Thursday, November 26, 2015

Bingham Buy To let –Freehold House or Leasehold Flat?

I wish to answer a question emailed into me from a potential Bingham landlord last week. Nice chap, lives in The Banks area, and it turns out, after having a coffee with him, has a spare bit of cash (now the kids have flown the nest) and wanted to buy his first buy to let property.

His main question was ... Do I buy a freehold house or a leasehold flat in Bingham?

Most people will say freehold every time, because you own the land. However, it’s not as simple as that. The definitive answer though is to research what it is that Bingham tenants want, within the area that they want. The tenant is ultimately your customer, and, if they don't want to rent what you decide is best to buy, then you are not going to have a successful BTL investment. So starting with the tenant in mind and working backwards from there, you won’t go far wrong. Find the demand before you think about creating the supply.

Leasehold flats and apartments in Bingham are excellent in some respects as they offer the landlord certain advantages, including the fact a flat can be initially cheaper to buy. Yields can be quite good, offering better cash flow. The building will already be insured and yes there is a service charge, but it’s still for a service at the end of the day and that cost is spread between many others (i.e. when your freehold house roof goes, its falls 100% on your shoulders) and one of my favourites is that there is often no garden to maintain or blown down fences to replace!

However, some Bingham leasehold flats can suffer from poor capital growth. Some leasehold properties have no cap on the level of the service charge and it may get out of control. The length of the lease will significantly affect value if not renewed before it gets too short. Thankfully there are not many, but some Bingham apartments/flats have burdensome clauses. Finally, with leases, there can be sub-letting issues – which means you can’t let them out.

So what do the numbers look like? Well since 2003, the average freehold property in Bingham (detached, semis and terraced) has risen from £115,468 to £236,654, a rise of 105% whilst the average Bingham leasehold property (flats and apartments) has dropped in value from £130,363 to £117,000, a decrease of 10%.
I was really interested to note that of the 5,595 rental properties in the Rushcliffe Borough Council area that the Office of National Statistics believe are either let privately or through a letting agency, 2,060 of them (or 36.8%) are apartments. However, there are only 4,972 apartments in the whole council area (be they owned, council rented or privately rented), which represents 10.8% of the whole housing stock in the area. This really intrigued me that, quite obviously, there is a high proportion of Bingham’s leasehold apartments/flats rented to tenants compared to detached, semi’s or terraced. 

Every Bingham apartment block, every terraced house or semi is different. Like I said at the start, the definitive answer though is to research what Bingham tenants want in the area of Bingham they want. Demand for town centre apartments, near transport links can be popular and can offer the Bingham landlord very good yields with minimal voids. However, Bingham terraced houses and semis, whilst not always offering the best yields (although sometimes they can), they do offer the Bingham landlord decent capital growth. 

My advice to the prospective landlord as it is to you is do your homework. Another source of info many Bingham landlords use is me! What many Bingham landlords do, irrespective of whether you are a landlord of ours, a landlord with another agent or a DIY landlord, if you see any property in Bingham, that catches your eye as a potential buy to let property, be it a terraced house, semi or flat... email me and I will email you back with my thoughts (although I will tell you what you need to hear .. not want to hear!)

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