The property market holds an enduring attraction for the would-be investor, and it is likely to remain the go-to arena for those with some capital to invest and with designs on making money without too much hassle. That attraction usually stems from the fact that the property market is easy to access and easy to understand; most of us have a property of our own and have a good understanding of how things operate and what the potential pitfalls are.
However, there are more ways to make money in property than perhaps you had first thought of. Furthermore, the more nuanced the property market gets, the more specialist it becomes, and hence the skills and experience required are harder to obtain.
Some of the best property investment strategies are:
- Student lets
- Taking on lodgers
- Holiday lets
- Property crowdfunding
All the different ways of making money through property offer different attractions, which will appeal to a specific demographic, based on age, what capital you have, what your investment ambitions are, what your career ambitions are and what your personal circumstances are.
Like any investment market, some property investment strategies are more lucrative than others and some are more passive than others. Some are specific to certain locations. In this article we will run through all the common methods of making money through property, and you should be able to judge where you fit in most comfortably, and what investment option suits you best.
This is a very common property investment strategy, mainly because the rental market is very strong in the UK. There is a shortage of new-build properties and many people are struggling to get on the property ladder, so the buy-to-let market is always likely to see plenty of demand. With buy-to-let you purchase a property, make it suitable for tenants and then let it out in return for a regular rent, usually paid monthly. Tenants receive a contract for a fixed term and you become their landlord.
You should aim to purchase a property where your target market is likely to want to live. Young professionals like dynamic, up and coming areas or even city centre living, while young families will need access to good schools, supermarkets and maybe parks and other attractions.
There are different ways you can play the buy-to-let market to suit your lifestyle and ambitions. You can play an active role by being the landlord, finding tenants yourself, arranging contracts, carrying out any maintenance and repairs on the property, and collecting rent. Or you can leave all that to a letting agent, to whom you pay a regular fee.
Either way, there are some costs that you will need to deduct and which may prevent you making money at first. These include stamp duty, legal fees and refurb costs, and don’t forget you are liable to pay tax on your rental income.
Making money in the buy-to-let market is relatively straightforward, as you will be receiving a regular rental income which ideally should cover any mortgage payments you need to make on the property and leave you a little profit on top.
You should aim for a location that historically offers a good ‘rental yield’, this is the amount of rent you can expect to receive in a year, expressed as a percentage of the property price. So earning £10,000 on a £200,000 house is a 5% yield. Anywhere around 8% is classed as a good yield, but you can calculate what is acceptable to you.
There are few pitfalls to buy-to-let other than the potential of facing periods where there are no tenants, but you should be able to manage things to avoid that. In many cases, a landlord will look to build a portfolio of rental properties, all earning regular income, but essentially, you can look to sell the property whenever it makes sense market-wise to do so, or keep it as a buy-to-let property long term.
With this market you are looking to find a bargain property that is priced below market value because it needs work doing to it. You then carry out that work to increase its value and sell at a new, higher market value. Hence, you can very quickly make anywhere between £10-100,000 depending on the market in the location you choose.
This is a very attractive market to people who are DIY experts or builders, are not intimidated by the prospect of some hard graft and have a good vision of how a property can be improved. Alternatively, you might have good contacts in this trade who can do the work for you. Either way, you need to be very careful of the market and have a good handle on the location. Are properties likely to rise in value sufficiently to justify your investment?
Buy-to-sell is a little harder to get into, in that there are less such properties around. It requires a keen eye to look at a property and make a judgement on whether the work needed will proffer sufficient increase in value.
So you also need to have a good knowledge of the costs you are likely to incur. It is very easy for these to spiral out of control and very quickly any profit you make on the sale is swallowed up by refurbishment costs, or the work you undertake doesn’t result in the value increase you expected.
Another slightly different sub-section of the buy-to-sell market is relying on capital appreciation. Here you are buying a property cheaply, in the knowledge that the area is likely to become more attractive.
This requires good knowledge of local affairs and planning agreements, because an area can increase in appeal very rapidly, due to new schools being built, new shopping centres or new roads or other transport links, but you have to buy while property is still cheap and not so desirable. It is slightly harder to judge any potential increase in value this way, and it may take longer for this increase to materialise. This is also a sector of the market where there are far fewer investment opportunities, and when they do appear you may need to act quickly.
Traditionally, this is a very popular variant on the buy-to-let market, and of course targets students specifically. While these markets are very similar, there are also some subtle differences which make the student market a little easier to navigate. First of all, student housing tends to be concentrated in one area in close proximity to universities or their various campuses. Hence, this is a very stable market and trends are very predictable.
Also, student properties are usually quite cheap to buy and don’t necessarily need to be high-spec. While student expectations have changed in recent years, you don’t need to be furnishing a student house expensively, and properties are often older Victorian houses or terrace houses with multiple bedrooms (similar to houses of multiple occupancy), but many properties can be single let also.
These are cheap to buy and hence the student market is perhaps more attractive to investors who want a high return on rent rather than capital growth. As a direct result of student areas historically staying in the same location, property values tend not to change too much.
Consequently, there is a low point of entry into the student let market as the capital required is slightly less, and hence this is attractive to part-time investors as well as serious investors building up a property portfolio. Many people also look to buy a property to let to their own family and their friends whilst at university. This offers a reliable income source and a future investment that can provide a good pension pot alternative.
Contrary to popular belief, students often become reliable rent-payers as they have easy access to cash in terms of student loans, overdrafts and parental loans. Also, while you may fear void periods between terms when the house will be empty, most standard student contracts are paid in advance, so tenants will pay to cover holiday periods in order to secure a property.