Real Estate
10 factors influencing the growth of APAC residential markets
Knight Frank expects Asia Pacific housing markets to be influenced by these issues in the near future Hong Kong’s residential prices increased 18.4 percent year-on-year Knight Frank’s Residential Review of Q1 2015, which tracks price movements in 11 major APAC markets, has revealed what factors are expected to influence the performance of Asia Pacific’s major residential property markets now and in the near future. These factors vary from macro-economic issues affecting the world at large, individual country’s policy making, and themes and events which indirectly affect the performance of the residential market. DIRECT POLICY MAKING 1. US interest rates The impending normalisation of global interest rates is likely to affect countries whose own currency is pegged to the US dollar – for instance, Hong Kong and Singapore. As interest rates stabilise, emerging APAC markets could be vulnerable to capital outflows as residents move their money into overseas markets. Other countries likely to be affected include India, Malaysia, Thailand and Indonesia. 2. Easing of cooling measures Many countries suffering from overheated residential markets at the start of 2015 implemented cooling measures in an attempt to bring down prices and affordability. China, Hong Kong, Vietnam, Singapore and New Zealand will all be affected. It is worth mentioning that Knight Frank identified that Hong Kong’s residential market enjoyed the largest growth – 18.4 percent – out of all 11 markets despite stringent cooling measures. More: Hong Kong’s residential sector may just be back in business 3. Monetary easing Many APAC countries have embarked on monetary easing policies in a bid to make their countries and property markets more attractive to investors and encourage their export markets. Australia, Japan, China, India, Indonesia, New Zealand, South Korea and Thailand have all been involved. 4. Tax In an attempt to accrue more government revenue from their property markets, some APAC countries have introduced, or are contemplating introducing, higher levels of tax on property. A revised “super luxury” tax and a controversial extension to the luxury tax is threatening already to halt residential market growth in Indonesia. Japan and Taiwan are also affected. More: Why Indonesia’s proposed tax laws are worrying the high-end market RELATED POLICY 5. Household debt Increasing consumer debt is very much on an upward trend throughout APAC, and most notably in Malaysia. Australia, South Korea, Taiwan, Thailand and Singapore all exhibit large levels of household debt. 6. Land supply Limited land supply in many APAC markets is responsible for many bottlenecks within the property development industry and can be cited as a reason for exponentially increasing prices in some individual markets too as the rarity factor is introduced. Hong Kong itself suffers from a very limited supply of land whilst the individual cities of Bangkok, Mumbai, Sydney and Beijing all suffer too. INDIRECT FACTORS 7. Birth rate The changing demographics of APAC will inevitably impact residential markets as family sizes change. The most clear example of this is in Japan where a dwindling birth rate coincides with very little inward migration to see the population on a shrinking downward trend since 2008. China, Hong Kong, South Korea, Singapore and Taiwan are also affected. 8. Political uncertainty A common occurrence in the emerging APAC markets, political uncertainty is a surefire way to decrease the attractiveness of a property market to both locals and foreign investors. This can especially be seen in Thailand where last year’s military coup decreased confidence in the market. Singapore, South Korea and Taiwan have also all suffered from political uncertainty. 9. Urbanisation The global trend of urbanisation is sure to affect APAC’s residential markets as increasing numbers move into cities – vexing news for countries with limited land supply! This trend will inevitably affect all markets but is already being seen in Australia as population pressure bears down on Sydney and Melbourne leading to exponentially increasing house prices. 10. Sentiment Again, sentiment is a factor influencing the residential markets across all of APAC as the population’s attitude towards government policy and the country at large affects their confidence in the property market and their willingness to buy. This is clear in India at the moment as the initial optimism and goodwill felt when Narendra Modi was elected last year begins to wane. In spite of these significant factors , price growths were seen in 6 out of the 11 markets Knight Frank observed. “Despite facing many headwinds, the IMF (International Monetary Fund) is forecasting stronger growth in 2015 for six out of the 11 major countries we track,” said Nicholas Holt, Knight Frank’s head of research for Asia Pacific. “While this should be a positive sign for home owners or investors, the reality is that in many cases there has been a divergence between short-term economic growth and market performance.” “Perhaps now more than ever, property market observers are looking to policy makers for clues about how markets will perform,” he added. “Monetary policy, tax, regulations and underlying fundamental drivers such as growth demographics and urbanisation will have a significant impact on markets.” Image is by Brian H.Y. and is used under a Creative Commons licence
Knight Frank expects Asia Pacific housing markets to be influenced by these issues in the near future
Knight Frank’s Residential Review of Q1 2015, which tracks price movements in 11 major APAC markets, has revealed what factors are expected to influence the performance of Asia Pacific’s major residential property markets now and in the near future. These factors vary from macro-economic issues affecting the world at large, individual country’s policy making, and themes and events which indirectly affect the performance of the residential market.
DIRECT POLICY MAKING
1. US interest rates
The impending normalisation of global interest rates is likely to affect countries whose own currency is pegged to the US dollar – for instance, Hong Kong and Singapore. As interest rates stabilise, emerging APAC markets could be vulnerable to capital outflows as residents move their money into overseas markets. Other countries likely to be affected include India, Malaysia, Thailand and Indonesia.
2. Easing of cooling measures
Many countries suffering from overheated residential markets at the start of 2015 implemented cooling measures in an attempt to bring down prices and affordability. China, Hong Kong, Vietnam, Singapore and New Zealand will all be affected. It is worth mentioning that Knight Frank identified that Hong Kong’s residential market enjoyed the largest growth – 18.4 percent – out of all 11 markets despite stringent cooling measures.
More: Hong Kong’s residential sector may just be back in business
3. Monetary easing
Many APAC countries have embarked on monetary easing policies in a bid to make their countries and property markets more attractive to investors and encourage their export markets. Australia, Japan, China, India, Indonesia, New Zealand, South Korea and Thailand have all been involved.
4. Tax
In an attempt to accrue more government revenue from their property markets, some APAC countries have introduced, or are contemplating introducing, higher levels of tax on property. A revised “super luxury” tax and a controversial extension to the luxury tax is threatening already to halt residential market growth in Indonesia. Japan and Taiwan are also affected.
More: Why Indonesia’s proposed tax laws are worrying the high-end market
RELATED POLICY
5. Household debt
Increasing consumer debt is very much on an upward trend throughout APAC, and most notably in Malaysia. Australia, South Korea, Taiwan, Thailand and Singapore all exhibit large levels of household debt.
6. Land supply
Limited land supply in many APAC markets is responsible for many bottlenecks within the property development industry and can be cited as a reason for exponentially increasing prices in some individual markets too as the rarity factor is introduced. Hong Kong itself suffers from a very limited supply of land whilst the individual cities of Bangkok, Mumbai, Sydney and Beijing all suffer too.
INDIRECT FACTORS
7. Birth rate
The changing demographics of APAC will inevitably impact residential markets as family sizes change. The most clear example of this is in Japan where a dwindling birth rate coincides with very little inward migration to see the population on a shrinking downward trend since 2008. China, Hong Kong, South Korea, Singapore and Taiwan are also affected.
8. Political uncertainty
A common occurrence in the emerging APAC markets, political uncertainty is a surefire way to decrease the attractiveness of a property market to both locals and foreign investors. This can especially be seen in Thailand where last year’s military coup decreased confidence in the market. Singapore, South Korea and Taiwan have also all suffered from political uncertainty.
9. Urbanisation
The global trend of urbanisation is sure to affect APAC’s residential markets as increasing numbers move into cities – vexing news for countries with limited land supply! This trend will inevitably affect all markets but is already being seen in Australia as population pressure bears down on Sydney and Melbourne leading to exponentially increasing house prices.
10. Sentiment
Again, sentiment is a factor influencing the residential markets across all of APAC as the population’s attitude towards government policy and the country at large affects their confidence in the property market and their willingness to buy. This is clear in India at the moment as the initial optimism and goodwill felt when Narendra Modi was elected last year begins to wane.
In spite of these significant factors , price growths were seen in 6 out of the 11 markets Knight Frank observed.
“Despite facing many headwinds, the IMF (International Monetary Fund) is forecasting stronger growth in 2015 for six out of the 11 major countries we track,” said Nicholas Holt, Knight Frank’s head of research for Asia Pacific. “While this should be a positive sign for home owners or investors, the reality is that in many cases there has been a divergence between short-term economic growth and market performance.”
“Perhaps now more than ever, property market observers are looking to policy makers for clues about how markets will perform,” he added. “Monetary policy, tax, regulations and underlying fundamental drivers such as growth demographics and urbanisation will have a significant impact on markets.”
Image is by Brian H.Y. and is used under a Creative Commons licence
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10 factors influencing the growth of APAC residential markets
Real Estate
Miami – A Great Place to Buy Real Estate
Miami has evolved into a cosmopolitan wonder city under the sun. Famous for its great beaches, this city has also earned a reputation of being a sexy, marvelous and trendy place to live. From amazing golf courses like the one at Crandon Park in Key Biscayne to the Miami Metro Zoo, this beautiful city has something to offer to everyone. Owning a piece of paradise is a dream within reach of locals and foreigners as well. People from all parts of the world have already taken advantage of the great opportunities available today in the marketplace.
Miami has some of the most amazing real estate developments like the astonishing Santa Maria located in Brickell, or the unbelievable towers of Icon Brickell. Some other exclusive and impressive Miami condos include, the Jade at Brickell, the 900 Biscayne in downtown Miami, the fabulous Trump Palace in Sunny Isles Beach and the astonishing Icon South Beach just to name a few. These modern Miami luxury condos have all the comforts and amenities only found in five star hotels.
The city of Miami has it all, great golf, amazing beaches, a turquoise beautiful ocean, a warm weather, excellent shopping, an electrifying night life, lots concerts, entertainment and sports events at the famous America Airlines Arena in downtown Miami.
Miami real estate buyers are as diverse as the city culture and population itself. Buyers come from all over the globe, Europeans, Latin Americans, and Asians and of course buyers from all around the United States. Some have chosen this beautiful city to have a second home and some have fallen in love so much that they now call Miami their home making it an exciting melting pot to live in.
Real Estate
Real Estate Investor's Secret Weapon
Real Estate Investors have a unique tool in their arsenal that other types of investors do not. One of the oldest tax code sections is 1031. This secret weapon is called a 1031 exchange. It is one of the few areas of the tax code where the US Government allows taxpayers to sell an asset and not immediately pay the taxes. Even State taxes are deferred. The way a 1031 Exchange works is simple. If you sell piece (s) of investment property, and you are want to buy of another piece (s) of investment real estate of equal value, you can defer indefinitely all taxes (capital gains (15%), recapture tax (25% ) and state income tax). This is the benefit: by not having to pay those taxes, you can keep your money (instead of giving it to Uncle Sam) and smartly reinvest it for yourself to grow your real estate portfolio. 1031 is a free financial tool that let you keep 15-30% of taxes you would have had to pay. In the world of increasing taxes, 1031 is a viable alternative.
There are some guidelines that need to be followed, and I will break them down. First, what is investment real estate? Investment real estate is defined as property used in a trade or business. It could be used to run your office or it could be rental property. One of the nice flexible features of 1031 is that all real estate is exchangeable. This means that a home can be exchanged for a condo or a piece of land can be exchanged for a commercial property. I use the rule of thumb that any property with a deed can be exchanged for another property with a deed. The other nice feature is that you can sell one property and purchase more than one replacement property or vice versa.
There are three main rules that investors need to know about 1031 exchanges. First of all, you must use a Qualified Intermediary (an Independent Middleman) to help facilitate your 1031 exchange. The QI, as they are called will do many things including prepare the Exchange Agreement, Escrow your 1031 proceeds, and most importantly make the exchange go smoothly. The QI must be hired prior to the closing of the relinquished property. Secondly, the Exchangor (the person doing the exchange) has 45 days from the closing date of the relinquished property to identify the replacement property. Identification means to list (not go under contract) up to 3 properties of any value and send them to the QI. Finally, the Exchangor has 180 days (from the date closing on the relinquished property), to close on one of those three identified replacement properties.
I don't want to over simplify 1031. Please consult your tax advisor in addition to your Qualified Intermediary to analyze your exchange and to be sure you are making the best tax decision. I do believe the rule of thumb should be if you want to keep your money invested in real estate, then 1031 is a tool you must consider.
1031 can be a potent weapon for the smart real estate investor. There is nothing worse than having a client not consider 1031 or not have their real estate professional tell them about it and the relinquished real estate closes and the client changes their mind. After the relinquished property closes, it is too late to do an exchange. 1031 is an efficient tool for an investor to build their portfolio. Plan your transactions and watch your real estate fortune grow.
Dave Owens, CPA, CES is the managing Member of Entrust 1031 Exchange. Dave and his staff have successfully performed over 10,000 exchanges since 1997. Entrust has an arsenal of tax free strategies. Feel free to contact Dave for more information or questions at 239-333-1031 or owens66@entrustfreedom.com .
Source by Dave Owens
Real Estate
How to Become a Successful Real Estate Developer
Real estate investment and development has never been a more popular pastime or career changing challenge; if you would like to learn seven secrets for consistently successful real estate investing through development or you would like to know how you can continue to profit from property even if the market takes a downward turn just read on …
1) Do Your Location Homework – did you know that through successful and sustained location research professional property investors actually continue to profit during a market down turn? It's true – whatever the market conditions you can apply their location research approach to your real estate investments and also make consistent profits from property.
Take the necessary time to learn all about a town or city you're considering for your next property development purchase and discover where the up and coming areas of that town are likely to be. If there are inner-city redevelopment projects planned examine the real estate market in the immediate vicinity, if there are areas that are booming right now examine the immediate neighboring areas for their potential for future prices arises for example.
Do not follow the crowd – have the confidence to buck the trend and get ahead of the curve by positioning yourself in a market that is about to boom rather than one in that has already blossomed.
2) Know What You Can Afford – While it can pay to sometimes speculate never be tempted to jeopardize your own home. Work out your finances and be ruthlessly strict about what you can and can not afford as a down payment, for mortgage costs and for the renovation and redevelopment of your next real estate investment. Only proceed within the confines of your tightly allocated budget and do not be tempted to over extend yourself specifically if competition in the property market is tough and the market is slow or stagnant.
3) Identify Your Target Market – Having identified your next location for property investment identify the types of people who buy into renovated assets in that location. Know who your target market are going to be and what they are likely to look for in a property in that location. If for example you're examining inner-city spaces you might identify that your buyers will be young single professionals and that the ideal property type for these people will be luxury low maintenance apartments – seek out suitable properties with the potential for redevelopment into luxury low maintenance apartments and you will fulfill your target market's brief … seek out large homes with substantive gardens in the area and you will have totally missed the market and potentially created a property that will not sell!
4) Renovation Not Rebuild – Know your budget limits and your personal skill restrictions. Do not consider taking on a property that is in need of a complete structural overhaul when your budget is tight or you do not personally have the time, skills or inclining to do the structural work yourself. Be realistic about what you and your budget can achieve and seek properties that fulfil that brief. Pay to have an independent and complete survey done on any property you are seriously considering buying before making a down payment to ensure that there are no hidden surprises waiting for you benefit the floorboards to eat up your budget in its entity.
5) Manage Your Budget – With your survey in hand you can approach builders for statements and seek out prices for fixtures, fittings, finishes and furnishings. Take the prices quoted and sourced and build your budget. Factor in overwriting mortgage and service costs and labor costs as well as your findings and structure and allocate your money accordingly. Watch every single spend and be ruthlessly strict with yourself and your builder. If at all possible have your builder commit to a contract with fixed finish dates and fees and stay on top of every single penny or cent every single day. At the end of each week tally up your outgoings and expenditure and ensure you're not exceeding your budget. If you're overspending rein it in or you will have to shave it off other areas of the development. Remember never to scrimp and save on finishing touches and always give yourself a realistic fall back fund in case of emergencies.
6) Appeal To The Widest Market – Forget putting your personal stamp on any property you develop – you are not going to be living in the property! You should already have identified your target market which will give you a good idea of the level and quality of finish expected, now meet those expectations without adding your own personal taste into the equation. By appealing to the widest market or the lowest common denominator your property will be attractive to the majority of buyers making it faster and easier to sell on and profit from.
7) Make Friends With A Real Estate Agent – Your greatest ally when developing property will be your real estate agent. Make friends with these guys and you will build a beautiful and successful symbiotic relationship in which you both profit to the maximum! Real estate agents are a fountain of untapped knowledge about the local market, who is looking for what property in which area, which additional features cost little to add but which push up the asking price and what a buyer expects from your particular property type. Get the facts from your real estate agent and then apply their advice. You will create a property they can market for top dollar and to the widest market – you will make more profit and they will make a larger commission including a beautiful and lasting friendship!
Finally, remember that when you've bought, renovated and sold on you'll be looking for that next property opportunity and any real estate agent who you've worked with well will be on the hunt for suitable real estate for your next investment making any identical purchases that much easier to source.
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