Investors paid 107.01p per share in the New Listing for this property, and it became available on the Resale market May 2nd 2016.
We're pleased to offer our first property in Manchester, a distinct modern block in the heart of the city, just minutes walk from Deansgate station. This opportunity represents an institutional grade investment. The block was acquired at an 11.9% discount to its RICS break-up value and is 50% geared for enhanced returns. View a short video from our Director of Property on why this is a great investment.
- The investment comprises an unbroken block of 12 flats in Deansgate, Manchester plus the Freehold interest for the entire building and is geared at 50% loan-to-value (LTV) of the purchase price. Gearing gives enhanced exposure to property price movements, and the potential for amplified returns; though investors must note amplified negative returns if prices fall.
- By purchasing these flats at a discount, investors will benefit from a higher net dividend yield than they would achieve by purchasing individual flats.
- The property is in Manchester, in the North-West of England. Savills, in their forecasts for house price growth by region expect this region to appreciate in value a predicted 13.7% (2016: 3%, 2017: 2.5%, 2018: 2.5%, 2019: 2%, 2020: 3%).
You can read more on the investment case, here.
The mortgage is provided by a major high street bank and has a two-year fixed interest rate of 3.55%. After this two-year period, the interest rate will switch to a variable rate based on the bank's base rate. At that point, we will assess the situation and either continue with the variable rate or fix the interest rate for an additional period. We have assumed a constant cost of debt and no rental growth in our annual income forecast. Please refer to our blog post on geared property for further details.
Our investment comprises an unbroken block of 12 flats (4 one-bedroom, 7 two-bedroom and 1 three-bedroom), as well as the Freehold interest for the entire building.
In the interest of prudence, and as per our valuation policy for blocks of over 10 units, we will value this property at its RICS investment value on our platform. By purchasing the entire block at its investment value as opposed to its break-up value, investors will benefit from a higher dividend yield than they would achieve by purchasing individual flats.
The flats were acquired in good condition and the Chartered Surveyor's report identifies no material issues. We have made a provision of £14,400 for any remedial works that further testing reveals. There is also a provision of £14,400 for furnishings.
The total rent forecast for the 12 flats is £113,000 per annum. The number of vacant flats may vary month to month. For prudence we have factored into our forecasts an annual void rate of 1.9% and have not included any growth in rental values.
At the current level of rent, Gross Rental Yield would be 5.62% and the forecast Dividend Yield 3.76% (fully accounting for and after mortgage interest payments, purchase costs, furnishings, remedial cosmetic works, forecast maintenance, annual voids, corporate taxation and all fees). From April 2016 UK taxpayers are entitled to a £5,000 annual dividend allowance. See our FAQs here for more information.
This transaction was approved by our RICS qualified Director of Property.
The investment comprises 12 flats - 4 one-bedroom flats, 7 two-bedroom flats and 1 three-bedroom flat.
- Share Valuation
- House Price Index
- Rental Income Breakdown
- Latest Valuation
- Latest Share Valuation
- Latest Property Value
- Amortised Purchase Costs
- - £995,000
- Latest Valuation
Note: The estimates provided do not constitute valuation advice; it remains your responsibility to determine valuation.
The HPI is an official statistic that captures changes in the value of residential properties across England and Wales. It is published by the Land Registry, which is a UK government organisation.
Note: Past performance is not a reliable indicator of future results.
Residential property investment is a total returns product. This information is the income component only. Increasing capital values have historically driven most of the return.
- Gross Rent per year (E)
- Service Charges
- - £0
- Gross Rental Revenue
- = £113,000
- Gross Rental Yield
- - £71,443
- Annual Interest Payment
- Letting and Management
- Property Insurance
- Allowance for possible voids
- Maintenance Allowance
- Corporation Tax
- Dividends per year
- = £41,557
- Dividend Yield
Note: UK taxpayers are currently entitled to a £5,000 annual dividend allowance. This means that the total income related tax you pay is no greater than if you were to own the property directly. Gross rent and dividends may be lower than estimated. Tax treatment depends on individual circumstances and may be subject to change in future. See FAQs for more information on taxation. The Dividend Yield assumes an investment at the Latest Valuation.
8-16 Bridgewater Street, Manchester, Manchester, M3 4NH,