We have been investing for the same sort of timeframe as Ranjan. Just to say, there are different ways to skin the cat. We buy prime property when it is cheap. This means simple using the cycle and moving around to areas like the one in this video would have been in say 2012. It is very easy to manage as they are nice, prime units. Once the total return is factored in, prime units bought and sold well would do better than flats above a chippy or whatever. So more money and less effort. Doing a few trips outside your area to research and buy a few properties is enjoyable and a lot easier than renovating an old commercial in my view. But for those who enjoy renovating, not so fussed with the capital side and do not like travel then the tips on this video are very good.
One thing you forget to mention is that the traditional buy to let requires £140k while the commercial deal requires probably £240k at 60% LTV development finance at 600k end value estimation purchase price 500k + 100k conversion costs. Doesn't mean it is wrong what you said, it just needs more money initially to get in to commercial.
Absolutely, you nail it on the head , an average buy to let landlords don’t have access to this kind of cash. Buying a £150k property and buying £500k property is just miles apart , and you have to find the money to develop this commercial property. It’s not realistic for 70% of buy to let landlords . Commercial conversion required big cash.
These algorithms are getting too smart. Literally just bought a mixed use commercial with 3 1 bed flats and restaurant on ground. Above 7% yield. And now this video comes up on my recommended. Spooky
Im in Dublin Ireland and person I know is looking to buy buy a 6 or 8x 1bed flat building in cash. No mortgage involved. He is willing to get me in with 100 to 150k share and ill manage the property for him Whats your advise on this brother
We are doig commercial properties from 2004 .It's looks nice on papers what he project. But my advice pease do not rush in this type of project if you don't have a sound financial and knowledge.
I've been a landlord for over 25 years, I've had hundreds of thousands of pounds 💷 😅 in rents, made alot of money 💰 property value had doubled over the years so its a win win for me. Yes you need cash 💸 💰 but you can make serious money
Ranjan excellent presentation, thank you. You are a mine of intellectual information and excellent economic overview. I’m a battle fatigued landlord of old system. Looking at massive restructuring… thank you.
Me: £2 million property portfolio Ranjan: (definitely much more, God bless him) Ranjan, bridgers know exactly how much you are worth as you must declare these things. LTV is much lower for newbies like me. If the worst were to happen they know where to go. To the person thinking of refinancing, to pay back investors etc, you should check if you are eligible beforehand. When you buy at auctions, the bridgers know how much you paid and sometimes can suss out the deal. What has worked best for me is working with investors who have cash.
We will see when interest rates will go up In my opinion bank of England rates will go to at least 6% for mortgage lenders will be 8% or higher so at the moment everybody who has mortgage for 2% interest only and paying interest only 1200 pounds a month remember by 6% monthly payment for interest only will be 200% more from 1200 to 3600 pounds Everything will change when government will loose control over inflation then interest rates will go up dramatically up
Shops are finished. Stick with workshops, storage, warehouses, garages let to small business or as simple storage. These properties lettings are governed by the 1954 landlord and tenant Act which has hardly changed since, as there are no politics in such.
From what Ranjan says you refinance after the new development is fully rented! The stress test would surely pass if the shop income is double the mortgage cost.
Cheers Rajan, another great video 👍 Wish you could help me my portfolio restructure. I'm on the brink of selling one property that I've renovated to try the strategy in this video.
What commercial lenders are giving 70% on the market value? I can only get 70% on vacant value with a new 15 year lease signed and strong covenant. Or much lower LTV on market value, which works out roughly the same amount.
Sounds like a no loose option but I have been investing in property for 50 years and it is never that easy. You need some cash for a start, you then ideally need some plumbing and carpentry skills and you don't need an agent to take 10% of your monthly rent. I operate in Cambridge and it is one of the best for rental income in the country. An 8 bed HMO will have a monthly rental income of about £6,500. Take off council tax, heating & lighting plus annual certificates and you will still be in the money. The second task is to find an HMO as a going concern. Once you have done that it's down to the Bentley garage !
Great video good information. However if you invest in North or south Wales and buy the property in a right area as long as you have very good letting agency,your investment will be solid. I have been investing in north as well as south Wales for last 18 years and I acquired for ourselves as well my clients have performed really well and still performing. Even 18 months ago property was bought in south Wales and utilise BRRRR strategy and are performing very well and giving just over 7% yield. However Ranjens information on his videos are valuable.
Given everything going on in the UK in terms of covid and economy is it too late for an absolute beginner to buy a first btl of a regular house? Everything online at the moment seems to focused around hmo and commercial conversions.
Hi Ranjan, just subscribed on your channel, I do like your professionalism, can definitely sence your 30 years of experience, Ranjan I'm thinking about buy to let and looking someone who could advise, help to set up correct ltd and find property to invest, is there someone like this you could've suggest? Thank you
Dont get hopetamistic people. It is much harder than he says to find the correct shop/flat potentials. Think there are not many around in comparison to quantity of houses. Plus unless you have a proven record as a landlord or a good agent that can do commerical deals, many lenders are cautious of lending. So do your diligence. Most property assets are currently inflated like mad and a cool off period is well overdue.
Hi true this strategy is not easy to pull off on your own, without the right training and ongoing support. Checkout www.succeedinproperty.com/workshop for my 8 week course
@@lawrencenisbett7579 it's called west Midlands because its in the middle of country on west side North starts in counties above Staffordshire and Nottinghamshire like Cumbria Yorkshire Lancashire Won't ask your gcse results for geography Great debate though I'm being technical I'm guessing you're being relative so London is also north of Surrey
Residential BTL whether personal or through a LTD company will be max 75% LTV. For commercial finance it will be even less 70% if you are lucky 65% or 60%. If you buying commercial property at auction you will need more like 45-50% of the purchase price, to cover costs and short term finance.
I still don't think this is beginner though. I'm being told I can only do simple things in the beginning like standard vanilla turnkey BTL. I'm investing in Eastbourne
True. This is not for a beginner trying to figure this all out on their own. But beginners with the right training and ongoing support and fast-track the learning curve. See www.succeedinproperty.com/workshop
Really great video. However I don't agree with the valuation of £375k for the finished flats above the shop. Do you have comparables for this and do you believe a commercial lender would value them at £375k?
@@stefanoG4i The flat opposite is a new build in a nice new building not above a shabby looking shop! you don't know the finish or space inside. Also fitting two two bedroom flats in the space of one means they're tiny and cramped So across the road is no comparison. Also new builds are usually 60-200k overpriced so do you really have a clue what your talking about. 🤔
Hi Ranjan, I am buying a property as Buy to Let. All the queries have been resolved and was supposed to complete on 28th of April 2022 which is also the last day of mortgage offer, but before the completion date, my solicitor informed me that it’s a chain buy and seller’s new property is not ready to complete, hence they can not handover the keys on 28th. So I have extended the mortgage offer until 28th of May. Now, seller is saying they can’t complete before the mortgage expiry date. Therefore, they would like to rent the property from me after completion until they complete their new property. Please give me some advice if there is any legal issues. Should I make an agreement before rent it out? What should I stipulate in the agreement?
With self assessment tax returns reducing what you can now claim, the capital gains tax increases, property maintenance, 150% council tax, reduced landlord rights, increase tenant right under s.21, the potential of antisocial issues, it’s just not worth it anymore, unless don’t have a mortgage and are a risk taker. Any sensible investor would steer well clear!!
My school of thought at the moment too. Also with inflation and interest rises what will happen is all those that have over-leveraged on finance will become unstuck and we are back to 2008 which the market readjusts. Isn't that 8% a gross yield? If it was net it would have allowed for the tax and other outgoings like maintenance, loan costs etc.
@@andypell9318 - possibly but I can’t imagine flats above a shop having the same capital appreciation as a 3 bedroom house in a slightly less expensive area.
The only problem is, Ranjan, that you need £500,000 to start with down in London !! If you don't have that kind of dosh then the cheaper (northern perhaps) areas are where you go. It is a good strategy if you can find it ... however, retail is going downhill fast with the online competition 🏠
Is 5% typical for a commercial mortgage or have you chosen that figure to build in a safety margin? If it is a typical rate you would only need a 2% increase in for the whole thing to stop making money, or even worse start costing you money.
This would only work in a perfect world - therefore it's not realistically possible. Also if you are starting from scratch with little available capital then this is impossible.
I don't believe those pokey little flats above the shop will be worth 16k each a year in rent - more like 10k each. The shop, which is a single unit only, perhaps 16k. So, total income, 36k. The place isn't worth more than 400k to a cash investor.
@@ranjanbhattacharya-succeed7617 Yeah, I did just delete my last post, as my investments are all based up north and I was basing my comment on my knowledge of the market up there. You may be right, but it's astounding to me that anyone would value those little flats at that kind of price, or that anyone would pay that much rent for them.
BTL is finished. Stick your money into small workshops, storage, yards garages to rent to business as there is NO politics or votes in business tenancies. Residential lets are done.
👉Baker Street Property Meet Book Your Tickets For This Months Event: www.bakerstreetpropertymeet.com/ Join us and 300 property investors at the UK's Largest Property Networking Event, on the last Wed of each month 👉Instagram: instagram.com/ranjanproperty/ 👉TikTok: www.tiktok.com/@ranjanproperty 👉LinkedIn: www.linkedin.com/in/ranjanproperty/ 👉Ranjan's 8 Week Commercial Property Course: www.succeedinproperty.com/workshop 👉Ranjan's 12 Month Commercial Property Mastermind Programme: www.succeedinproperty.com/mastermind
Hi, l hope you well? I just wondering about future BOE rates do you think will be again higher around 10percent like 1980s ? Please let me know your precious opinion. Thank you.
![[Live] : ONE 168 วันนี้!! "โจนาธาน vs ซุปเปอร์เล็ก"](http://i.ytimg.com/vi/0jIN65KgJsI/mqdefault.jpg)
We have been investing for the same sort of timeframe as Ranjan. Just to say, there are different ways to skin the cat. We buy prime property when it is cheap. This means simple using the cycle and moving around to areas like the one in this video would have been in say 2012. It is very easy to manage as they are nice, prime units. Once the total return is factored in, prime units bought and sold well would do better than flats above a chippy or whatever. So more money and less effort. Doing a few trips outside your area to research and buy a few properties is enjoyable and a lot easier than renovating an old commercial in my view. But for those who enjoy renovating, not so fussed with the capital side and do not like travel then the tips on this video are very good.
Hi this is a great comment. Id really love to have a zoom to ask you about this if at all possible?
Any guidelines you could offer?
One thing you forget to mention is that the traditional buy to let requires £140k while the commercial deal requires probably £240k at 60% LTV development finance at 600k end value estimation purchase price 500k + 100k conversion costs. Doesn't mean it is wrong what you said, it just needs more money initially to get in to commercial.
Absolutely, you nail it on the head , an average buy to let landlords don’t have access to this kind of cash. Buying a £150k property and buying £500k property is just miles apart , and you have to find the money to develop this commercial property. It’s not realistic for 70% of buy to let landlords . Commercial conversion required big cash.
These algorithms are getting too smart. Literally just bought a mixed use commercial with 3 1 bed flats and restaurant on ground. Above 7% yield. And now this video comes up on my recommended. Spooky
Im in Dublin Ireland and person I know is looking to buy buy a 6 or 8x 1bed flat building in cash. No mortgage involved. He is willing to get me in with 100 to 150k share and ill manage the property for him
Whats your advise on this brother
We are doig commercial properties from 2004 .It's looks nice on papers what he project. But my advice pease do not rush in this type of project if you don't have a sound financial and knowledge.
I've been a landlord for over 25 years, I've had hundreds of thousands of pounds 💷 😅 in rents, made alot of money 💰 property value had doubled over the years so its a win win for me. Yes you need cash 💸 💰 but you can make serious money
Interesting, however flat rent above a shop will surely also be discounted. And you have to rent the commercial unit - challenging in current times…
Can you tell me what the make and model of that TV / Digital whiteboard please ?
Thank You
Ranjan smashed it again 👌
Ranjan excellent presentation, thank you. You are a mine of intellectual information and excellent economic overview. I’m a battle fatigued landlord of old system. Looking at massive restructuring… thank you.
I always enjoy listening to you,I have learnt so much. Thanks
Nice video you just widened my mind on whats possible around London instead of just wanting to go up north
Me: £2 million property portfolio
Ranjan: (definitely much more, God bless him)
Ranjan, bridgers know exactly how much you are worth as you must declare these things. LTV is much lower for newbies like me. If the worst were to happen they know where to go. To the person thinking of refinancing, to pay back investors etc, you should check if you are eligible beforehand.
When you buy at auctions, the bridgers know how much you paid and sometimes can suss out the deal.
What has worked best for me is working with investors who have cash.
We will see when interest rates will go up
In my opinion bank of England rates will go to at least 6% for mortgage lenders will be 8% or higher so at the moment everybody who has mortgage for 2% interest only and paying interest only 1200 pounds a month remember by 6% monthly payment for interest only will be 200% more from 1200 to 3600 pounds
Everything will change when government will loose control over inflation then interest rates will go up dramatically up
Great video as always Ranjan. Hair’s looking good too !
My burning question is how do you evaluate the price of an empty shop? Any help with a definitive formula?
Shops are finished. Stick with workshops, storage, warehouses, garages let to small business or as simple storage. These properties lettings are governed by the 1954 landlord and tenant Act which has hardly changed since, as there are no politics in such.
commercial loan is not just 70%LTV but you need to justify income will cover the repayments using stress testing.
From what Ranjan says you refinance after the new development is fully rented! The stress test would surely pass if the shop income is double the mortgage cost.
@@kamgunner5920 agree but even then you do not get 70% usually from my experience. It’s usually 50% and 60% at best
@@maclal2099 see I've never done the process so can't say for sure. I have heard 60-65 LTV is the norm.
@@kamgunner5920 its not simply 60-70% LTV - there is also income stress testing to ensure the income is 125-140% of the loan repayments
What interest rate do you get on commercial Property.
Thanks for the content Ranjan!! 🙏🏾
brilliant video
Cheers Rajan, another great video 👍 Wish you could help me my portfolio restructure. I'm on the brink of selling one property that I've renovated to try the strategy in this video.
Hey Ranjan where did you get the transplant done, looks good 👍
Great video as always Ranjan & hopefully soon a video on investing in Hull & Blackpool I hope! 😉 lol
Thanks Ranjan for another informative video!! Is this market now getting over-subscribed with competitor's?
What commercial lenders are giving 70% on the market value? I can only get 70% on vacant value with a new 15 year lease signed and strong covenant. Or much lower LTV on market value, which works out roughly the same amount.
Beautiful video,thanks alot
The master!
Great Vid! Would be great to see a BTS step by step video as well (legal team/paperwork required etc)
The reason going to north could be budget also….🙂!
I focus on Cash flow not yield
Sounds like a no loose option but I have been investing in property for 50 years and it is never that easy. You need some cash for a start, you then ideally need some plumbing and carpentry skills and you don't need an agent to take 10% of your monthly rent. I operate in Cambridge and it is one of the best for rental income in the country. An 8 bed HMO will have a monthly rental income of about £6,500. Take off council tax, heating & lighting plus annual certificates and you will still be in the money. The second task is to find an HMO as a going concern. Once you have done that it's down to the Bentley garage !
Would u like to share your expertise Peter? You sound like you know your stuff
Great video......but not everyone has 25% to invest on a building that cost 600k.
Find someone who has and team up
Great video good information. However if you invest in North or south Wales and buy the property in a right area as long as you have very good letting agency,your investment will be solid. I have been investing in north as well as south Wales for last 18 years and I acquired for ourselves as well my clients have performed really well and still performing. Even 18 months ago property was bought in south Wales and utilise BRRRR strategy and are performing very well and giving just over 7% yield. However Ranjens information on his videos are valuable.
How can i get in touch to buy there? please guide£
Well said! Investing over here is frustrating
I’ll suggest you look up Frost Hilda, he’s been my aid and strategy coach in my investing choices.
Absolutely Fantastic... l would like to attend the Baker Street conference which is the last Wednesday of each month, where is the link to attend ..
www.bakerstreetpropertymeet.com/
See I there!
Given everything going on in the UK in terms of covid and economy is it too late for an absolute beginner to buy a first btl of a regular house? Everything online at the moment seems to focused around hmo and commercial conversions.
Hi Ranjan, just subscribed on your channel, I do like your professionalism, can definitely sence your 30 years of experience, Ranjan I'm thinking about buy to let and looking someone who could advise, help to set up correct ltd and find property to invest, is there someone like this you could've suggest? Thank you
Dont get hopetamistic people. It is much harder than he says to find the correct shop/flat potentials. Think there are not many around in comparison to quantity of houses. Plus unless you have a proven record as a landlord or a good agent that can do commerical deals, many lenders are cautious of lending. So do your diligence. Most property assets are currently inflated like mad and a cool off period is well overdue.
Hi true this strategy is not easy to pull off on your own, without the right training and ongoing support. Checkout www.succeedinproperty.com/workshop for my 8 week course
What's the issue with buying up North? I live in Surrey and have BTL maisonettes in Birmingham. Affordable, good yield etc.
😂😂😂
Birmingham isn't up north
😂😂😂
Please look at a map and tell me again that Birmingham is up North...
@@lawrencenisbett7579 it's called west Midlands because its in the middle of country on west side
North starts in counties above Staffordshire and Nottinghamshire
like Cumbria Yorkshire Lancashire
Won't ask your gcse results for geography
Great debate though
I'm being technical I'm guessing you're being relative so London is also north of Surrey
Hey, great video,
I'm a first time home buyer/ investor, I have 20k saved up. Will lenders offer me commerical mortgages at 70% ltv
With respect, the commercial/change of use/construction/soundproofing etc is way beyond the capabilities of many investors.
That’s why we run the UK’s leading commercial property training programme to help and support property investors through every stage of their journey
The reason people are going up North is that they don't have £614k to lay out on a property
How about an update on the SAing of your studios with Dave Goodfellow Ranjan?
Hı, what do you think for BOE rate for next couple of years? Thanks
Under the new rules could you convert the entire building into 3 flats and therefore get a residential BTL on each flat at a lower rate?
Residential BTL whether personal or through a LTD company will be max 75% LTV. For commercial finance it will be even less 70% if you are lucky 65% or 60%. If you buying commercial property at auction you will need more like 45-50% of the purchase price, to cover costs and short term finance.
Hi Ranjan, where do you find those commercial/residential deals , do you buy them from auctions or are there any websites to look for?
I still don't think this is beginner though. I'm being told I can only do simple things in the beginning like standard vanilla turnkey BTL. I'm investing in Eastbourne
True. This is not for a beginner trying to figure this all out on their own.
But beginners with the right training and ongoing support and fast-track the learning curve. See www.succeedinproperty.com/workshop
Very good videos
Glad you like them!
There's a nice Thai restaurant on that street
Yes. It’s great at lunchtime
I missed registration deadline. How much is class
Really great video. However I don't agree with the valuation of £375k for the finished flats above the shop. Do you have comparables for this and do you believe a commercial lender would value them at £375k?
Yes we do have comparables. (We have done this quite a few times before). Even if u Dow value the flats a bit, it still works very well
MZ the comparable clue in this video is the flat opposite this commercial unit.
@@stefanoG4i The flat opposite is a new build in a nice new building not above a shabby looking shop! you don't know the finish or space inside. Also fitting two two bedroom flats in the space of one means they're tiny and cramped So across the road is no comparison. Also new builds are usually 60-200k overpriced so do you really have a clue what your talking about. 🤔
Hi Ranjan,
I am buying a property as Buy to Let. All the queries have been resolved and was supposed to complete on 28th of April 2022 which is also the last day of mortgage offer, but before the completion date, my solicitor informed me that it’s a chain buy and seller’s new property is not ready to complete, hence they can not handover the keys on 28th. So I have extended the mortgage offer until 28th of May. Now, seller is saying they can’t complete before the mortgage expiry date. Therefore, they would like to rent the property from me after completion until they complete their new property.
Please give me some advice if there is any legal issues. Should I make an agreement before rent it out? What should I stipulate in the agreement?
❤️thanks
With self assessment tax returns reducing what you can now claim, the capital gains tax increases, property maintenance, 150% council tax, reduced landlord rights, increase tenant right under s.21, the potential of antisocial issues, it’s just not worth it anymore, unless don’t have a mortgage and are a risk taker. Any sensible investor would steer well clear!!
My school of thought at the moment too. Also with inflation and interest rises what will happen is all those that have over-leveraged on finance will become unstuck and we are back to 2008 which the market readjusts. Isn't that 8% a gross yield? If it was net it would have allowed for the tax and other outgoings like maintenance, loan costs etc.
What documents do you need for a buy to let? For example, gas certificate etc?
Eicr for electricity renewed every 5 years, yearly gas check
@@EugenioTomasillo that’s a lot to keep on top of - thanks
What if the city doesn't let you convert?
Yikes 425k for a 2 bed flat, that gets you a nice big 4 or 5 bed detached house around here and we're in the midlands not even propper north.
Studio in London and not the best one.
Im a international student , can i buy a property in uk ?
I doubt that top flat would be worth £375K. Unless it was in a prime location.
HMO is pretty low
Why would you hold the properties in an Expensive areas? Surely better to flip - The yield relative to its GDV is probably still around the 3-4% mark
Maybe because in more expensive areas capital growth is better?
@@andypell9318 - possibly but I can’t imagine flats above a shop having the same capital appreciation as a 3 bedroom house in a slightly less expensive area.
@@davidcalvert-smith4633 I think location maybe a bigger factor in the rate of capitol growth than the type of property..but maybe wrong.
The only problem is, Ranjan, that you need £500,000 to start with down in London !!
If you don't have that kind of dosh then the cheaper (northern perhaps) areas are where you go. It is a good strategy if you can find it ... however, retail is going downhill fast with the online competition 🏠
Is 5% typical for a commercial mortgage or have you chosen that figure to build in a safety margin? If it is a typical rate you would only need a 2% increase in for the whole thing to stop making money, or even worse start costing you money.
Do you get an interest only or repayment mortgage
BTL - interest only
Residential (ur own home) - repayment/ interest
This would only work in a perfect world - therefore it's not realistically possible.
Also if you are starting from scratch with little available capital then this is impossible.
You are doing videos almost every day?
Its great isn't it,Thanks Ranjan, very generous.
Which commercial lender is lending 70% on such deals
How much will a commercial lender typically be prepared to lend?
Does your training provide hand-holding for this strategy
Yes. It includes 9 weeks of group coaching calls
www.succeedinproperty.com/workshop
I don't believe those pokey little flats above the shop will be worth 16k each a year in rent - more like 10k each. The shop, which is a single unit only, perhaps 16k. So, total income, 36k. The place isn't worth more than 400k to a cash investor.
That’s fine. You live with your beliefs while I enjoy profits and cashflow
@@adielstephenson2929 I do disagree. These are not figures I am making up. We get these revalued and refinanced by commercial banks.
@@adielstephenson2929 I do disagree. These are not figures I am making up. We get these revalued and refinanced by commercial banks.
@@ranjanbhattacharya-succeed7617 Yeah, I did just delete my last post, as my investments are all based up north and I was basing my comment on my knowledge of the market up there. You may be right, but it's astounding to me that anyone would value those little flats at that kind of price, or that anyone would pay that much rent for them.
@@ranjanbhattacharya-succeed7617 I just can't believe a commercial bank would value that at a million pounds. Those banks are very conservative.
You can’t alway get commercial property or have the money to buy bigger properties.
Sucess
I do feel like you’ve overestimated the value of the property once the project is complete. £50k rent, £1m price? Surely not
Most people think ‘surely not’ but I have a habit of proving them wrong! …wait for the update video!
@@ranjanbhattacharya-succeed7617 let’s go for a coffee my friend, we have a lot to discuss. I’m being serious
What of the cost of conversion ?
£90k apparently....
Anyone else see..”Buy Toilet” in the thumbnail?
BTL is finished. Stick your money into small workshops, storage, yards garages to rent to business as there is NO politics or votes in business tenancies. Residential lets are done.
hush hush - why you giving away secrets
🥃🥃🥃🥃🥃
Hair transplant!
👉Baker Street Property Meet
Book Your Tickets For This Months Event: www.bakerstreetpropertymeet.com/
Join us and 300 property investors at the UK's Largest Property Networking Event, on the last Wed of each month
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👉Ranjan's 8 Week Commercial Property Course:
www.succeedinproperty.com/workshop
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www.succeedinproperty.com/mastermind
Hi, l hope you well? I just wondering about future BOE rates do you think will be again higher around 10percent like 1980s ? Please let me know your precious opinion. Thank you.
Great video as always! Will you be doing the 90 minutes online class again? Unfortunately I am unavailable for the Friday one. Cheers!