Recently we've had a lot of landlords come to us to
source property for them. What they're looking to tap into is our knowledge and
expertise of how to find the right buy to let property.
So, what are the 7 key
things you need to consider before investing in a good buy to let property?
It’s fair to say that an unfailing truth of
successful property investment is Location, Location, Location, but this
doesn’t mean just buying in the most popular areas (which are normally the most
expensive). Instead it is about researching potential areas and finding out
what the current and on-going demand is for both the rental and sales market.
The basics of a good investment are to buy low, sell high and to get the best
rental possible in the meantime, but the reality is that there are far more
variables to consider, so research and expert advice are the key.
If an area is undergoing regeneration or major
improvements, if it offers good commuter links or an on-going pull to potential
tenants and buyers – such as large local employers or great schools – then you
have found a good place to invest.
Once you have highlighted the right area, you’ll
need to identify the best type of property. A one bedroom flat in an area
popular with families, or a family home in an urban young professional area
will leave you with a problem. The easiest way to find out which is the best
type of property for letting is of course to talk to a lettings specialist.
Many investors are caught out by highballed rental estimates from sales agents
keen to close a deal, so independent advice is a must!
Despite the overwhelming demand for rental property
it is important to remember that tenants take their choice of property
seriously and if they plan to rent for an extended period of time they will
want something well-presented and well maintained, so be prepared to make
cosmetic updates to a property to ensure a fast let and the highest rental
Like any investment you need to consider the costs
involved verses the potential return and of course with property there is the
added confusion of a mortgage. Buy-to-let lenders typically want rent to cover
125% of the mortgage repayments and many now demanding 25% deposits, or even
larger, for rates considerably above residential mortgage deals. The best rate
buy-to-let mortgages also come with large arrangement fees.
The typical deposit required for a buy-to-let property is currently
20%-25%, but there are some 85% mortgage products starting to emerge. The
important thing is to make sure that your investment is not over geared. Whilst
with the right property in the right area void periods should be minimal, they
are still a risk of any buy-to-let investment, so you need to ensure that your monthly outgoings on the
property are manageable during any periods where you do not have
Property is a medium to long term investment and this is true more now
than ever before. Your biggest profits will come from capital growth and this
takes time. It is advisable that all buy-to-let investors should look at any
property purchase as at least a 5-10 year investment, so if you are expecting
to buy an investment property and retire on the profits a year later you will
be sorely disappointed. Many people do make a living from their lettings portfolios’
but these are typically built up over time.
As with any investment there are negatives as well as positives and
whilst many of these negatives can be avoided with the right planning, research
and advice, the property market is constantly changing so you need to be
prepared to overcome any obstacles.
We advise all our landlords to have a contingency fund for void periods
as well as for any maintenance and repairs that may be needed. By knowing what
‘might’ come up you can ensure you don’t get taken by surprise.
One of the major considerations when entering the lettings market is how
hands on do you want, or have time to be? Some tenancies run smoothly without a
single hitch, whilst others can throw up problem, after problem. Lettings is a highly
legislated industry with many legal pitfalls that can catch out new and
experienced landlords. The easiest solution is to use a qualified and
experienced lettings specialist to either manage the property, or at the
very least negotiate the tenancy terms and prepare an inventory, then collect
the rental throughout the tenancy.
Of course the fees involved in-such a service are greater than if you
just use an agent to find you a tenant, but when you have taken so much care to
choose an area, find a suitable property, secure the best mortgage deal and
attract the best rental, can you really afford to risk the whole investment
over what really is a small percentage of the income?
Our qualified, experienced and multi award
winning team are able to give independent advice about potential purchases in West
London, as well as talk you through the more in-depth considerations of
lettings. With the right advice and a pragmatic approach it is easy to make a
success of property investment. Call us today on 020 8280 9600 for some free