As I have said yesterday, I get the question: “what should I buy” quite a lot. We looked at the benefits of 2nd hand properties. Today we consider the risk of new developments.
The biggest benefit is that new developments come with costs included. Therefore a new development is the ideal opportunity to buy a property in a trust! That is a huge benefit and opportunity.
But you do have different risks with new developments.
The first risk is that the unit will be vacant for a month or two and you will have to carry all the costs out of your own pocket. The reason is that normally a lot of new properties come on the market at the same time. Although there is demand for rental properties, people who want to move in must cancel existing contracts, etc.
With the number of properties on the market at the same time, there might be a temporary over-supply of housing. That means that you might not be able to get your projected rent from the first month. Which translates into cashflow. But as the development fills up, market forces take over, so that in time you will get a market related rent.
Does that mean new developments are bad investments? NO! It just means that you must calculate the cashflow very carefully to ensure you can afford what you buy.
Existing properties cost cash upfront for transfer costs and often for renovations and painting. Perhaps you will spend a similar amount on extra cashflow if you buy a new development.
So this is what you do: before you decide to buy, you do your homework and determine how much you will have to contribute out of your own pocket every month (we have an excellent software package that does this for us). If you can afford it, you buy the property. And immediately you start putting the budgeted cash into a separate account. In the case of an existing property you will have at least 2 – 3 months cash extra when it is transferred. With new developments, you could have as much as 18 months worth of cash available.
So you see, if you understand the risk, you can manage it.
I would love to hear from you.