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Real Estate Rental Property Investment
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How To Value Real Estate Investment Property
SINGAPORE () – Property has always been considered a popular investment option. Most investors know this; we all need houses, we shopped in malls or stayed in hotels, right?
Real estate is also mostly a stable investment option that can bring you a high return on your investments. Another plus: we mostly know real estate investing and physical assets are assets we can use or liquidate when things go south.
However, investing in real estate or REITs is not really an “either/or” decision. If you have enough capital, why not choose both?
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To make things simpler, when we talk about investing in physical real estate, we mean private residential real estate.
In land-scarce Singapore, where property prices are almost always on the rise, land, especially freehold property, is a valuable asset. In fact, owning a property is practically a must in the Singapore dream; the bigger the house the better.
Real estate investors buy properties to generate rental income over time or to take advantage of secondary market appreciation. Alternatively, opportunistic investors can purchase units in older properties that have high potential to take advantage of the next en bloc wave.
Real Estate Or Property Investment, Housing Revenue Or Profit Earning, Residential Concept, Rich Businessman Get Money Profit From Faucet Flow From House Rental. 25368015 Vector Art At Vecteezy
If you are looking to buy a freehold plot, consider converting the property to a house with a larger gross floor area (or GFA). If you decide to move to another area in the future, you may get a higher resale value.
One of the benefits of owning a property is that you are in charge of it. This means that you can make all the decisions that can affect your return on investment, such as the rent, the properties you want to own and whether they are fully furnished or not.
For condominiums, keep in mind that your Management Corporation Strata Title (or MCST)—or the Consolidated Board for older properties—can play a significant role in determining the unit’s value.
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On the other hand, as you know, private property is not cheap in Singapore. Even if you have the option of buying another property as an investment, you need to have enough cash to pay for the various associated costs such as stamp duty, utilities, renovations and furniture.
If you need funds quickly, you may not be able to liquidate your tangible assets as quickly as you can with stock or REIT investments.
Home buyers may also find it more difficult to obtain a private home loan in light of the revised loan-to-value (LTV) limits implemented in July 2018 as part of the property cooling measures. For this reason, home loans were tightened by 5 percent. point for all home loans guaranteed by financial institutions.
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For example, for an unsecured home loan borrower, the deadline for buying a second home is 75% compared to the previous 80%.
You will also have to pay Property Ownership and Maintenance Tax and Additional Buyer’s Stamp Duty (ABSD).
In the latest round of real estate cooling measures, in July 2018, the government raised the ABSD rate for citizens buying a second home from 12 percent to 7 percent. Foreigners buying residential property here now pay 20% ABSD, up from 15% before the 2018 changes.
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See also: Higher ABSD deters homebuyers in 2019, IMF suggests adjustment of property cooling measures, eventual ABSD scrapping, and Singapore has no room for speculators as domestic stability targets are met
If you’ve read our guide to REITs, you know that buying REITs is one way to invest in real estate without a lot of capital and hard work.
There are various types of REITs that own income-producing assets, from office buildings to shopping centers, industrial warehouses and hotels.
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Singapore’s REIT sector has been performing well since the first REIT – CapitaLand Mall Trust (CMT) – went public in 2002. Singapore has become a REIT listing center; it helps that REITs with assets in Singapore are not taxed until they pay out 90% of their distributable income. REIT distributions are not subject to withholding tax for most REIT investors.
Unlike investing in physical real estate, you don’t have to invest a lot of money in REITs. In fact, investing in REITs is like buying stocks on the stock market. All you need to start investing is a Central Depository Account (or CDP) and a brokerage account.
An investment in a REIT such as Capitaland Mall Trust costs $2.01 x 100 units on July 21. You must invest in at least 100 units per standard lot on the Singapore Stock Exchange (SGX). Before the market plunged in March 2020 due to the coronavirus pandemic, the REIT’s price per unit was between $2.30 and $2.60 in 2019.
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REITs receive rent and other income from their underlying properties. REITs are required by law to pay out at least 90% of their distributable income as dividends, and any dividends you receive are taxable. Thinking of buying an investment property? In order to purchase a rental property, knowledge of leasing, mortgage loans, tenant-landlord relations and property management is required. Buying real estate can be lucrative, but like any investment, it has its benefits and challenges.
Buying and renting out investment properties can be a good way to generate income, but it takes time and money. After selecting the right property, preparing the unit and finding reliable tenants, ongoing maintenance is required.
Maintenance and upkeep costs can reduce rental income. There is always the possibility of an emergency such as roof damage. Investors should plan to spend 1% of their property’s value on repairs.
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Rental property owners can manage the property themselves, or they can hire a property manager who usually charges 8-12% of the rent collected. Although expensive, a property manager can provide a wide range of services, including organizing maintenance and repair work, finding new tenants and dealing with late rent.
Additionally, rental property owners should be familiar with their state and local landlord-tenant laws. Both tenants and landlords have rights and responsibilities regarding security deposits, rent, eviction regulations, and fair housing laws.
It is important to protect your real estate investment. In addition to home insurance, rental property owners can purchase renter’s insurance, which covers property damage, lost rental income, and liability protection in case a tenant or visitor is injured due to property maintenance issues.
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A city or place where the population is growing or where a revitalization plan is underway is often a potential investment opportunity. The low-crime neighborhood, easy access to public transportation and the growing labor market can also mean a larger range of tenants.
If you’re choosing a profitable rental property, look for a location with low property taxes, a good school district, and many amenities such as restaurants, coffee shops, shopping, trails, and parks.
Online real estate sites like Zillow.com provide investors with information such as apartment rents and investment property values. Airbnb.com provides investors with information on rental rates for vacation homes or apartments.
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The path to obtaining a rent-to-own loan is the same as for a primary residence mortgage, with some key differences. The risk increases with the higher delinquency rate of leased real estate loans
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