We receive a large number of enquiries asking if we can undertake private valuations that may then be forwarded to a client’s lender of choice for mortgage purposes. Our response is that firstly, some lenders will not accept a valuation where you instruct the valuer directly and secondly we just don’t provide bank valuations anyway.
Why? Banks are only interested in a quick result and do not allow valuers the time necessary to conduct a full and thorough valuation on a property in many instances. Fees are very low, turnaround times from receiving instructions to having to send the report short and this just encourages those who undertake bank valuations to get them out quickly, and with a minimum of fuss.
Many valuers have either given up on bank valuations all together, left the industry completely, or undertake them under sufferance. New graduates also no longer receive the job training they need. It’s all about the money, turn around times, and ruthless competition that somebody will always try and do it cheaper, no matter if they have to cut corners.
When you instruct the valuer directly for your own purposes, you should expect as a minimum a quality report, good communication and the ability to speak to the valuer directly if you need to now, or in the future. Valuers, unfortunately, cannot provide this level of service for a bank valuation.
We certainly have been spoilt for the past two years with interest rates at a very low level. Investors and homebuyers in Australia have made the most out of the cheap money, as the value of housing finance commitments has trended upwards since the beginning of 2016.
However, recent media coverage indicates that the situation may change in 2017. If you’re paying a mortgage on your properties, it could have a considerable effect on your repayments.
There’s no need to panic, but you certainly should double check your home loan to make sure it won’t affect you.
There was speculation earlier on this year that the interest rates could head even lower. However, OECD stated that the monetary policy is expected to tighten by the end of 2017.
With inflation increasing and house prices continue to go up, it seems obvious that OECD prophecy will come true.
What does it mean for Australian homeowners with mortgages?
Please don’t panic again even if you are an investor, again look closely at your loan and maybe consider refinancing. It might save a lot of money in the coming up years.
At IP Valuations we can value your property when a separation occurs after marriage or de-facto relationship.
We understand such situations are difficult for you but you have to be mindful of your assets. These types of property valuations are a must and many of our clients need our assistance to value their property once a separation has occurred. It is a process that can be long, drawn out and also distressing.
Did you know that your property isn’t only your house but also:
Household assets from vases to paintings
Personal items such as clothes or jewellery
Not many people know the fact that business, superannuation or shares in business or family investment held under a family trust are also property. So you need to make a list of assets and liabilities for future reference.
IP Valuations is here for you to help by valuing your home or investment property, so you at least have some idea of where you stand financially. These valuations are important for working through the separation and need to be done.
We perform these type of property valuations daily and have many years of experience, so we understand the process.
When you’re thinking about increasing the value of your commercial property in Sydney, there are four most popular ways that can help you reach your goal.
The first involves improvement of the investment property itself. The second is based on increasing its returns. The third involves adding amenities and the fourth is when you change your property’s function.
While commercial properties in New South Wales are generally seen as longer-term investments than residential properties, industrial and retail premises can often be snapped up and flipped by local investors who see the potential for adding value.
Whether you intend to hang on to the property in the long or short term, it’s worth maximising its value in as many ways as you can.
Let’s look into the mentioned above ways of increasing a commercial property’s value in Sydney in more detail.
1. Improve The Property
If you’re buying a property, have a look at unattractive, run-down premises often overlooked by other buyers.
If it has a short lease contract, the existing tenants can stay while you renovate. Then you can renegotiate the improved property on a longer lease with higher rent.
If you’ve owned your property for a while, you can still renovate and increase its sale value. Minor renovations include improvement of heating and cooling systems, floor coverings, paintwork and landscaping.
Structural improvements are expensive and more disruptive for your tenants but have the potential to increase the value and look of your premises significantly.
If you offer a fresh, contemporary and flexible business or industrial space, you are likely to appeal to better quality tenants and be in a position to negotiate a favourable lease.
2. Boost Your Property Returns
You need to know equivalent market rentals for your type of property before you can increase the rent.
Remember, you want your rent to be competitive – if you go too high, you price yourself out of the market in your area.
When buying a commercial real estate, consider looking for properties with an obviously low rent. This means you get an instant in property value by simply bringing it into line with current market rents.
3. Add Amenities to The Property
There are all sorts of ways to improve the amenity of your commercial investment.
Look for digital ways to enhance your property, such as offering free Wi-Fi to retail tenants or installing a digital security system.
Add a small plazground, seating and courtyard to a group of retail units, or even something like a childcare centre in larger developments.
4. Change The Property’s Usage
Wise commercial investors are always on the lookout for rezoning opportunities.
If you are the owner of an old warehouse in a popular area, you have the perfect opportunity to turn it into a rustic restaurant, shop or industrial style office. This will give your property an instant boost in value.
Improved cash flow and higher occupancy rate can make a big difference to your bottom line, also increasing the market value of your commercial property.
Before proceeding with any renovations contact commercial property valuation specialists from IP Valuations in Sydney.
We will assess your property and advise you on any improvements you would like to make to boost the value of your investment.
The number of people investing in real estate is increasing in Sydney, but before the purchase, you need to make sure which property is right for you.
Here are 6 factors it is wise to consider before making the decision about buying an investment property.
1. Investment Focus
With real estate, you have 4 choices: Commercial, Industrial, Retail and Residential. Commercial and Industrial offer a far higher return to compensate for what is frequently a lower capital gain as well as a higher risk of vacancy or non-payment of rent during the more difficult periods of the overall economic cycle. Residential real estate is the safest investment and consequently, has a lower return.
2. Property Type
This relates to options such as a Strata home unit, a Townhouse or a house on a Torrens Title block of land. Each has its advantages, as well as disadvantages. In our experience, the majority of investors choose Strata home units or townhouses. These have had an excellent return as more and more people are preferring a lifestyle without the maintenance of a block of land. On the other hand, those who choose a house generally look at the long-term prospects of the capital gain of the property or the potential of increasing the return by building a garden ‘granny’ flat.
You hear this all of the time… that’s because it is very important. Is the neighbourhood safe and secure? Is there easy access to public transport and shops? Is it near schools or a university? The location has an impact on your ability to attract high returns. If you buy your investment in a location considered to be of a low-socioeconomic standard, even though your return will be much higher, you may find a much higher risk when it comes to the quality of tenants.
4. Condition Of The Property
A good tenant will be attracted to a property surrounded by nice houses with good, quiet neighbours. When it comes to the layout of the home itself, entertaining areas such as an outdoor BBQ in a private covered patio or a balcony are always attractive as is a modern kitchen, bathroom and open house floor plan. If you decide to buy a rundown property, make sure you are aware of what can you do to renovate it, to improve its attractiveness to a good tenant or improve the property value.
5. See The Property Through The Tenant’s Eyes
When investing in residential property, it crucial to look at it through the eyes of your future tenants. Never forget that your investment property is your tenant’s home and attracting a house-proud tenant will always pay good dividends.
6. The Right Tenant For You
A good tenant is much more than someone who pays their rent on time. We strongly recommend considering not only the rental history of a tenant but also their character and their values. Make sure your expectations are compatible with the people who will call your property their home.
The current market outlook in Sydney is positive for property investors with the all-time low-interest rates, a very low vacancy rate and an abundance of excellent quality tenants.
If you are considering buying an investment property, make sure you know its current market value. IP Valuations is here to help with its independent and professional team of valuers.
Unfortunately, property valuations are an unavoidable part of the home buying process in Sydney. They’re done by your bank when you purchase a property, refinance or access built-up equity. It’s a safety net for your lender, so they don’t loan you more than your property’s worth. Valuations can also give you an indication of the value of the property you own or are about to purchase.
When refinancing to a lower interest rate or to access the equity in your asset to put towards a renovation or other property purchase, a valuation can make or break your plans depending on how far above your expectations, or below, it comes in at.
To help you prepare for the outcome of property valuations, in today’s blog, we would like to list some factors you should be aware of.
Choosing a valuer
When a bank orders the property valuation, in most cases you don’t get to choose the valuer. Lenders are likely to have their own internal valuation team or a preferred valuation company they know and trust. This is because there’s an expectation that if you choose a valuer yourself, the valuer will work for you, so you’re more likely to get a better outcome, whereas if they’re ‘employed’ by the lender, then they’ll be more cautious to protect the company they work for.
Types of property valuations
Full, kerbside or desktop valuations each have different benefits. Recently renovated properties or those with features that need to be seen, like unexpectedly amazing views, are better off having a full valuation where a valuer physically visits, enters and inspects the property. Kerbside or drive-by valuations involve the valuer sighting the property but not actually go inside, which could benefit older or more damaged properties. These are typically done in combination with a desktop valuation, which involves online research of market values for the area, recent sales and property files.
Align with your mortgage broker If you’re refinancing through a mortgage broker, they will discuss with you the potential value of the property and make a recommendation to the lender based on this and their own assessment through using market insights. Make sure you know what your mortgage broker has listed.
Erring on the side of caution
Accredited valuers are legally responsible for the information they provide and must keep copies of all records and information to do with the property valuation for a minimum of six years. This means they’re naturally more likely to be more conservative in their valuations to protect themselves, rather than get a name as a valuer who over-inflates prices.
Do your research
Having a reasonable expectation of what your property is worth will help you avoid disappointment when a valuation comes in well below your expectations. Look at comparable sales in your area, local real estate agents should be able to give you a list of recent sales. When comparing recent sales, make sure you take note of properties that are most similar to yours in size, the number of bedrooms/bathrooms, property age, views and any renovations.
Without stalking your valuer around your property, being there to point out special features or additions to your property will help ensure things that could add value don’t go unnoticed, such as new wiring, underfloor heating or city views.
Have you recently had your property valued?
What did you find out that you wish you’d known before?
Choosing to invest in your first commercial property such as warehouse or shop can be a great way to get your foot in the door of the world of real estate investments in Sydney. Also, being armed from the start with the right information, attitude and understanding can help you to make a success of your investment and build on it as you go.
Have a look at some tips we prepared for you today, to help become successful in the commercial property market in Sydney:
The commercial property market has some similar drivers to the residential one, but it also has some additional influencing factors involving local economic conditions. Some of the demand factors in the commercial world include:
Location – an area with a strong local economy is likely to increase demand for commercial services and properties.
Population and Demographics – these factors will also affect the demand. For example, a region with strong population growth and a high proportion of younger families is likely to lead to an increased demand for food outlets, retail shops and childcare centers, while one with an ageing population may result in a higher demand for retirement accommodation and health services.
Local Infrastructure – the construction of roads and other major services can lead to a greater demand for commercial properties. Also, don’t forget to check plans for future infrastructure in regions you are planning to invest in.
Get to know the practicalities and financial side
There are many aspects you should consider here, such as:
Property Size, Age and Condition – these factors are likely to have a strong impact on the capital growth. For example, a larger property may be more difficult to lease than a smaller one and in the same way, an older property may face competition from construction of newer facilities.
Lease Agreements – commercial properties usually come with leases that can run for up to 10 years, which is considerably longer than most residential lease agreements. It’s very important to fully understand what is contained in your agreements when it comes to rental amounts, terms, renewal options and who is responsible for what in terms of maintenance and operation costs.
Property Manager – a professional property manager is vital to ensure the smooth running of your investment property.
Finances – some of the aspects here include current interest rates, your capacity to make payments on time and budgeting for capital repairs and potential vacancies.
Have the right attitude and approach
In any commercial property investment, you make it’s important to have a business-like and professional attitude to treat your lessees as business clients. You should also work towards taking on an objective and practical mindset when seeking out properties to add to your portfolio, and to remain open-minded to opportunities that come your way.
Also, don’t forget about the importance of commercial property valuations so you can adjust your investment specifications according to your financial abilities.