Deal Of The Day, Ware. 6% Yield

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Here's a bargain Buy To Let that's on the market with Ensum Brown Estate Agents in Ware. Priced at £119,995 this Studio is located in the sought after development of Lygean Avenue and is currently let at £595 pcm. We rent several of these type of properties in this location and they all achieve between £575 to £600 pcm, the "Void" periods are low due to the good demand and the communal areas are always well maintained. 

This one is well presented so no need to spend much money on refurbishments and as there is already a tenant you could start seeing a return the day you complete on the purchase. You may want to consider a new Kitchen at some point in the future and it is important to check the length of the lease.     

If you are looking to invest locally, are interested in this or any other properties, please feel free to come into our High Street offices in Stanstead Abbotts and we will be happy to give you some free unbiased advice or just give us a call we would be happy to hear from you.

Studio Apartment, Ware, £119,995 

Your local property experts, our advice is free but our knowledge is priceless" 

           

I have been in and around the Hertfordshire property market for over 25 years, starting as an estate agent in the county town of Hertford and now running a successful lettings and property management company based in Stanstead Abbotts. I have let and managed property all over Hertfordshire from the area that I currently work to Wheathampstead where I owned and managed a lettings & estate agents to Watford and surrounding areas where my company acted as a marketing agent for one of the largest property management companies in the country” 

Ware & Hoddesdon Landlords Living Overseas Beware of Capital Gains Tax changes.

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Here is some advice for the many Landlords with properties in the Ware, Hoddesdon and Hertford regions who are living abroad as, according to one accountant, you should get these properties valued now, even if you have no intention of selling.

She warns that failing to get a property valuation as soon as possible could mean you end up paying more tax when you do eventually sell. Her advice relates both to ex-pats and to foreign nationals with rental properties locally.

Clearly, everyone needs to take their own professional advice suited to their own circumstances, but according to Carol Cheesman of Cheesmans Accountants, changes to Capital Gains Tax have important implications.

Until April 5, non-UK residents could potentially dispose of UK assets without incurring a charge to Capital Gains Tax liability. However, from April 6, a charge to CGT will arise on non-UK residents (including trustees, certain companies and personal representatives as well as individuals) who dispose of UK residential property. Importantly, she says, the charge will only be applicable to gains accruing after April 6.

To help clarify this, Cheesman gives the following example: a UK residential property purchased in 2005 by a non-UK resident for £150,000 is valued at April 6, 2015, at £300,000 and it is sold in June 2015 for £310,000.

For a UK resident selling a buy-to-let property the gain arising would be calculated as the difference between the sale proceeds of £310,000 and the original cost of £150,000.However, under this new rule introduced for non-UK residents, the gain will be the difference between the sale proceeds and the value of the property as at April 6, 2015.

If non-UK resident property owners do not get a valuation now, then an alternative would be to apportion the total gain over the whole period of ownership which could result in a hefty tax bill. A non-UK resident could also attempt to obtain a retrospective valuation, but this will be complex, time-consuming and costly.

Cheesman also advises that on selling the property, a Non-Resident Capital Gains Tax (NRCGT) return will need to be filed with HMRC within 30 days of completion.

If the non-UK resident does not have an “established relationship” with HMRC, that is, they do not need to complete and file a UK tax return, then the NRCGT return will also need to contain an assessment of the tax due and this tax will also need to be paid within 30 days of completion.

Where there is an “established relationship”, the assessment of tax will be contained in the tax return that is to be submitted to HMRC for the year in which the disposal was made. The tax due would then be payable by the usual due date. It is likely that HMRC will penalise those who do not make a disclosure, even when there is no tax due.

Cheesman says: “It is important therefore for those non-UK residents with relatively straightforward tax affairs who do not usually correspond with HMRC (e.g. a retired pensioner) to be aware of the requirements for notifying them of a disposal of a UK residential property. “In conclusion, it is highly advisable to obtain a valuation of the property as soon as possible in order to avoid guesswork in the future, or costly valuation fees.”

So if you are a Landlord living overseas and have rental properties in the Hertford, Ware, Hoddesdon regions, or the surrounding areas, please feel free to get in touch with us and we will be happy to provide a current valuation for you, in writing with no charge.   

Source - property industry eye 

"Your local property experts, our advice is free but our knowledge is priceless" 

           

I have been in and around the Hertfordshire property market for over 25 years, starting as an estate agent in the county town of Hertford and now running a successful lettings and property management company based in Stanstead Abbotts. I have let and managed property all over Hertfordshire from the area that I currently work to Wheathampstead where I owned and managed a lettings & estate agents to Watford and surrounding areas where my company acted as a marketing agent for one of the largest property management companies in the country” 

Deal of The Day, 5% Yield, Ware..............

www.propertyfile.co

A Lovely property just come to the market in Churchfields, with an agent in Ware. A first floor maisonette which is very well presented and ready to rent. On the market at just under £170,000 and expect to achieve a rental of around £750 per calendar month providing a "Yield" of over 5% . This is a sought after area by tenants so "Void" periods should be low.  

If you are looking to invest locally please feel free to come into our High Street offices in Stanstead Abbotts and we will be happy to give you some free advice or just give us a call.

One Bedroom Maisonette, Ware £169,995 

Your local property experts, our advice is free but our knowledge is priceless" 

           

I have been in and around the Hertfordshire property market for over 25 years, starting as an estate agent in the county town of Hertford and now running a successful lettings and property management company based in Stanstead Abbotts. I have let and managed property all over Hertfordshire from the area that I currently work to Wheathampstead where I owned and managed a lettings & estate agents to Watford and surrounding areas where my company acted as a marketing agent for one of the largest property management companies in the country” 

Deal Of The Day, Hoddesdon, £139,995

www.propertyfile.co

Just on the market with Shepherds Estate Agents comes this very well presented, One double bedroom first floor apartment in an ideal rental location. Amwell Court in Hoddesdon is a great place for a "Buy To Let" as it is within very close proximity to the Town Centre and walking distance to the train station so always in demand by local Tenants.

Expect the apartment to rent at £650 per calendar month and so the "Yield" will be over 5.5% and taking into consideration the location the "Void" periods are bound to be low. 

Well presented so no need to spend money on refurbishments this investment is ready to go and start giving you a return very quickly.

If you are looking to invest locally please feel free to come into our High Street offices in Stanstead Abbotts and we will be happy to give you some free advice or just give us a call.


   

One Bedroom First Floor Apartment, £139,995

Your local property experts, our advice is free but our knowledge is priceless" 

           

I have been in and around the Hertfordshire property market for over 25 years, starting as an estate agent in the county town of Hertford and now running a successful lettings and property management company based in Stanstead Abbotts. I have let and managed property all over Hertfordshire from the area that I currently work to Wheathampstead where I owned and managed a lettings & estate agents to Watford and surrounding areas where my company acted as a marketing agent for one of the largest property management companies in the country” 

Deal Of The Day, Ware Buy To Let £159,995

www.propertyfile.co

On The Market with Keith Ian Estate Agents, this one bedroom apartment in the town centre of Ware is an ideal Buy To Let. 

Well presented with "Open Plan" living accommodation you can purchase without spending money on refurbishments and start to market to rent straight away. Expect to receive a rental of over £700 per calendar month and so would "Yield" around 5.5%. Due to the location this property will be in demand by tenants so the crucial "Void" periods will be low. 

You may need to check the lease as costs to extend can be pricey but for long term investment purposes you can leave that to a later date.

If you would like any further advice on this or any other properties you may be considering for Buy To Let purpose's please feel free to call into our High Street offices in Stanstead Abbotts or give us a call.   

    

One Bedroom Apartment, Ware, £159,995

Your local property experts, our advice is free but our knowledge is priceless" 

           

I have been in and around the Hertfordshire property market for over 25 years, starting as an estate agent in the county town of Hertford and now running a successful lettings and property management company based in Stanstead Abbotts. I have let and managed property all over Hertfordshire from the area that I currently work to Wheathampstead where I owned and managed a lettings & estate agents to Watford and surrounding areas where my company acted as a marketing agent for one of the largest property management companies in the country”

Pension Rules & The Ware Region Buy To Let Market ............

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South East property asking prices jumped by more than £6,400 to £363,992 in February according to Rightmove, an increase of 1.8% from January and 8.1% higher than a year ago. After the traditionally quiet months of January and February, the property market has started to warm up, but talking to some Ware & Hertford Estate Agents, they are reporting their lowest ever stocks of quality property for sale, is the issue a lack of supply?

Putting aside Hertford, Ware and Hoddesdon's continual housing supply shortage this is now, according to some commentators, being exaggerated by an increase in homes being owned by "Buy To Let" investors who tend to be purchasing a property as part of a long term pension plan and are more likely to keep it for longer than an owner/occupier would. I have also seen unwillingness among homeowners looking to move, to put their own property on the market as they can find few suitable properties to make it worth their while going through the whole moving process. 

Talking to some Hertford & Ware landlords only last week, I said that I believe this is the new norm in the local property market, and is the consequence of over 35 years of not enough homes being built to meet the escalating growth in household numbers, resulting in a lack of quality homes for sale in many popular areas of East Hertfordshire.

In a recent article I mentioned that pension rules are changing this April and this certainly created a few emails, with many existing and new clients asking questions. Therefore, this week, I want to look a little deeper into the subject of your pension and the Hertford & Ware property market.

George Osbourne, in last years’ Budget, announced pension reforms that come into effect this April, which will give people with pension’s unprecedented access to their pension pot and the freedom to look for alternatives. In a nutshell, after the 6th of April, anyone aged over 55 will be allowed to withdraw all or part of their pension pot and spend it as they wish. Until now, you were only allowed to take out a quarter of it and were forced to buy an annuity policy with the rest.

However there are always two sides to a story so let me tell you the downside first. There are some hefty tax implications by taking money from your pension pot. As before, as per the old rules, the first 25% can still be withdrawn from the pension pot tax free but, here is the sting in the tail, if you take more than a quarter of your pot (25%), anything above that initial 25% level will be taxed as income. So if you took the whole lot out, the first 25% will be tax free but the remaining 75% will be taxed at your income tax rate of 20%, 40% (or even 45% if you earn over £150,000 a year). .. and now the upside!

Under the old scheme, if you bought an annuity, when you died your annuity normally died as well. You would have no asset to pass on to your family. Also, the returns from pensions are poor at the moment. The best rates according to Hargreaves and Lansdown state if you were 55 years old, the best rate you would get on your annuity pension would be 4.4% fixed for life (so it would never go up) or 2.2% but the payment would go up with inflation. Compare this to the average "Yields" achieved in the Hertford, Ware or Hoddesdon property market of between 5% and 6% and you can see you will be a lot better off. 

The other aspect of property investment is the fact that property values have risen consistently over the last 50 years and so even by taking taking a hit in income tax now,  by buying a property, you buy a value increasing asset that you can pass on to your family. 

So what is the best thing to do? It totally depends which strategy you are going to look at, one strategy is to look to achieve relatively small rental returns (i.e. low yields) in an up market area which has decent capital growth or, alternatively, another strategy is to buy properties in not so good areas known to produce a high returns (i.e. high yields) but low capital growth (i.e. how much the value of the property goes up). Now, I am not financial adviser, so cannot offer financial advice on what the best thing for you with your pension is. However, I can share my knowledge and experience of the Hertford, Ware region and surrounding property market, what to buy, what not to buy and where to buy.  My thoughts on the local Property market can always be found on this blog but if you would like some specific advice please feel free to pop into our High Street office in Stanstead Abbotts or give us a call.

Your local property experts, our advice is free but our knowledge is priceless" 

           

I have been in and around the Hertfordshire property market for over 25 years, starting as an estate agent in the county town of Hertford and now running a successful lettings and property management company based in Stanstead Abbotts. I have let and managed property all over Hertfordshire from the area that I currently work to Wheathampstead where I owned and managed a lettings & estate agents to Watford and surrounding areas where my company acted as a marketing agent for one of the largest property management companies in the country”

Deal Of The Day, Hoddesdon, 6% Yield

www.propertyfile.co


If you just considering Buy To Let for the first time you cant go much wrong with this property in Hoddesdon. 

Very well presented so no need to spend much money to get started, The location is great for tenants being so close to the Town centre and easy walking distance to Rye House Station.  

On the market at £127,500 and would rent for £650 per calendar month so should expect a Yield of 6%

If you would like any further advice on this or any other properties you may be considering for Buy To Let purpose's please feel free to call into our High Street offices in Stanstead Abbotts or give us a call.   

One Bedroom Apartment, Hoddesdon, £127,500

Your local property experts, our advice is free but our knowledge is priceless" 

           

I have been in and around the Hertfordshire property market for over 25 years, starting as an estate agent in the county town of Hertford and now running a successful lettings and property management company based in Stanstead Abbotts. I have let and managed property all over Hertfordshire from the area that I currently work to Wheathampstead where I owned and managed a lettings & estate agents to Watford and surrounding areas where my company acted as a marketing agent for one of the largest property management companies in the country” 

Deal of The Day, Ware, 6%Yield

www.propertyfile.co

Just come onto the market with Keith Ian Estate Agents in Ware is this well presented, two bedroom apartment in the town centre.

A sought after area by tenants looking for town centre living with allocated parking and easy access to the train station. No work required so ready to rent and would expect to achieve £900 per calendar month providing a "Yield" of 6%.

If you would like any further advice on this or any other properties you may be considering for Buy To Let purpose's please feel free to call into our High Street offices in Stanstead Abbotts or give us a call.   

Two Bedroom Apartment, Ware, £179,995

Your local property experts, our advice is free but our knowledge is priceless" 

           

I have been in and around the Hertfordshire property market for over 25 years, starting as an estate agent in the county town of Hertford and now running a successful lettings and property management company based in Stanstead Abbotts. I have let and managed property all over Hertfordshire from the area that I currently work to Wheathampstead where I owned and managed a lettings & estate agents to Watford and surrounding areas where my company acted as a marketing agent for one of the largest property management companies in the country” 

Deal Of The Day, minimum 5.5% Yield located in Ware....

www.propertyfile.co

In need of some updating and decorating, this two bedroom ground floor maisonette is a great opportunity for the Buy To Let investor. 

Once ready to rent expect this to achieve at least £850 per calendar month which would produce a "Yield" of at least 5.5% and have low "Void" periods due to the convenient location which is popular with tenants. On the market with Keith Ian Estate Agents in Ware it would not cost too much money to get this property up to standard and with its long lease your expenses moving forward should be relatively low.     

If you would like any further advice on this or any other properties you may be considering for Buy To Let purpose's please feel free to call into our High Street offices in Stanstead Abbotts or give us a call.   

Two Bedroom, Maisonette, Ware £174,995 

Your local property experts, our advice is free but our knowledge is priceless" 

           

I have been in and around the Hertfordshire property market for over 25 years, starting as an estate agent in the county town of Hertford and now running a successful lettings and property management company based in Stanstead Abbotts. I have let and managed property all over Hertfordshire from the area that I currently work to Wheathampstead where I owned and managed a lettings & estate agents to Watford and surrounding areas where my company acted as a marketing agent for one of the largest property management companies in the country” 

Deal Of The Day, 6% Yield.......

www.propertyfile.co

A well presented, two bedroom apartment located on the ever popular One Hundred Acre Estate in Hoddesdon is currently on the market with W H Brown and will make an ideal Buy To Let.

These properties are always popular with tenants as they are a good size with a large lounge and separate Kitchen plus a great location and this one looks in good order throughout so no need to spend a lot of money on refurbishments.

Expect this to rent at a minimum of £750 per calendar month and with the purchase price of £150,000 will provide a "Yield" of 6%, a great deal by anyone's standards.

If you would like any further advice on this or any other properties you may be considering for Buy To Let purpose's please feel free to call into our High Street offices in Stanstead Abbotts or give us a call.   

   

Two Bedroom Apartment, Hoddesdon, £150,000  

Your local property experts, our advice is free but our knowledge is priceless" 

           

I have been in and around the Hertfordshire property market for over 25 years, starting as an estate agent in the county town of Hertford and now running a successful lettings and property management company based in Stanstead Abbotts. I have let and managed property all over Hertfordshire from the area that I currently work to Wheathampstead where I owned and managed a lettings & estate agents to Watford and surrounding areas where my company acted as a marketing agent for one of the largest property management companies in the country” 

Deal Of The Day, Buy To Let - Hoddesdon

www.propertyfile.co

Here is a great opportunity to purchase a Buy To Let close to Hoddesdon town centre and within easy walking distance to Rye House Station. 

The property offers One double bedroom with an open plan living area and a nice modern Kitchen. Expect the apartment to rent at £650 per calendar month and so the "Yield" will be over 5.5% and taking into consideration the location the "Void" periods are bound to be low. 

Well presented so no need to spend money on refurbishments this investment is ready to go and start giving you a return very quickly.

If you are looking to invest locally please feel free to come into our High Street offices in Stanstead Abbotts and we will be happy to give you some free advice or just give us a call.

One Bedroom, Top Floor Apartment, Hoddesdon £138,995

Your local property experts, our advice is free but our knowledge is priceless" 

           

I have been in and around the Hertfordshire property market for over 25 years, starting as an estate agent in the county town of Hertford and now running a successful lettings and property management company based in Stanstead Abbotts. I have let and managed property all over Hertfordshire from the area that I currently work to Wheathampstead where I owned and managed a lettings & estate agents to Watford and surrounding areas where my company acted as a marketing agent for one of the largest property management companies in the country”