February 8, 2016
Cardiff Bay Buy to Let – Freehold or Leasehold Flat?
Well my Cardiff Bay Property Blog reading friends, I to wish to answer a question emailed into me from a potential Cardiff Bay landlord last week. Nice chap, lives in Lisvane, and it turns out, after having a coffee with him, he works in IT, has a spare bit of cash (now the kids have flown the nest) and wanted to buy his first buy to let property.
His main question was … Do I buy a freehold house in the Cardiff Suburbs or a leasehold flat in Cardiff Bay?
Most people will say freehold every time, because you own the land. However, it’s not as simple as that (it never would be would it!). The definitive answer though is to research what Cardiff Bay tenants want in the area of Cardiff Bay they want! The tenant is ultimately your customer, and, if they don’t want to rent what you decide is best to buy, then you are not going to have a successful BTL investment. So starting with the tenant in mind and working backwards from there, you won’t go far wrong. In a nutshell, find the demand before you think about creating the supply.
Leasehold flats and apartments in Cardiff Bay are excellent in some respects as they offer the landlord certain advantages, including the fact a flat can be initially cheaper to buy. Yields can be quite good, offering better cash flow. The building will already be insured and yes there is a service charge, but it’s still for a service at the end of the day and that cost is spread between many others (i.e. when your freehold house roof goes, its falls 100% on your shoulders) and one of my favourites is that there is often no garden to maintain or blown down fences to replace! However, some Cardiff Bay leasehold flats can suffer from poor capital growth. Some leasehold properties have no cap on the level of the service charge and it may get out of control. The length of the lease will significantly affect value if not renewed before it gets too short. Thankfully there’s not many, but some Cardiff Bay apartments/flats have burdensome clauses. Finally, with leases, there can be sub-letting issues – which means you can’t let them out.
So what do the numbers look like? Well since 2003, the average freehold property in Cardiff (detached, semis and terraced) has risen from £139,199 to £242,548, a rise of 74% whilst the average Cardiff leasehold property (flats and apartments) has gone up in value from £117,705 to £144,859, a more mediocre rise of 23%.
I was really interested to note that of the 28,972 rental properties in the City of Cardiff Council area that the Office of National Statistics believe are either let privately or through a letting agency, 16,157 of them (or 55.8%) are apartments. However, there are only 37,410 apartments in the whole council area (be they owned, council rented or privately rented), which represents 26.2% of the whole housing stock in the area. This really intrigued me that, quite obviously, there is a high proportion of Cardiff leasehold apartments/flats rented to tenants compared to detached, semi’s or terraced. Fascinating don’t you think?
Every Cardiff Bay apartment block, every terraced house or semi is different. Like I said at the start, the definitive answer though is to research what Cardiff Bay tenants want in the area such as the Bay area. Demand for Bay apartments, near the nightlife and transport links can be popular and can offer the Cardiff Bay landlord very good yields with minimal voids (compared to houses). However, Cardiff Suburbian terraced houses and semis, whilst not always offering the best yields (although sometimes they can), they do offer the Cardiff landlord decent capital growth.
Capital Growth or Yield .. the eternal question of buy to let!
My advice to the prospective landlord as it is to you is do your homework. One such website, which only talks about the Cardiff Bay buy to let Property Market, is the Cardiff Bay Property Blog. Another source of info many Cardiff Bay landlords use is me! What many Cardiff Bay landlords do, irrespective of whether you are a landlord of ours, a landlord with another agent or a DIY landlord, if you see any property in Cardiff Bay, that catches your eye as a potential buy to let property, be it a terraced house, semi or flat … email me and I will email you back with my thoughts (although I will tell you what you need to hear .. not want to hear!)