How Property Fund Investors Can Fare Better Than Real Estate Developers

Are real estate developers disadvantaged relative to property fund investors?

Most real assets are performing better than the volatile stock market. But for some, property funds hold greater attraction over developed real estate.

Since the financial crisis of 2008, investors have soured on traditional investments due to factors of poor performance. Instead, they’re turning toward alternatives that include land investments and property funds. The reasons for this are easily understood: The growing housing shortage in the UK portends good near- and mid-term value growth for all aspects of residential real estate, particularly in light of robust (7 per cent since 2001) population growth.

Of course, not all real estate is the same for investors. Within real estate are two distinctly different types of investments, built properties and raw land. Some investors choose built properties or to invest in the developer who is managing the construction and sale of homes and commercial structures. An option to that is raw land, ripe for plan rezoning from, say, agricultural to residential-designated land.

Both have their merits, of course. But land investment might hold the advantage for at least three reasons:

• Adaptability to market needs – Raw land can be converted (pending approval of Local Planning Authority approvals, of course) to the use that is most critical to the local economy. This flexibility allows the land investment fund to prepare parcels for what will be needed in a relatively short period of time. On already-built property, investors have only what is there unless circumstances allow for the extraordinary expense of demolition and rebuilding – which only rarely makes sense from an asset growth perspective.

• Less investment in development (and associated risks) – The boom-bust cycles of the past several decades remind us of how a billion Pounds can be squandered rather quickly when a large property comes online at the precise moment when no one wants it. See “Canary Wharf, Olympia & York” for a spectacular illustration of how badly property investments can fail.

• More liquidity (but still not volatile) – Perhaps the Achilles Heel of real land assets is the illiquidity of land, with or without property. But land investments that at most involve the light infrastructure required of residential neighbourhoods (roads, sewers and other utilities) are much more easily sold than property involving structures. While that pales in comparison to real estate investment trusts for liquidity, real property is not nearly as subject to market fluctuations as are REITs.

To be sure, both investors in property funds and land investments tend to achieve asset growth in well-managed situations. But from land to property development, the path is quicker. With a seasoned team of land investment professionals, a joint venture partnership can identify and manage properties for maximum value appreciation and resale between 18 months and five years after acquisition.

All investments carry risk and should be considered in relation to one’s full portfolio of financial instruments. Be sure to contact a personal financial consultant before embarking on any investment.

Learn the Four Essentials of Modern Home Interior Design

For many homeowners today the choice of modern home interior design has become increasingly popular. The advantages it offers such as its clean and uncluttered feel makes this style one that people tend to love. Other advantages that this style of home décor provides is the wide variety and availability of furnishings and accents that one can make use of. Bear in mind however that before you even begin your quest toward changing the look of your home, there are a few things that you need to consider particularly the addition of four important elements.

Making Use Of Clean Lines

When you think of modern home interior design one the first things that come to mind is the look, it’s all about the simple, clean and sleek look of the architectural lines and furnishings found throughout the style. It is rare to find things like ornate pieces or intricate fabric patterns in this style, and instead solid colors, straight lines and geometric shapes are more commonly used. The use of clean lines applies to all furnishings from the couches, mirrors to the tables and chairs. Remember simplicity is the key to an ideal contemporary design.

Making Use Of Wood Tones

The use of wood in modern home interior design is not as common, however as long as the lines created are sleek and the tones match with the rest of the décor then it has it’s place. The use of darker wood tones such as mahogany, Nara and walnut are the most ideal for this style, however many prefer to use pale toned wood instead such as teak. Making use of light tones brings out a good contrast between the sleek metal accents and makes the space brighter.

Making Use Of Metal

In the context of modern home interior design, the use of metal is necessary whether it be a solitary steel constructed centerpiece or sleek chrome hardware. Making use of metal frames within the space or use of metal legs on tables and other furniture provides the essence of this design style. Steel sculptures are ideal centerpieces to a room and the addition of metal vases or bowls filled with transparent beads provides good color contrast. If you want to accentuate the use of this design style even further you can place nickel plated lamp stands or chrome bookshelves, and literally as metal as defining pieces of furnishings.

Making Use Of Color

It may seem that within the context of modern home interior design [http://www.houseimprovementguide.com/category/interior-design], the use of neutral colors is the norm. However if you infuse small bursts of rich colors at key places within the space then it provides a more creative feel and compliments the style. Adding a crimson red couch with your chrome and glass coffee table or placing a set of deep burgundy blind divider in the middle of a room gives a great effect and provides a point of interest within the seemingly minimalist spaces. Perhaps try putting brightly colored pillows on a leather sofa or even yellow sunflowers in a metal vase on top of a black top table, and this gives some warmth to your space.

The feeling of calm and clean living is what modern home interior design provides and this is what makes it a popular choice of style today. Take a look at this particular style of interior design and decide whether this is one that would suit you.

The 4 Principles of Securing Real Estate Development Finance

Unless you’re one of a very privileged group of people and you do not need to seek Real Estate development finance, getting the cash you need is probably one of the most influential aspects of whether your real estate venture will succeed. That said, even if you don’t need to borrow money for a development, it usually makes business sense to borrow at least some of the cost anyway (that point is for a different article!).

Make no mistake, like all investment – real estate involves an element of risk to a lesser or greater degree. And like all businesses, risk should be managed. However, it could be said that ‘risk’ allows profit (or loss) to be made. If a real estate Investor or Developer has no appetite for risk, they may as well stuff their mattress with cash rather than putting it into Property. If there were no risk involved, wouldn’t everyone be a Property Speculator?

So it could be said that Risk is nothing to be intimidated by, but that it should be monitored so you don’t lose the shirt off your back (and with property, it’s possible to lose an awful lot of money in a short space of time if ridiculous mistakes are made). A philosophical attitude to this is quite important, because the truth of the current situation is that banks would really prefer the customer to shoulder as much of the business and project risk as possible. Let’s face it banks are in a powerful position, they have the money that the Developer wants…they call the shots. If you haven’t got the nerve to take on the risk, the bank will lend the money to another Developer who is prepared to take the risk.

I personally don’t think that this is a bad situation. It could be argued that the current/recent financial crisis who due in part, to excessive lending to people who should have been subject to greater scrutiny.

The 4 (very) basic rules to consider before approaching banks for Real Estate Development funding are:

1. Make sure you have access to people with experience! It is often said “never invest in anything you don’t truly understand”, if you are a novice Developer you should not be attempting to learn everything my your mistakes….they will be too costly. Speak to people with experience. The bank will insist upon you having good and regular access to appropriate professionals such as Architects, Structural Engineers, Realtors/Estate Agents or Building Surveyors.

2. Don’t expect to borrow too much against the project! As a general rule, a bank will expect you to put up at least 25% of the combined total of initial project purchase and build/development costs. You should also include a contingency fund of around 5-10% of the total build cost figure. It’s also a good idea to have enough working capital to be able to fund the initial stages of the individual build stages just until the bank releases funds in a staged-payment arrangement.

3. Don’t use a Limited Liability Company when you are starting out! The primary purpose of a LLC is to limit the personal risk of the company owner(s), this is not what the banks want to see. They will want to ‘facility’ to pursue you to recoup losses if it all goes wrong. This may sound dramatic, however I am talking worst-case-scenario! In reality, banks would far rather work with you to sort out problems than immediately enforcing their agreement covenants.

4. The CV of the individual Developer. When you begin to establish a good track-record in property development, the banks will tend to be far less nervous about lending you money. It’s never a good idea to take on a huge project that the banks knows will challenge you. It’s far better to gain experience by carrying out light work (such as modernisation and redecoration) rather looking for a substantial rebuilding project as one of your first attempts. ‘Easing yourself’ into the field of Property Development is the way all very successful professional developers have done it. It’s not a way of life that should be entered into on a whim; if a Developer gets in ‘above their head’, they are far less likely to continue in the field. Completing a Real Estate development is a very satisfying thing, it’s much more sensible to complete several ‘quick refurbishments’ than jumping straight into a substantial project requiring specialist structural work.

To conclude, banks are willing to lend at the moment. they have simply become more scrupulous with who they lend to. If you have prepared yourself properly to begin your venture (and you’re creditworthy), then you will find that the banks are far more likely to accommodate your requirements for Property Development Finance.

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