Property investment can be a transformative venture that offers financial freedom, fantastic capital growth and leveraging opportunity. Here's why you should invest in property...
Investing in UK property has long been considered a cornerstone of wealth creation and financial security. With the right approach, property investment can offer a unique combination of stability, capital appreciation, and rental income. This comprehensive guide explores the merits of various asset classes, the long-term benefits of property investment for pensions, family planning, and wealth creation, and how current political and economic developments, including changes proposed by the New Labour Government, impact the property market. If you are considering investing in property, it’s really important, if not essential, to take professional advice and conduct detailed due diligence and as with all investments the value of your property can go down as well as up.
JUMP TO: Understanding Asset Classes | The Case For Property Investment | How Can Property Investment Benefit Me? | Practical Considerations | Challenges and Risks | The Impact Of The Labour Government
Before delving into the specifics of property investment, it’s important to understand the broader context of investment opportunities. The primary asset classes available to investors include Stocks & Equities, Bonds, Mutual Funds and ETF’s, Commodities and, of course, property.
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High Growth Potential: Historically, equities have offered the highest potential returns among asset classes. The FTSE 100, for example, has shown significant growth over decades, with the value of these stocks and equities seeing a 204% increase over the past 20 years Liquidity: Stocks can be bought and sold easily on the stock market, providing investors with liquidity Dividends: Some stocks offer dividends, providing a regular income stream
Volatility: Stock prices can be highly volatile, influenced by market sentiment, economic conditions, and company performance Risk of Loss: There’s always a risk of losing your initial investment if the company performs poorly, with the popular maxim of ‘90% of traders losing 90% of their money in 90 days’ demonstrating the volatility of the market.
Stable Income: Bonds provide regular interest payments, making them a stable income source. Lower Risk: Bonds are generally considered safer than stocks, particularly government bonds. Diversification: Including bonds in a portfolio can reduce overall risk.
Lower Returns: Bonds typically offer lower returns compared to stocks, with Vanguard suggesting that UK bonds will return between 4.9-5% on average. However, past predictions suggesting returns of below 2%, highlighting the volatility of bonds. Interest Rate Risk: Bond prices are inversely related to interest rates. When rates rise, bond prices fall.
Diversification: These funds invest in a wide range of assets, spreading risk. Professional Management: Managed by financial professionals, reducing the burden on individual investors. Accessibility: Suitable for investors with limited capital.
Management Fees: These funds charge management fees that can eat into returns. Market Risk: Like individual stocks, these funds are subject to market fluctuations.
Hedge Against Inflation: Commodities often perform well during inflationary periods. Diversification: They provide an additional layer of diversification.
Volatility: Commodity prices can be highly volatile. Storage and Insurance Costs: Certain physical commodities require storage and insurance that can eat into your profits significantly.
Investing in property, particularly in the UK property market, offers a unique set of advantages that make it a compelling option for long-term investment. Here, we will explore the benefits of property investment and how it compares to other asset classes.
One of the most compelling reasons to invest in UK property is its historical performance and stability which is a major draw for investors from across the globe. According to data from the Office for National Statistics (ONS), UK house prices have consistently risen over the past several decades – the average property value in May 2004 sat at £144,000, which has increased to £285,000 by May 2024, representing an increase of 97.9%. What’s more, UK house prices increased by 2.24% over the last year.
While, of course, there have been periods of fluctuation, the long-term trend has been upward, providing investors with substantial capital appreciation, significantly ahead of relative inflation. The same cannot be said of other countries – in Europe alone, countries such as Luxembourg, Germany and France have seen significant dips in property prices from 2023 to 2024 of 14.4%, 7.1% and 3.6% respectively. This showcases that it isn’t necessarily property in general that experiences great historical performance, but specifically property in the UK.
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Property investment provides a dual benefit: capital appreciation and rental income. Rental properties generate a steady stream of income, provided the property is tenanted and yielding, which can be particularly beneficial for those planning for their retirement. The rental yield in the UK varies by location, but areas like Edinburgh with 8.18% yields, Manchester with 6.22% yields, and Birmingham with 5.21% yields are among some of the best places to invest.
This, of course, also depends on postcode – for example, although Birmingham’s average yield sits at 5.21% based on overall house prices and rents across the city, postcodes such as B5 and B9 are achieving yields of 6.2%. This isn’t to mention forecasted growth, with the likes of JLL pinpointing Birmingham as the best place to invest for both rental and capital growth, suggesting that rents could rise by 22.2% and house prices by 19.9% from 2024 to 2028. So, when you ask ‘should I invest in UK property’, you should put a particular focus on where to invest.
Property investment also offers the advantage of leveraging in a way that no other broadly available investment allows. We all know this as a mortgage, but in reality a mortgage is just another form of leveraging funds to grow wealth. By using a mortgage, investors can purchase a property with a relatively small initial investment. This leverage amplifies potential returns. For example, if you put down a 20% deposit on a £200,000 property (i.e., £40,000), and the property value increases by 10%, your return on the initial investment is 50%, and whilst there are other costs to consider and like most investments the pathway to growth isn’t always linear the long term growth of property demonstrates this time and again.
Investing in property can offer several tax advantages. These include:
Mortgage Interest Deduction: A portion of mortgage interest can be deducted from rental income
Depreciation: Investors can claim depreciation on the property, reducing taxable income
Capital Gains Tax Relief: Certain reliefs are available for property investors, reducing the tax burden on capital gains. For example, investors can make tax-free gains of up to £3,000 in the 2024/25 tax year
The steady rental income can provide a reliable source of funds during retirement, supplementing pensions. It’s no wonder one quarter of Brits aim to utilise property investment as a way to fund their pensions in later life. Additionally, the long-term appreciation of property value ensures that the investment grows over time, preserving wealth.
It is clear that historical data from the ONS shows that property values in the UK have increased significantly over the long term, experiencing a boost of 97% over the past 20 years. This trend is expected to continue, driven by factors such as population growth, urbanization, and limited housing supply, with JLL forecasting property price growth of 17.6% from 2024 to 2028, and Savills suggesting even more ambitious growth of 21.6% over the same period.
Property investment can also play a crucial role in family planning and securing a financial future for your children. Owning property provides a sense of stability and security, and it can be passed down through generations, ensuring long-term wealth preservation. It is also worth noting that no inheritance tax is chargeable on property assets should you live for 7+ years after passing them down.
It is no secret that managing a property can be time-consuming – from sourcing your ideal tenant, to performing right to rent checks, to scheduling regular maintenance checks throughout the tenancy. Hiring a property management company or lettings firm can alleviate this burden, ensuring that your property is well-maintained and your tenants are satisfied. While this comes at a cost, typically between 8 and 15%, it can enhance the overall investment experience and allow you to focus on your other priorities.
Careful financial planning is crucial for property investment. Consider the costs involved, including mortgage payments, property taxes, insurance, maintenance, and management fees. Ensure that you have a contingency fund to cover unexpected expenses.
Thorough market research is essential before investing in property – it allows you to understand which investment hotspots to focus on and see which regions are experiencing great growth. This is the key to Smart Investing. Here are some resources to get you started:
UK House Price Index: allows you to track property values by region over a prolonged period of time
PropertyData: gives investors insight into which postcodes are performing best in each city
ONS: full of information on average prices, rental values, growth and more based on location, updated monthly
News Outlets: keep a close eye on Centrick Invest’s News & Insights, where we’ll update you with any pertinent information that could impact your investment journey
Location is one of the most critical factors in property investment. Properties in prime locations tend to appreciate in value faster and offer higher rental yields. This much is clear when looking at projected property value increases over the next few years, with JLL suggesting that cities such as Leeds, Birmingham and Manchester will each experience greater price growth than the average UK property. The same goes for individual neighbourhoods, with areas experiencing greater inward investment, better transport facilities and more ample jobs and education opportunities more likely to experience increased demand. This demand in-turn creates market competition which pushes rental values up, thereby boosting yields. So, when selecting a property, consider factors such as proximity to amenities, transportation links, and future development plans.
Properties require ongoing maintenance and repairs, which can be costly. Regular maintenance is essential to preserve property value and ensure tenant satisfaction - it is therefore important to have a maintenance plan in place to keep your property from falling into disrepair.
Much like any asset class, property markets can fluctuate due to economic conditions, interest rates, and government policies. Although overall growth in the property market has been strong over the past few decades, there have been months and years where values have taken a downturn. Talking to an investment professional will allow you to better understand the risks and rewards of your proposed investment strategy.
Property investment is subject to regulatory changes, including tax laws, rental regulations, and zoning laws. Staying informed about these changes is crucial to mitigate risks.
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The political landscape significantly influences the property market, and understanding the impact of government policies is essential for investors. The new Labour Government under Sir Kier Starmer has proposed several changes that could affect property investment, including modifications to stamp duty and housing policies.
The Labour Party has emphasised increasing the supply of affordable housing and implementing policies to protect renters. These policies include…
Building More Homes: A commitment to building 1.5 million more homes to address the housing shortage, which could lead to increased opportunities for property developers.
Planning Reform: The latest King’s Speech mentioned the need to “accelerate the delivery of high-quality infrastructure and housing” to create more opportunities for investors to purchase new, modern properties across the UK
Tenant Rights: Strengthening tenant rights and protections such as the abolition of Section 21 on no-fault evictions, which could require landlords to comply with stricter regulations.
These policies aim to create a more balanced and fair housing market. For investors, this could mean adapting to new regulations over the course of the Labour Party’s tenure in government. However, increased housing supply and tenant protections could also lead to a more stable rental market.
Investing in UK property offers a unique combination of stability, capital appreciation, and rental income. While it is essential to consider the merits of other asset classes, property investment stands out as a solid choice for long-term financial planning, pensions, family planning, and wealth creation. By conducting thorough research, planning carefully, and staying informed about market trends and political developments, you can make informed decisions and maximize the benefits of property investment.
At Centrick Invest, we are committed to helping you navigate the complexities of property investment. Our team of experts provides comprehensive guidance and support, ensuring that your investment journey is successful and rewarding.
Contact us today to learn more about how we can assist you in achieving your financial goals through property investment.
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