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What does a good Real Estate Investment Mix looks like

One invests keeping in mind the longevity of the investment and how much risk one can take. Basis our understanding, we realise that when we invest keeping in mind say retirement, then the asset allocation will be much different from when one is 30 to when one is 50. In real estate investments, one can choose aggressive investments that have a potential for high growth but then there is higher risk attached to it. With retirement the time for money to grow reduces and one has a constant need to withdraw. So sometimes conservative investments, that are less risky and low returns also seem profitable.

Another factor to keep in mind while choosing an ideal mix of investment is:

  • How soon will one want to divest
  • How comfortable will one be investing a large chunk of income on investments

Keeping these in mind, one can choose to invest in one or all the options available

  • Residential properties: Timing is a key factor to a good return on investment. If one is looking to earn regular income then there is no risk of when to exit. However if capital gains is the sole aim, then timing is a critical factor. While it is advisable to hold a property for at least three years but statistics show that good returns come only between five and seven years. For capital gains it is a good move to acquire under construction properties. The only factor going against investing in residential properties is to know the key times to invest and sell. One may end up buying at a price high hoping the prices will go higher but in reality the prices go down and one may end up making a loss, if exiting to soon. 
  • Commercial properties: Investing in commercial spaces helps one diversify the real estate portfolio while earning regular rental income. For the business savvy investor, commercial spaces both office and retail spaces are a good bet. Unlike stock market fluctuations, real estate investments are far stable and also the rental income is approximately 10% of the property value in a year, quite high than what one would earn from a residential property. Also a factor to keep in mind is that higher returns would mean higher investments unlike investing in a house.
  • Mixed use properties: These properties are seen as the golden opportunities by both the real estate sector as well as investors. While real estate developers have diversified their risks by bringing an element of commercial as well as residential into their projects, investors and buyers have also felt comfortable to gain on the benefits offered. Certainly successful concepts around the globe, mixed use properties offer home buyers to be near their work place and much requires social infrastructure. Just the thought and dream of many to stay in the vicinity of a shopping mall and other luxurious amenities is a win-win situation. Developers are bringing in residences, a shopping mall, a hotel and offices together in many metros.

“MyFollo” is an online real estate ecosystem ringing in change in the way online advisory and transactions are executed. Write to us at contact@myfollo.com   to know how we can help you.

Rental Property Management – The How’s and Why’s of it

Top 5 Rental Property Management Tips – The How’s and Why’s of it

Over the last decade the equation giving out properties on rent and managing them has changed quite a bit. It has become more professional for sure. But there are still times when the whole landlord – tenant equation goes for a toss like for example: The tenant won’t pay rent on time; the tenant will make unreasonable demands; the tenant may cause damage to the property and so on. It is always a wise decision to not be the bad guy as a landlord and hire a professional manager to take care of such issues. However one should always keep in the mind the “Top 5 Rental Property Management Tips – The How’s and Why’s of it” that will help manage rental properties a breeze.

Inventories: As a thumb rule, before giving a property on rent do document the inventories at the rental property. For example: A list of furniture and fittings and the condition they are in. It is done in the interest of both the landlord and the tenant. When a tenant is on their way out, the property manager/ landlord can match the list and in case of any deviation settle it amicably.

Create a Policy: As a landlord giving out one or many properties on rent, one should have a policy in place which can be shared with prospective and actual tenants. For example: Rent to be received by 10th of every month; the landlord will be available between 4 and 7 pm for a call; a late fee will be charged in event the rent is received late. This policy making may seem tedious in the beginning but it makes things very easy. For example a tenant may come and want to negotiate the payment date or pays late, then one can always refer to the policy and say “Well I am sorry, but our policy states that….” This helps in clearing any doubts.

Avoid Family: Include friends as well. Giving a property to friends and family is always tricky. It may swing both ways as a relation but most likely it is going to be negative, going by our experience. It is advisable to stay clear of family if they are looking for a place to rent. One can guide to similar properties, locations or agents but stay clear of giving your own property on rent to them.

Be Organised: Treat every transaction with your tenant as professionally as possible. Keep files pertaining to all the tenants that will include all documents like the Landlord- Tenant agreement, copy of all rent received and receipts issued, inventories of the property, damage and repairs done. The more organised one is, more easily things will be actioned upon.

Hire a Professional: If one is not full time into property letting out business, they should consider hiring the services of a professional who can act as a bridge between the tenant and the landlord. This way for a small fee all headaches like rent received, deposits, chasing late payments and looking after repairs, can be taken care of.

Real Estate Market Trends vs. Forecasts – What to go by?

In the last few years, the real estate market trends in India, have not been encouraging. The markets, especially in the residential properties segments, recorded a slowdown. The prices have remained stable with multiple options available for the buyers, though the commercial real estate has been optimistic. Also the capital appreciation in the short term has not been significantly high.

Given the background, the real estate industry is also regrouping themselves with major players working on delivering projects and building their portfolio to gain trust. Also with the new government policies like Make In India, FDI and 2020 vision, things are looking optimistic for the real estate market. The recent Start-up India will also give an impetus to the real estate market. Based on studies and experience the forecasts for the Indian Real Estate Market looks very promising. The top 3 highlights are:

Tier II cities: The meteoric rise of the Indian real estate market, specially in metros like Delhi, Bangalore, Mumbai and Hyderabad can be attributed to the technology and start-up hubs. It is now the time for the Tier II cities like Indore, Lucknow and Chandigarh to taste success. Local and national level developers are now focussing on the Tier II cities like Pune because of aspirations, successful business start-ups and steady growth in employment opportunities.

Simple payment structures: The developers and banks are working towards easing the pressures of the payment plans. This would lead to more participation from buyers to invest with small monies and pay off gradually with easy payment plans.

Smart Cities: The government showing active interest in building 100 smart cities and increasing the FDI participation in the reality will give a positive boost to the real estate market. Hopefully with participation from local investors as well as NRI’s there would be a growth in these smart cities as well.

For the prudent investor it is advised to move from the wait and watch strategy to slowly start expanding portfolios to newer markets, especially the tier II cities and prime pilgrimage locations. One needs to move out of the comfort zone of familiar localities and start Identifying and investing in feasible properties for better returns.