The drop in the pound’s value gives foreign investors a worthwhile discount

The fall in the value of the pound since the Brexit vote is good for our foreign property investors. They’re looking for long-term investments in a strong economy. Infrastructure, regeneration, and underlying domestic demand is seen as underpinning property values. The fall in the pound may well be a temporary phenomenon. The short-term negative sentiment is likely to unwind as the Brexit shock dissipates.

The pound’s weakness presented a window of opportunity for our foreign investor clients to buy at a sizeable perceived discount to market value. It’s ironic when you think about one of the main reasons for the vote was to protect ourselves from an influx of migrants.

The future is bright for UK property and investors

Our clients are optimistic about the future for the UK market and new home developments. We agree with them. There’s a lot to be optimistic about.

Our bank of high net worth property investors come from around the world. Take advantage of their bullishness on the UK’s new build property market, and connect with buyers from Singapore, Hong Kong, the Middle East, India, and Australia. Contact us today on +44 207 923 5680 , and we’ll be happy to discuss how we can help you execute your new build property sales strategy and shift units in volume.

Live with passion and fun,

Brett Alegre-Wood

UK property investment high on the list of foreign investors

Investment interest in UK property is spreading out from London

International investors are an increasingly important piece of the UK property investment jigsaw. Not only in London but also in other major UK cities. In fact, news released in the last few days underscores the high regard in which international investors hold the UK for property investment. This doesn’t surprise us at Castlereach, where international investors make up a large part of our investor client base.

UK property investment – a safe haven for Chinese investors

As the Chinese economy is slowing, wealthy investors in China and Hong Kong are looking to foreign shores to invest more safely.

As reported in the South China Morning Post, wealthy investors from Hong Kong view the UK as one of the three top markets in the world for property investment, and in particular are targeting London, which has benefitted from ten years of property price growth that has outstripped the rest of the UK. In and around London, the property market is benefitting from a number factors, including strong population growth and the improving transport links into the city (for example, Crossrail is having a hugely positive effect on outlying commuter towns).

The government backed Northern Powerhouse scheme, and High Speed 2 are helping to spread this positivity surrounding UK property investment to regional cities including, Birmingham, Manchester, and Liverpool.

Middle East investors looking to the UK

Research led by YouGov has discovered that nearly two-thirds of the wealthiest investors from the UAE are expecting to buy property abroad this year, with London ranked as the joint top location with New York.

While a possible Brexit is a potential worry for foreign investors into the UK, with concerns over economic growth high on the investor’s agenda, a weakening pound is making UK property comparatively cheaper – it’s a two-edged sword that is overall positive for our bank of investors in the Far East and Middle East looking to benefit from the UK’s strong property investment fundamentals.

How we help property developers reach their targets quickly and more profitably

A property developer that works with us has the immediate benefit of an international reach, with marketing to target investors who are actively seeking UK property investment opportunities. We’ll handle tricky negotiations, too, saving the developer both time and money. The developer doesn’t have to take a crash course in the culture of the foreign investor, either: we’re well adjusted to our foreign investors’ cultural customs.

If you’d like to discuss a bespoke off-market strategy to reach a rapidly growing foreign investor bank with specific investment needs, give the team a call on +44 207 923 5680.

Live with Passion,

Brett Alegre-Wood