I run a small property development business in the Reading, Wokingham and South Oxon and Bucks areas.
The company organises planning applications on small sites of up to 4 flats or houses, then secures the financing, oversees the design and specification, and commissions and project-manages sub-contractors to do the actual construction. I also undertake whole-house property renovations and act as landlord when I rent out existing detached houses on sites where I am assembling additional land or sorting out access and planning issues.
My tenancies are usually graduate houseshares/HMOs as I find these give a more reliable income stream than renting to a family.
I moved into property development from being a BTL landlord as I felt the returns would be better – perhaps not the wisest of careers moves in 2007!
I am inviting Property118 contributors to “ask me anything” as regards small-scale property development if they are considering this as an additional aspect or future evolution of their rental business.
I don’t claim to be able to answer everything as property development is a very wide-ranging field and can be highly specific as regards local valuations and planning rules, but I will endeavour to help.
The value of private residential property development projects starting on site is up 15.2% compared with the same period in 2012 according to fresh figures from just release by construction industry analysts Glenigan.
The UK construction industry has seen a rise of nearly 1.9% in new building project starts in the three months to May, led by growth in the private housing sector
Gains in private housing starts valued at under £100m were focused in London and the South East in the past month, but increased activity in Yorkshire and the South West in April also boosted the index. Starts on several other private housing projects worth over £100m will give the Minister of State for Housing Mark Prisk who has led the Government’s Help to Buy and NewBuy schemes further cause for positivity.
Property developers are now taking advantage of improving finance options and returning to the market to develop land and to pursue new and abandoned conversion projects. We have seen lenders coming back into development funding, as demand for housing rises and the economic outlook improves. We are definitely witnessing an increased appetite from lenders looking to lend.
Below are examples of Development finance terms that are currently on offer:-
- England, Scotland and Wales
- Individuals, companies, partnerships
- 70% property development loans available
- Mezzanine Finance
- Joint venture funding
- Non-status loans/poor credit history
- Rates from 0.75% per month
- No exit fees
- Interest rolled up into the loan or serviced
- Arrangement fees added to the loan
- Transparency – No early repayment penalties or hidden charges
- Interest calculated only on the amounts drawn
- 65% day 1 value, 100% build costs
To have a development project assessed you normally need to provide the following information:
A description of the project
A recent CV to show experience in property developing (if a builder or property developer)
Statement of your business/personal assets and liabilities
Plans and drawings
Confirmation of Planning Permission
To achieve optimal development finance terms for your project you need the right contacts with excellent presentation skills and a reputation for success to put your business funding requirements to tender.
Please complete this enquiry form and we will be delighted to introduce you to the right person for your individual needs.
As founder members of the National Association of Commercial Finance Brokers “NACFB” since 1992 we have all the contacts and connections you are likely to need.
Mark Garner of Garner Homes Maidstone
I have been a full time landlord since 1996 with property in Maidstone, Ashford and Gravesend, the ‘Gateway to Europe’.
After graduating from Cranfield University 1987 I was a commodity trader working for a subsidiary of Cargill until I left to become a landlord and property developer. I now have a full range of properties ranging from student rooms, 1,2,3 bedroom properties to 4 bed detached houses. I also have commercial properties and some land.
I am passionate about the Private Rented Sector and helping landlords and their tenants.
Previously I have been a director of 2 of the largest landlord associations in the UK then focused on my own portfolio when one took the other over.
Judging by the current behaviour of the Bank of Ireland I feel landlords and tenants will be under pressure for a few years to come. That is why it is so important to work with companies like Property 118 and Landlord Action who ‘promote and protect the interests of landlords’.
Continue reading Mark Garner of Garner Homes Maidstone
Just suppose you were a property developer and you had come to the end of your development or a phase but you are behind target on sales. What if you had say 12 properties to sell within a month, otherwise your funders would not allow you to progress to the next phase. What would you do? Continue reading How to secure massive discounts from property developers
A Newbie Investor, who wishes to remain anonymous, has submitted the following and would really appreciate any help and guidance you GOOD Landlords and property people can offer.
“I’m 22 and a joiner/carpenter, I’ve done this since leaving school and love it but. However, recently I was diagnosed with a condition which makes it very hard for me to work for others due to certain working conditions, stress etc. so I am now re-thinking my future and hoping to become a property developer/landlord Continue reading Newbie Investor would like to pick your brains
A Property118 reader has shared this story with us – he’s a Property Developer and was struggling to find the right Development finance.
Our reader first contacted us in the Spring of 2012. He was very frustrated at that time as he had an incredible opportunity to acquire a former riverside warehouse and convert it into modern flats. However, his bank was not interested in funding the project and neither were any other banks he approached unless he could put 50% of the money up himself. Continue reading Development Finance Story of a very happy Property Developer
We have received four questions from one of our readers as the final date for submission on-line of 2011-12 tax return looms asking:
1. Are NIC’s payable on rental profits accrued by an individual, i.e not a company? I believe this is classed as unearned income and does not attract NIC’s liability.
2. Can I employ my wife to carry out the administration work for my properties? These are owned solely by me as an individual, not a business. She is a housewife.
3. If the answer to Q2. Is yes. Can I pay her up to her nil rate allowance, thereby reducing my own tax liability by that amount?
4. If I opt to do this now on my 2011-12 tax return, is this likely to incur a penalty for not registering this at the beginning of the tax year, and how much is the penalty likely to be? Continue reading Tax return looms – Readers Question
“Milking the Buy-to-Let” is a Landlords Tax Planning Strategy which is very much under utilised. The strategy applies only to married couples and Civil Partnerships and is used to offset mortgage interest against rental income, regardless of whether the amount borrowed exceeds the original purchase price and also regardless of how the proceeds of the finance are used. Continue reading Landlords Tax Planning Strategy
In my previous commercial finance blog I spoke about the cost of finance post credit crunch. This time my question is; would you rather go bust than deal with greedy bankers?
It seems like a bit of a daft question doesn’t it?
In order to demonstrate the effectiveness of the “Buy to Let Property Hotspots” section of our website Property118 are offering a free marketing campaign to UK Property Developers.
With nearly 200,000 landlords and associated professionals now subscribing to Property118’s newsletters we are keen to increase the level of content in the “Buy to Let Property Hotspots” section of our website. Continue reading Free Marketing Campaign for UK Property Developers