I’m currently reviewing my investment strategy after returning to Australia from living in the UK for 8 years. I have a resi portfolio in the UK and am unexperienced in Aus.
Commercial property hasn’t been something I have considered in the past and I’m wondering what led you to invest in commercial vs res. What do you see at the pros and cons?
MikeFredWisleyParticipant@fredwisleyJoin Date: 2016Post Count: 12
Commercial property is apparently a good investment. Are you interested in a let-to-buy property or redevelopment projects? Also your budget is very important to determine which type of property you’d better to choose. If your savings are under 1M look at buy-to-let residential properties, flats for students or apartments near hospitals or business centers, they will enjoy high demand. From 1 to 5M can buy retirement homes (great opportunities in Europe because of general ageing of population), retail premises or office buildings. And if you are a happy owner of more than 5M consider variants of large hotels, shopping centers or construction projects (yields can achieve 50% but risks higher)Profitable PropertyParticipant@raymoralesJoin Date: 2016Post Count: 4
Commercial property can provide for much higher rental returns. A strong economy is fundamental for any thriving commercial property investment. While commercial property looks compelling on paper, there are possible risks you need to be aware of before investing. Acquire complete knowledge about profitable property investment and learn property business leadership packages.Colin RiceParticipant@fmsJoin Date: 2011Post Count: 338
What do you see at the pros and cons?
Higher yield 7%+ as tenant pays all outgoings.
Longer leases once a tenant is sourced.
Higher risk of a long term vacancy especially in a market downturn.
Values are linked to yield, therefore can drop dramatically.
Another pro/con (its on both sides of the coin) – is that the finance is different to normal residential lending. In terms of deposit requirements, costs and the like it can be more onerous and restrictive, but by the same virtue being a commercial loan means the way borrowing capacity, income verification etc is treated differently which can potentially free up significant borrowing capacity to keep buying property when your capacity may have been exhausted or ineligible with residential lending.
Some examples which I’ve done which would not have been possible under resi easily:
*Entrepreneur who flips businesses, significant cash but no ongoing income through a job or business – able to invest into over 4.5mil in commercial property without the lenders batting an eyelid
*$1mil cashout approved within 24 hours without any required documentation other than a completed valuation for a self employed client with 5 businesses – imagine the tomes of paperwork for a normal deal
*blend of 100% LVR of commercial + business lending for a business, allowing them to purchase a property to work from, then receive secured funding for fitout and cash flow management
Horses for courses – but I do think it’s a genuinely productive proposition to consider commercial property when nearing the end of your traditional borrowing capacity and wanting to extend that bit further.
I have equity of around 700k in my house (paid off) and 200k in savings. However I am not earning at the moment as recently started a new 100% commsion role.
Am I likely to be able to get finance for a commercial property?
Yes definitely – there’s a number of options in the commercial space which would allow you to be able to buy even though you’re in a new commission role.
Thats interesting and good to know, would these be at very high rates though?
Im kind of hoping to find deals with tennants already in situ with good lease, and that the banks will look at that with regards to servicing the loan
Not high at all – depending on the specific deal I’ve been writing similar deals for circa ~5.5% and better features than the usual Big 4 loans.
To get something like this over the line, you definitely need a tenant in place with AT LEAST 12 months remaining on the lease.
Best to get specific advice on your exact scenario so you can know exactly what is possible for you, what the requirements are etc.
Thanks Corey, advice greatly appreciated. Just dipping my toes at present but will be back in touchJason StaggersParticipant@jason_staggersJoin Date: 2006Post Count: 61
Great input here all around. I would only add that it’s best to first decide whether you are primarily an income investor or a growth investor. Commercial is great for income, but not so great as a growth asset. That said, I can understand why you’re looking elsewhere than Aussie residential property for generic growth.Hari YellinaParticipant@yellinaJoin Date: 2007Post Count: 101
I have been investing in Commercial and Residential for past 10 years. I would clear steer off commercial. We are selling all our commercial properties. If I take in account capital growth and other expenses incurred on commercial property. I would rather stick to residential.
Cons of Commercial,
- You need 30% in intial deposot
- Real estate fees are twice than residential
- you might get 2 – 3 % more yield than residentail. But the banks will charge you 3 – 4 % more interest on the loan, which defeats the purpose of getting it for yield
- Bad capital growth
- Banks and Real estate agents will make more money than you.
Keep Investing - Grow while Resting.
Might be worth looking at the interest rates in terms of commercial lending – this has come down heavily in recent times with commercial rates as low as the low 4’s right now for prime deals, up to the mid 5’s for the more out of the box scenarios. We’ve been knocking through a lot of a commercial product for 4.29% for deals which tick all the right boxes for the lender.fxdaemonParticipant@fxdaemonJoin Date: 2013Post Count: 114
Wow low 4% for commercial what LVR are you talking about ?
FXDfxdaemonParticipant@fxdaemonJoin Date: 2013Post Count: 114Jodie KellyParticipant@minustheagentJoin Date: 2016Post Count: 5
Here are my opnions for investing in commercial property.
Higher returns on investment
No rates and other outgoings
There are lots of risks in commercial property, so you need to be aware of them before investing.
It takes longer to find a tenant
Values can drop sharply