GM Property Investments Hub

OUR SOURCING PROCESS

 

Based on our vast investment experience we’ve fine-tuned our property investment process to create an efficient, streamlined system for our clients. This allows us to secure property investments at the most competitive price and in the shortest time frame possible.

There are a number of key elements within our process. For some clients, each and every step is equally important and for others, some aspects carry more value than others.

For example, negotiation may be most important for some and have purchased numerous properties over several years we’re primed to apply professional negotiation skills on your behalf. Value can often be found “on the way in” when investing in property and its imperative to negotiate effectively.

Our intimate local knowledge may be the most crucial thing for you. We apply our expertise to handpick you high performing investments in key locations across the city. Equally importantly we’ll ensure you avoid investments in less desirable locations which could prove costly or problematic.

Accurate financial projections should be vital to all investors, and we can’t stress enough how crucial it is to run the numbers ahead of any potential investment. We provide accurate detail on your expected purchase price and all associated costs as well as what you can expect to receive by way of rent return and projected capital growth.

Whatever’s most important to you when investing the good news for our clients is that our two core products (Our Investor VIP and Investor Plus Services) contain each of the above elements in addition to several other key items.

OUR STEP BY STEP INVESTMENT PROCESS:

 

  • Initial Consultation: We help you clarify your property investment plans and establish a clear plan for what you’re looking to achieve. We also agree on a set budget before explaining all associated costs as well as the returns you can expect before then proceeding to the next steps.
  • Professional Services Introductions: Before making any investment it’s important to ensure you’ve engaged with relevant professional services such as mortgage brokers, accountants, solicitors and letting agents. We have partnerships in all these areas and will connect you to the right people.
  • Property Identification: Based on your own unique budget and criteria we identify all suitable investment opportunities in the marketplace (via on and off-market channels) before presenting them to you with all associated data.
  • Financial Projections: We provide a detailed financial projection of any property we propose, included anticipated purchase price, achievable market rent, and corresponding yield values. We’ll also include detail on the prospective tenant market for your investment as well as expected growth at the property.
  • Property Assessment: A member of our Investment Team will attend the property in person to provide you with a detailed assessment and to highlight any issues of note. We’ll also fully assess the Home Report (a system unique to Scotland) at this stage.
  • Professional Negotiation: At this key stage we open negotiations on your behalf with the selling agent. This is a vital part of the process and plays a crucial part in ensuring you secure your property at the most competitive price possible.
  • Connect to Conveyancing: Once successfully negotiated we then pass the matter over to your solicitor who will formalise the purchase of the property by conducting the conveyancing process. They’ll work with you to agree a “date of entry” on which the keys for your new property will be handed to you (or your letting agent).

To discuss our property investment process in more detail complete the form and a member of our Investment Team will be in touch.

Scotland

In figures published by Hometrack (April 2020) average UK properties values as a whole has grown by 3.0% year on year since March 2019. Whilst positive growth is always a good thing, these figures in isolation aren’t particularly exceptional. However, when taking a closer look at the stats throughout some individual cities it’s clear to see that real value can be found in cities such as Glasgow where growth has been particularly strong for a number of years.

Glasgow has comfortably outstripped UK averages in recent times and has experienced a strong annual average growth of 5% during the March 2018 – March 2019 time period. This highlights why so many investors are now looking to the Scottish powerhouse for their next property investment.

One of the most important roles is to look beyond the averages here in Glasgow and we frequently secure properties which are currently growing at between 6% – 8% per annum.

With an urban population of over 600,000 (and around 1.8 million in the wider Greater Glasgow area), Glasgow is the driving force of the Scottish economy. Also renowned for its culture, academic stature and sporting prowess it is one of Europe’s most vibrant, diverse and characteristic cities.

A SMART, CONNECTED CITY

Straddling the River Clyde in west-central Scotland, Glasgow sits at the centre of Scotland’s only metropolitan region. The city benefits from a well-developed transportation network that enables excellent connectivity. This, therefore, makes it easy to do business throughout the UK and beyond.

Digital connectivity in Glasgow meets and exceeds the most demanding technology requirements and expectations of its modern business community.

Glasgow is undergoing a digital transformation with a large investment in full-fibre digital infrastructure across the city. This investment in Glasgow’s initial core infrastructure is delivering gigabit-capable broadband to almost all of Glasgow’s businesses and public sector buildings. With modern, fit-for-purpose digital infrastructure at its foundation, Glasgow is rising in the ranks as a UK digital leader. This, in turn, promotes greater levels of innovation and productivity, making the city more investable.

Glasgow - River Clyde

VOTED “FRIENDLIEST CITY IN THE WORLD”

Glasgow was recently voted “The Friendliest City in the World” in a Rough Guides poll and has been named a must-see destination by leading publications including Lonely Planet, National Geographic Traveller, and the New York Time. In addition, Finnieston in the West End is regularly touted as the trendiest place to live in the UK.

The diversity of the city, the culture, the vast green spaces, and historical aspects means Glasgow has something to offer everyone. This includes its residents as well as its many visitors.

THE UK’S THIRD LARGEST FINANCIAL CENTRE

Glasgow’s modern, diverse economy has strengths in a variety of sectors and sub-sectors. More than 48,000 businesses (28% of Scottish companies) make their home in the Glasgow city region, supporting 856,000 jobs (34% of Scottish total).

The city is home to an impressive ‘who’s who’ of blue-chip companies, major global organisations and international SMEs. It is the UK’s third-largest financial centre and ranks in the top 50 in the world. Some of the biggest names in global business and finance, international leaders in precision medicine and pharmaceuticals, research services, engineering and an impressive range of global brands call Glasgow home. Their presence endorses Glasgow’s status as a world-class business destination.

In the last 5 years, the number of enterprises in Glasgow has increased by approximately 25.9%, a larger percentage increase than both that of Scotland and the UK. This clearly demonstrates the entrepreneurial spirit and business friendliness of the city.

Glasgow University

PRESTIGIOUS UNIVERSITIES & FURTHER EDUCATION

Glasgow plays host to The University of Glasgow, the University of Strathclyde and Glasgow Caledonian University as well as the world-renowned Glasgow School of Art, The Royal Conservatoire of Scotland and a number of other further educational facilities.

The Glasgow city region has the largest student population in Scotland and the second highest in the UK. This results in more than 185,000 students from 140 countries living and studying here. The city’s institutions of further education graduate around 20,000 individuals per annum ensuring a healthy talent pipeline.

Innovation

There is a reason why Scotland attracts more foreign investors than any other UK region.

Actually, there are many reasons. Our weather isn’t one of them – but a bit of rain is a small price to pay for locating your business in a supportive business environment with great infrastructure and highly skilled people.

Scotland

 

So why choose Scotland for your business?

SCOTLAND is full of skilled TALENT

Our small country has one of the biggest concentrations of universities in Europe, which means you’ll have easy access to the skilled talent you need. Over 50% of our working population has further education.

Our universities aren’t just training up the workforce of tomorrow – they’re also producing spin-outs at a dizzying rate. More companies are formed based on university research here than any other part of the UK.

Scotland offers a very GOOD VALUE FOR MONEY

Did you know that, on average, employing people in Edinburgh costs 33% less than in London? And the money you spend on your staff will go further here – the cost of living in Scotland is up to 50% lower than in other parts of the UK.

Property costs are competitive too – office rental costs in Glasgow can be up to 75% cheaper than in London.

People love living in Scotland

Scotland offers workers a great work-life balance, short commuting times, and both vibrant cities and stunning countryside on their doorstep.

“Our people really enjoy being here. It’s a great place to work hard and enjoy life”. Peter Platzer is CEO of an American company, Spire Global. Much US-based staff came on temporary positions and loved it so much they asked for a permanent transfer.

Scotland attracts a large number of investors

We want you here, and we’ll do everything we can to make your transition as cost-effective as possible. Scotland offered more incentive deals to foreign companies than any other part of the UK in 2017.

If you’re looking for a business location that offers the expertise, connections, products and services you need, Scotland is the place for you.

Business

 

Connections are efficient

We have five international airports that offer 150 destinations, making it easy to hop on a quick hour-long flight to London or a longer-haul one to New York. You can travel between our two biggest cities, Edinburgh and Glasgow, in under an hour too.

Our digital connections will also keep you moving at high speed: in fact, Edinburgh’s internet speeds make it one of the fastest digitally connected cities in the UK.

Scotland is an innovative country

Scotland’s history of innovation is well-known – from penicillin and the steam engine to the television and the telephone, we’re big on big ideas. And our inventive streak continues today – from the skies (more satellites are built in Glasgow than any other city in Europe) to the seas (Scotland built the world’s first floating offshore wind farm).

Innovation

 

Collaboration is the top priority

We believe we can make great things happen when we work together. That’s why Scotland has more collaborations between universities and industry than any other country in Europe.

Our universities work with 26,000 companies every year, helping turn new ideas into products and services.

Scotland is a financial powerhouse

Scotland is one of Europe’s leading financial centres and internationally recognised as the UK’s largest outside of London.

Scotland has also been ranked best performing destination for inward investment outside London for five consecutive years.

Scotland is A NATION OF SELF-STARTERS

Our capital, Edinburgh, beat 68 other UK cities to hold the title of the Entrepreneurial City of the Year. It was also named the best place in Europe to start a tech business.

With statistics like that, there is definitely no better place to start your business.

Scotland has GOT A GREAT TRACK RECORD

Scotland is a great location for overseas companies. We have been ranked the UK’s top location for foreign investment outside London six years in a row, and more than 5,100 global companies have set up here.

Buying Property

Buying property is a popular way to invest, and—if you do it right—you can make some real money! You know why? Because the property is valuable. As Mark Twain puts it, “Buy land. They’re not making it anymore.”

Studies show that most people think real estate is a great long-term investment. So, what holds people back? Let’s be honest: Investing in real estate is a big commitment that requires a lot of time and money. And it is important to fully understand how to invest in real estate before you dive in.

Alright, I have got my coaching hat on. It’s time to talk strategy. What are the different types of real estate investing? And how can you make money in real estate?

Types of Real Estate Investing

Real estate is one of the fundamentals of investing and it comes in different shapes and sizes. I want you to understand your options so you can make the best decision for your situation. Here are the most common ways people invest in property.

Home Ownership

We need a mindset shift in our culture. Lots of people have the ambition to buy a home, but I want you to reach higher.

Homeownership is the first step in real estate investing, and it’s a huge part of achieving financial peace. If you keep paying taxes and insurance on your property, you don’t have to worry about ever losing your house. You can stay calm regardless of the ups and downs of the real estate market, and it also frees up your budget to start saving for other types of investments.

The fact is, paying off your home is one of the best long-term investments you can make. It won’t increase your cash flow, but it will be a huge boost to your net worth by giving you ownership of a valuable asset. Pay off your own house first before investing in any other type of real estate.

Rental Properties

Owning rental properties is a great way to create additional revenue—it could easily add thousands of pounds to your yearly income. Then, if you decide to sell, you could earn a nice profit. It all depends on what type of property you buy and how you manage it. The key is to always buy in a good location that has potential for growth.

While rental properties are a great investment option, being a landlord has its challenges. You will face seasons when someone doesn’t pay rent or you’re in between renters. You also have to consider the additional expenses of maintenance, repairs and insurance. And then there is the time cost.

Ever heard of Murphy’s Law? Things that can go wrong will go wrong. So always buy rental properties with cash (debt is not an option) and remember to build an emergency fund that’ll cover three to six months of living expenses.

House Flipping

Flipping a house means you purchase it, make updates and improvements, and then sell it—all within a fairly quick amount of time.

House flipping is appealing because it is a quicker process than renting out a property for years. In a matter of months, you could get the house back on the market and (hopefully) turn a nice profit. But just like other investments, there is a risk you won’t make money on it—in fact, you could even lose money.

When flipping a house, remember that the key is to buy low. In most cases, you can’t expect to make a decent profit unless you’re really getting a great deal on the front end. Before you jump into house flipping, talk to a real estate agent about the potential in your local market.

Flipping Houses isn’t always as glamorous as it seems. If you absolutely love hands-on work, then have at it! But make sure to budget plenty of time and money for the process. Updates and renovations almost always cost more than you think they will.

How To Make Money Investing In Real Estate

You can make money from real estate properties two different ways: the appreciated value of the property over time and cash flow from rental income. We will break all that down in a bit. But before we jump in, I want to make something crystal clear: You should aim at paying for investment properties with 100% cash. Don’t even think about getting into debt for a rental property, people! A 100% down payment takes debt out of the equation, lowers your risk, and sets you up to make more money a lot sooner.

Appreciated Value

Despite the ups and downs of the real estate market, most properties increase in value over the long term. The fancy investing word for an increase in value is called appreciation. And the key to buying real estate that appreciates is location. You want to buy in a part of town that’s on an upward climb in terms of value.

Also, buy at a low price and ride out any downturns in the market until your property has appreciated. Having a fully-funded emergency fund (three to six months of living and repair expenses) will give you the upper hand while you wait for the right time to sell. If the unexpected happens, you’ve got cash to cover it without dipping into your other investments.

Rental Income

Generating income from rentals is the top reason why investors purchase a property. Once you’ve secured renters, owning and renting out property is a great way to make additional income without a lot of effort.

Other than needing cash on hand to cover any repairs or maintenance, your part is pretty hands-off. There’s even less for you to do if you hire a property management company—but that will cut into your profits. Regardless, you make money simply from being the owner of the property.

Keep in mind, though, that dealing with renters can be frustrating and time-consuming. Do your homework before you allow someone to rent your property. You want to make sure they’ll keep it in great condition. And always have a written lease. I hope it never comes to this, but you may even have to hire a lawyer if you need to evict a tenant who is causing trouble or missing rent. The expenses pile up quickly, so make sure you have your emergency fund fully stocked.

What Are the Tax Implications Of Property Investing?

Even if you live to crunch numbers, taxes for real estate properties are complicated. So my first piece of advice is this: Get a tax pro on your team. They will be able to help you understand the impact of your investing decisions and keep you up to date on tax code changes.

In the meantime, here are the most common taxes you will run into when it comes to investing in real estate.

Capital Gains Tax

When you sell an investment property after owning it for at least a year, you’ll pay capital gains tax on the profit. Capital refers to assets (in this case, cash) and gains are the profits you make on a sale. Basically, if you bought a piece of property and sold it for a profit, you have made capital gains. Here is an example: Let’s say you buy a property for £100,000. Years later, you sell the property for £160,000. That’s a gross profit of £60,000.

Of course, you also paid a real estate commission fee when you bought that property. Good news: You can deduct that from your capital gains. Let’s say the fee was £9,600 (6% of the property’s price)—that brings your capital gains down to £50,400.

How is that £50,400 taxed? It depends on your filing status and your taxable income for the year. Most taxpayers will end up paying a capital gains rate of 18%, but some higher-income folks will pay a 28% rate—while lower-income earners won’t pay any capital gains taxes at all.

Short-Term Capital Gains Tax

What about a short-term investment like a house flip? When you’ve owned the property for less than a year, your profits are taxed according to short-term capital gains. But if you sell at any point beyond one year, those profits will be taxed at the long-term rate.

What’s the difference between short- and long-term capital gains tax? Long-term capital gains tax uses your taxable income to determine how much you owe on just the profit you made from the sale of your investment property. Short-term capital gains tax is even simpler. The profit you make from a short-term investment is counted as part of your overall annual income and will be taxed according to your personal income tax bracket.

Let’s say you’re single, your annual income is £50,000, and you made a £20,000 profit on a house flip this year. The Government sees that profit as taxable income—putting you at £70,000 total and landing you in the 25% tax bracket.

Taxation On Rental Income

Any money you make from rental income must be listed as income on your tax return. But when you own property, you can also claim deductible expenses like repairs and maintenance—but keep in mind that improvements won’t count. So maybe you made £10,000 this year from rental income, but you also completed £1,500 worth of repairs on the property. You can deduct the £1,500, making your taxable rental income £8,500.

Do yourself a favour and save time, money and probably a headache or two by meeting with a tax advisor. Meet with them regularly to discuss your investments—you don’t want to get slapped with a penalty!

How To Start Investing In Real Estate In Six Steps

When you’re ready to start buying an investment property, here are the guidelines to follow.

Investing

Step 1: Pay In Cash for Property you can add high value on

This flies in the face of most real estate investing advice. Taking on debt always equals taking on risk. Sure, it will take you longer to save up cash for an investment property, but it will save you thousands of pounds in interest. And one of the best perks of paying cash? You actually get to keep the money you make from rent payments, instead of throwing it toward a second mortgage on the property which you didn’t add value to!

Step 2: Diversify

Have you ever heard the phrase “don’t keep all your eggs in one basket”? The same wisdom applies to your investments. If your whole net worth is invested in real estate, any ups and downs in the market could make you panic. It’s important to keep your nest egg spread out into different investments (or “diversified”).

Step 3: Stay Local

Keep it simple! When you’re far away from your properties, you’ll have to trust a management company to assess the damage and make repairs. Now, it might still be a good idea to hire a management group, even if you are local, to help keep things running smoothly. But you—and only you—are the owner. So, stay close and keep tabs on your investments.

Step 4: Be Prepared For Risks

In most cases, renting out property is not as simple as getting renters and checking in once a year. Sometimes rentals can sit empty for months, which can be a tough blow if you’re not financially prepared. And even in the best renting situations, appliances will still break and gutters will still need to be replaced. The best way to prepare for risks is to have a fully-funded emergency fund that can cover unexpected expenses.

Step 5: Start Small

If you’re not sure if owning a rental property is for you, test it out. Maybe you have a space above your garage or an extra bedroom you could rent out—even if it’s just for a few nights at a time with Airbnb. That experience will give you a taste of what it’s like to own a rental. It’s also a good idea to talk to other property investors. Take someone in the industry out to lunch and ask them what they wish they’d known before getting started.

Step 6: Hire A Real Estate Agent

Even if you’re still just weighing the pros and cons of real estate investing, you need to discuss with a real estate agent in your local market. They’ll know what areas you should look into and what potential hurdles you may face as a real estate investor. And then when it comes time to purchase a property, you’ll need their expertise to make sure you’re getting a great deal.

When Should You Start Investing In Real Estate?

You may be wondering where investing in real estate fits into your overall wealth-building plan. I like the way you’re thinking! You should invest in real estate only after finding a property which you can add at least 20% of value in it. That means you’re completely debt-free with an emergency fund of three to six months of expenses saved.

Real estate can be a fantastic investment—but not if you do it the wrong way. So be smart and wait for the right time.

Buy to Let

Why get into Property in the first place?

Getting into property has always been a somewhat dream of many!  If you look at many high net worth individuals, you nearly always find out they have a portfolio of properties as part of their wealth!  This makes property shine out as a proper wealth indicator! … and let’s be frank, who would not want to own properties and earn monthly income from them?

But getting away from the shiny ball of owning many properties and earning tens of thousands each month, is the large majority of people who do not have the money to splash on multiple properties and just sit at home waiting for the rent money to hit their bank, OR, maybe you have money to invest but do not know where to start!

Either way, Single-Lets is where you should start… and I am going to explain why!

1. Concentrating on Single-Lets, open up the doors for you to purchase a small low-priced property! 

You do not need to go big on Single-Lets! Having deep pockets is, however, a necessity for other strategies like flips, HMO’s, etc, but it is not a deal-breaker with Single-Lets.  If you do not have a big pot of money to spend, starting on a property with a tag of £50,000 is the right place to start!  (With an initial small investment of just £15,000+ if you are going to have a mortgage).  And if you do have a larger amount to spend but you are new, a small property minimizes the risks connected with larger projects.

2. Single-Lets never go out of fashion!

Unlike other strategies, Single Lets are ALWAYS in demand!  There is no Summer /Holiday Season, or Scholastic Term, or a phase attached to some new strategy that has just been discovered and will quickly disappear after a few months/years!  Estate Agents are always looking for small homes for families.  It is a continuous market.

3. Low-Priced Single-Lets are excellent for cash flow and rental yields!

Rental yield is not correlated to the price of the house!  What do I mean?

If you put a 2-bed property on the market for which you paid £60,000 all in, and get a £500 monthly income, your rental yield is 10%.

If you put a 3-bed property on the market for which you paid £240,000 all in, you will not necessarily get £2,000, even though you have spent 4 times as much!

For this reason, we prefer to have 4 properties of the first kind and actually DO get £2,000 per month!

This is how we are building our own portfolio!

So if you are just starting out and do not have a large amount of cash to spend, you can still start with a small outlay.  As mentioned above, if you are new, maybe live outside the UK, or simply want to know how to start, there is no better way than to start small!

We offer a lot of help with regards to that which we know best – Single Lets!  See below and join our community to learn and invest in property.

 

You can join our closed Facebook Group to LEARN ABOUT PROPERTY here:

You can join our private Facebook Group to receive readily checked PROPERTY DEALS here:

If you want to learn how to Build a Buy-To-Let Business we also have our own signature course which is a comprehensive 30 Video Lessons with a Step-by-Step approach to learning the Buy-To-Let strategy from scratch.

We hope this blog has given you some insight into how we do our business,

 

Until next time, take care

 

Stefan and Jennifer