Monday, December 3, 2018

Melton Mowbray rental returns from day 1

Interested in acquiring properties with a rental return from day 1? Here are some that will do just that...



Wyvern Terrace, Melton Mowbray: For sale at £130,000 rental income £525 pcm

https://www.rightmove.co.uk/property-for-sale/property-77371565.html



Beckmill Apartments, Melton Mowbray: For sale at £115,000 rental income £550 pcm 
- remember with an apartment there will be ground rent and service charges to be paid to be included in any yield calculations. 

https://www.rightmove.co.uk/property-for-sale/property-77568137.html

Thursday, November 22, 2018

12.8% Increase in Melton Mowbray House Prices


HM Land registry have released this month the data for the House price index for England year to September 2018. It lists the annual price increases for the regions and Melton Mowbray is reported to have achieved a 12.8% increase in average house prices from September 2017 to September 2018.

You may have seen the Daily Mail reports talking about the North / South divide in property inflation being over, I am not sure that 12.8% increase is enough to say there is no longer a divide but it is certainly showing that the East Midlands is catching up!

We know that Melton Mowbray is in a great location - convenient for Leicester, Nottingham and Grantham and having a good supply of excellent primary and secondary schools. It has always been a popular choice for families and sees a high demand for rental properties.

The Daily Mail article talked about people moving looking for a better value property. Melton Mowbray certainly offers a lot of house for your money for anyone moving up from the southern regions.
   
Personally I have seen friends returning to the area this year now they are looking to settle down after working in London since graduating. When they are ready to buy it is the East Midlands that can provide access to employment opportunities and is still close enough to easily see friends and visit London.

I believe the value of the properties in Melton Mowbray will continue to increase as the East Midlands continues to grow in strength economically and the town will provide a sound investment for anyone looking to purchase a property.

To get an up to date property valuation or honest opinion on the rental return of a buy to let please do not hesitate to contact me. Charlotte Baker 01664 569700
charlotte.baker@belvoir.co.uk

Wednesday, November 7, 2018

6 Unit Investment Property inc Freehold for sale in Melton Mowbray

This is a great opportunity for an investor looking for a return on investment from day 1. The detached Victorian house and converted stables offer 4 apartment's for sale and 2 semi's and it includes the freehold so the new owner will have control of the expenditure. 

The developments has been beautifully refurbished and has attracted 98.6% occupancy rates over the last 5 Years and achieves a good yield currently. The full details are here but give me a call to discuss it in more detail. Charlotte Baker 01664 569700

https://www.rightmove.co.uk/property-for-sale/property-57634986.html





Monday, November 5, 2018

How The Lack of Social Housing is Affecting the Private Rented Sector.


Negative media stories surrounding non acceptance of tenants on housing benefit cast landlords and agents in a bad light. A decision like this can be down to the restrictions imposed by mortgage or insurance companies. It can also be down to bad experiences in the past.

Housing benefit - soon to be included in Universal Credit - is paid directly to a tenant and is in no way a definite income for a landlord as tenants’ situations change as do the way benefits are calculated.
Any tenants looking for a rental property while claiming housing benefits will require a guarantor who is earning enough to cover the income criteria, should a property owner accept it.

Increasingly low levels of social housing availability result in councils using every option to prevent an eviction. The Deregulation Act, which from October the 1st 2018 will apply to all assured shorthold agreements, irrespective of when they began, sets out criteria required of a tenancy to utilise a section 21 notice. If the landlord can not evidence a gas safety certificate or How to Rent guide - among other things - being given to the tenants BEFORE the tenancy commenced there is a possibility they will not be able to rely on a section 21 to regain possession of a property.

When a landlord serves a section 21 notice they are doing so because they require the property back. If councils are forced to look for ways to help the tenant stay due to no places for them to be housed then landlords are going to be forced to use the court system to regain possession.

It is essential if you are to be sure of an eviction to serve the right information at the beginning of the tenancy AND have evidence of you having done so. A good letting agent will know this and be able to demonstrate how they record and provide this information to a tenant. There are insurances available to protect you from costs incurred in just this sort of scenario.

It is indeed a worrying trend for landlords as more investors are put off by legislation-heavy tenancies and increasing tax burdens. The key to successful property investment is to DO YOUR RESEARCH.
Understand the local market and what you are looking for from your property investment. To be successful these days it is all about planning for the future and long term gains. Make sure your tenancy is set up correctly at the start. Most tenancies in Melton Mowbray are lasting longer than 2 years so it is worth the cost at the beginning to ensure peace of mind.

We need a private rented sector that encourages landlords to invest in the property and stick with the investment long term. If the landlord can have a hassle free investment elsewhere with less tax liability then they will come out of the property market. If they do then there will be less homes available to rent and rents will increase. People will not be able to save for the large deposits they need so this will not help those saving to buy.

We need a balanced property market where people have access to reasonably priced, well maintained rental property and a choice of property to buy when they are looking to do that. The only way this will happen is by more property being built. Year on year the targets for new building have not been met and this is going to take a long time to correct itself or a drastic drop in population to balance supply and demand.

In the mean time rents will continue to increase. If you would like any help or advice with a property investment or an Assured shorthold tenancy issue please give me a call. Charlotte Baker 01664 569700

Tuesday, October 16, 2018

2 bed investment just under £150,000 - Kennet Way, Melton Mowbray

Moores are selling this property advertised at £149,950 on Kennet Way. It looks to be in good order inside and if the garden and bathroom are as nice the we could easily let this for £600 pcm.
This sort of property should see a higher level of capital growth over time than a modern property as it benefits from a larger plot size.

https://www.rightmove.co.uk/property-for-sale/property-75448556.html

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Thursday, September 20, 2018

20 years in the Melton Mowbray Property Market has seen a lot of changes for Landlords and Tenants.



It feels to me like we are going through a period of re-adjustment. The landlords who invested when we carried out our first buy to let seminars in 1998 were lucky enough to buy at a time when you could easily achieve a 10% return on your investment. Some of those landlords are the very ones who are selling their rentals now to release the equity for the next chapter in life.  

A buy to let investment has a job to do - It may be part of a pension plan or to provide for children as they leave home. The aim of many of our landlords was for the rent to pay off the borrowing required to purchase the property in the first place. Fast forward 15 - 20 years and they are in the position of having an income giving asset to utilise to supplement a pension or to sell and release funds.

Any property owner looking to sell should get the right advice when it comes to tax planning. Selling property can create a tax liability for the owner and effectively managing a property portfolio along with other investments can help you to reduce the levels of Tax you could pay.

But what does these landlords selling mean for the Melton Mowbray property market?

There are still many people looking to invest in property.  The returns may not be what we saw back in 1998 but Melton Mowbray property has proven to be resilient to recession; our tenants are predominantly families, so there will always be demand for good quality rental property. In my opinion in the long term the demand from tenants will continue to outstrip supply of property and we will continue to see rents rise improving the returns for investors.

If you purchase a property to let you must do your research - invest in the right property to minimise void periods and put money aside to keep the property in good order and well maintained.

Consider your exit strategy and any future tax implications. Are you purchasing the property as Joint Tenants or Tenants in Common with specified percentage shares as this will greatly impact the inheritance position. From today until 2020 there will be key buy to let changes that will affect thousands of landlords across the UK and potentially reduce net income.

If you get the right advice then you can maximise the returns from a property portfolio. Please give me a call if you would like to discuss property investment or seek advice about tax liabilities.
Charlotte Baker 01664 569700

Friday, September 7, 2018

Asfordby Hill - Great investment £139,950

This is a spacious 2 bed property for sale with Mike Ford for £139,950 on Asfordby Hill. This area is popular with tenants as it allows easy access for those commuting to Nottingham and Leicester and is 5 minutes drive from Melton Mowbray with a short walk to a Primary School.

This looks like it needs very little doing to it to be ready to let and we would expect to get £595 pcm if it went on the market to let this week...


https://www.rightmove.co.uk/property-for-sale/property-75347528.html



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Thursday, August 9, 2018

Benefits of a bungalow as an investment in Melton Mowbray Country Park

This 2 bed bungalow has been on the market with Shoulers since April and is listed for £189,950. 

A bungalow can make a great investment, they rarely come onto the rental market to let are in high demand. This would achieve £650 pcm easily, especially as it is on the Country Park Estate.

https://www.rightmove.co.uk/property-for-sale/property-64809925.html

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Thursday, July 12, 2018

How have Melton Mowbray rents performed over the last 10 years?


The last few years have really felt like the rents have started to increase in Melton Mowbray and the surrounding villages. But what does the data show?  We have analysed our data for rental values across the whole of the East Midlands over the last 10 years.

When the recession hit in 2007 we started tracking the data across the region to pull together the rental figure analysis.  We caught it just in time to see the effect of the recession on the private rental sector in our area.

Many offices saw relatively flat rents during the recession. The figures show how the effect of the recession on the rents was not reversed until 2015 when we started to see rental levels higher than 2007.




The initial slump in rents when the recession first kicked in can be attributed to the increase in rental stock on the market as property owners were unable to sell property as easily.  Although we saw a quick increase in numbers of rentals on the market there were also a lot of tenants looking to rent as there were less mortgages on offer and a much steeper borrowing criteria.

As well as property supply affecting rental values, wages also have a large impact on what rent a property can achieve.  We believe that wages are the biggest driver of rent increases.

Unlike house prices, which can carry on rising irrespective of what is happening to wages, rents appear to flat-line when wages rise at less than inflation. We don't tend to see rents rise until wages are increasing at a faster rate than inflation. This means that in areas where there is a shortage of supply versus demand, we see rents rise for a few quarters, then they tend to flat-line again, even if demand remains higher than supply as tenants simply cannot keep paying more rent than their earnings.

This is also likely to be partly linked to tenant referencing / insurance companies requiring 2.5 - 3 times salary to pass affordability tests.

In Melton Mowbray, after the start of the recession we saw more properties come onto the market to let as property owners could not sell but the demand remained high.  This did mean rents dipped slightly then flat lined until 2014 and did not see a growth back to pre 2007 levels until 2015.

We are now seeing higher rents achieved each time a property is coming back onto the market to be re-let.  For example in 2014 a 3 bed semi detached property in good order with a garage would achieve around £595 pcm and in today's market we would expect to easily achieve £695 pcm - a 16% increase.

In the future I believe rents will continue to rise as the supply of rental property in the private rented sector is outstripped by demand from tenants and this should improve the yields available for investors.

If you have a property let out and you would like to discuss the rental value or are considering an investment property please feel free to give me a call or pop into our office on Burton Street. 

Charlotte Baker 01664 569700

Monday, June 18, 2018

Great 2 bed on Lake Terrace £150,000 4.7% potential yield

This great 2 bed is being marketed by Richard Watkinson for £149,950. These properties easily let for £595 pcm and this one looks in great condition...


http://www.rightmove.co.uk/property-for-sale/property-53866155.html


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Saturday, June 16, 2018

Asfordby Property going to Auction with a Tenant in Situ

A 2 bed in Asfordby has come onto the market for auction. 

This property is achieving a rent of £550 pcm - the guide price on the auction is £120,000, that's a 5.5% yield if it goes for that. 

We are aware the tenants are long term tenants so this could be worth having a look...


http://www.rightmove.co.uk/property-for-sale/property-73570310.html





4 Bed Ideal Long Term Investment Property In Melton Mowbray

This 4 bed property is being advertised for £200,000 with Harrison Murray. It is the sort of property that would let really quickly to a long term tenant and would provide a return in the region of 4.5% yield. This might not be as good as some other properties but you would see minimal void periods and have little hassle with a property like this one.

This is a really good investment for someone looking to attract a long term tenant as it will suit a small family and there are few properties like this on the rental market - affordable 4 beds.

Definitely one to consider!

http://www.rightmove.co.uk/property-for-sale/property-73289363.html

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Thursday, April 19, 2018

5% Potential Rental Return - Waltham Rise

Fantastic family property for sale on Waltham Rise just off Baldocks Lane and is being marketed by Melton Premier for £169,500. 
You would be looking at 4.7% - 5% return on the investment and long term tenants so it might be the type of property an investor looking for a pension income may want to consider. 
The interior looks to be in great condition too so not a lot of work required to get it let!

http://www.rightmove.co.uk/property-for-sale/property-71081660.html

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Saturday, April 7, 2018

Asfordby Valley - 2 bed semi detached would achieve £600 pcm

This 2 bed semi-detached property is being marketed by Middletons for £149,950. It is in Asfordby Valley, has a nice garden and a modern dining kitchen. It wold easily achieve £600 pcm on the rental market and I think would appeal to tenants looking for a long term rental property.

http://www.rightmove.co.uk/property-for-sale/property-64658122.html

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Thursday, April 5, 2018

Rosebery Avenue - 3 investment properties on the market...


It looks like there is landlord selling a chunk of a portfolio on Rosebery Avenue near the centre of Melton Mowbray. There are three terraces being marketed by Newton Fallowell - all in the region of £125,000 with tenants currently paying £535 pcm. 

These properties always let well if they are well maintained and give a potential return of over 5% from day 1.

http://www.rightmove.co.uk/property-for-sale/property-64731055.html


Thursday, March 29, 2018

6% Potential Return for £90k investment in Melton Mowbray

We love a smart 1 bed quarter house - this would let for £450 pcm straight away! This is listed for offers over £90,000 with Mike Ford and could give a 6% potential rental return...

http://www.rightmove.co.uk/property-for-sale/property-71963228.html


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Wednesday, March 21, 2018

Energy Efficiency Regulations for Landlords Effective 1st April 2018




From the 1st of April 2018 all properties rented out in the private rented sector must have an EPC rating of E or above. This applies to all tenancy renewals and new tenancies after the 1st April.
It will become unlawful to let out a property with an F or a G rating unless there is an applicable exemption.

Landlords doing so can face a civil penalty of up to £4000. Demonstrating that a tenancy has been correctly set up is required when looking to carry out an eviction so it is crucial that landlords are aware of the regulations.

The government have also announced that from the 1st April 2020 every let property with an EPC rating of F or G will be required to improve the energy efficiency of the property. It really is time to plan improvements if your property falls into the F and G bands.

There are exemptions that can be applied for, if the property is listed or in a conservation area for example, where the work would not meet planning guidelines. The local planning office will advise on this and I am sure there will be a cost to applying for the exemptions.

It is a good idea for landlords to be prepared and plan for any improvements prior to their property coming up for re let. Many properties have EPC’s dating back to when they were first required and are due to be re done as they have now reached to 10 year mark.

The first thing to do is to get an upto date EPC done as the way in which these are assessed has changed over the years and it may be that the rating on the property has changed. Before this is done it is advisable to take some cost effective measures to improve the properties chance to get above the F. Sometimes simple things like energy efficient light bulbs can make all the difference.

Some local authorities also offer grants to help landlords improve the properties and there are schemes out there to help with insulation.

We are talking to all our landlords that this may affect and should you wish to discuss anything related to your rental property please feel free to give me a call.

Charlotte Baker Belvoir Melton Mowbray 01664 569700

Sunday, March 18, 2018

3 Bed Potential Investment property in Melton Mowbray

This 3 bed on Edendale Road is listed with House Simple for £170,000. These 3 beds easily let for £650 pcm, they have large bedrooms and a dining kitchen so suit the family renters. 

This property looks like it could be a quick turn around for the rental market - an easy 4.5% return if purchased for the asking price...

http://www.rightmove.co.uk/property-for-sale/property-72059060.html

  

Thursday, March 15, 2018

What will the Property Market look like for Landlords and Tenants in Melton Mowbray in 2018




With the news still being full of discussion about Brexit you would be forgiven for thinking it was the only thing the UK population were interested in! Talking to people in Melton Mowbray there is a lot of concern about the local housing market.

The summer of 2018 should see the Melton Local Plan adopted. This is Melton Borough Council’s housing and infrastructure plan for the town and local villages over the next 20 years.

In the pipeline are housing developments on Nottingham Road, Ankle Hill, Leicester Road and Spinney Road along with smaller sites in many of the villages.

After a lengthy period of few major housing developments in the area local people can now breathe a sigh of relief. Anyone looking to move house will be aware of the shortage of property on the market for sale and this has pushed many people to rent to accommodate their growing family.

The numbers of properties to rent are low too, as anyone searching for a good quality rental property will be well aware. To secure a property they need to make a decision within minutes of viewing before it is snapped up by the next potential tenants looking. If tenancies are lasting longer then surely tenants should be able to be more selective.

The additional properties coming onto the market should hopefully balance things out a little. More properties for sale and to let will inevitably give people more choice and encourage more activity in the housing market. We need more first time buyers to help those further up the chains move on but also investors so those looking to rent have choice and can find suitable property.

We need some balance in the housing market and I think the new developments will help to provide this. We are looking forward to 2018 being the start of the growth of the town that will allow more people to find their home and enjoy living in and around Melton Mowbray.  Melton Mowbray offers good employment opportunities and schools and it will be great for those coming into or back to the area to have more housing options.

If you are considering investing in a buy to let property follow this blog or give me a call on 01664 569700 to discuss potential investment properties and rental returns.

Thursday, February 1, 2018

Long Clawson 2 bed property 4.8% potential return


Rural properties are in high demand from tenants as they do not come onto the market very often.

This 2 bed ground floor apartment is being marketed by Mike Ford for £147,500 and would let for £595 pcm. Its the type of property that would see minimal void periods and as it is in good condition internally should let really quickly. 

http://www.rightmove.co.uk/property-for-sale/property-71125520.html



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Friday, January 26, 2018

Potential Investment Opportunity - Currently Tenanted



We have a landlord looking to sell a property on Fleming Drive, Melton Mowbray.

The current tenants have been living in the property since February 2016 paying £550 pcm rent. If this came up for re let it would currently achieve £595 pcm.

The landlord is looking to sell the property for £150,000 and this is your opportunity to consider this investment property before it is listed with an estate agent.
You could be getting a yield of 4.7% from day one and improve that return in the future.

This is a 2 bed Barratts property built around 2009 with an enclosed rear garden. These properties are on the development at the top of Doctors Lane and are very popular with tenants. If you would like to arrange a viewing or express an interest please let me know.

Charlotte Baker Belvoir Lettings 01664 569700












Thursday, January 18, 2018

Buy to Let investment that will appeal to Families in Melton Mowbray


This 3 bed extended semi is on the market with Anthony Hancock. It is located on a popular estate to the south of Melton Mowbray and has been extended to create a good size kitchen. 

As it has a garage it would easily let for £675 pcm and with an asking price of £185,000 it could make a good investment. Its certainly the type of property to let quickly and have minimal void periods...

http://www.rightmove.co.uk/property-for-sale/property-70480955.html