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Enda Storey
Guest
I agree with a lot of what you have said. There are a lot of caveats to market entry. I don't think you will get yields of 15-20%, in the range 8-12% is likely but when making your calculations you should calculate with 75% occupancy even if its 100% occupied when you buy as vacency rates are high.
Entry costs are usually estimated at 10% but the way things are right now you can automatically knock 10% off the any asking price and negotiate with the agent on his commision (usually 3%), unfortunately the legal fee seems standard as of course is the stamp duty.
German rental culture is a + and a -. Plus because folks tend to stay longer but minus you are very restricted with what you can do with the rent unless they move out. I agree with you its a minus in terms of liquidity.
Also there is a "Hausmeister" concept which doesn't really exist here but I think is very useful if you have a good Hausmeister and he will keep things ticking along (small repairs and maintenence) although you will need an agent as well (usually 10% of rental income). Also what is different to here is that it is standard practice for all your incidental expenses to be charged on to the occupiers (eg insurance, hausmeister, reading of meters, garden maintenence, any municipal charges etc) so your only extra cost is the agent. Having said all that, any one big repair job could wipe you out so a good survey of the heating, roof etc is critical.
Re: appreciation. Thats anyone's guess. Whats for sure is that the market has been heading south for some time. I've seen an example of someone wanting to get out with 25 % losses (title deeds), paid DEM 800k in 1995, now wants EUR 300k).
The usual other positives apply, inspite of what others here might suggest. Stable legal, political situation. Strict planning and commercial laws. Infrastructure of high standard. Demographics vary from city to city but mass emigration has stopped and since 2000 seems to be stabilising. Birth rates are low, demographics won't push this market.
I am interested to know the city by city situation. I have the impression that Berlin is being carpetbagged already so I find it interesting to keep tabs on the other major cities.
Entry costs are usually estimated at 10% but the way things are right now you can automatically knock 10% off the any asking price and negotiate with the agent on his commision (usually 3%), unfortunately the legal fee seems standard as of course is the stamp duty.
German rental culture is a + and a -. Plus because folks tend to stay longer but minus you are very restricted with what you can do with the rent unless they move out. I agree with you its a minus in terms of liquidity.
Also there is a "Hausmeister" concept which doesn't really exist here but I think is very useful if you have a good Hausmeister and he will keep things ticking along (small repairs and maintenence) although you will need an agent as well (usually 10% of rental income). Also what is different to here is that it is standard practice for all your incidental expenses to be charged on to the occupiers (eg insurance, hausmeister, reading of meters, garden maintenence, any municipal charges etc) so your only extra cost is the agent. Having said all that, any one big repair job could wipe you out so a good survey of the heating, roof etc is critical.
Re: appreciation. Thats anyone's guess. Whats for sure is that the market has been heading south for some time. I've seen an example of someone wanting to get out with 25 % losses (title deeds), paid DEM 800k in 1995, now wants EUR 300k).
The usual other positives apply, inspite of what others here might suggest. Stable legal, political situation. Strict planning and commercial laws. Infrastructure of high standard. Demographics vary from city to city but mass emigration has stopped and since 2000 seems to be stabilising. Birth rates are low, demographics won't push this market.
I am interested to know the city by city situation. I have the impression that Berlin is being carpetbagged already so I find it interesting to keep tabs on the other major cities.