Property Investment and Recession

There is nothing new about recessions – they have been with us since time immemorial. They form part of what is termed the ‘economic cycle’ – periods of growth and decline which have happened throughout history. These have an effect on all markets and industries including property.

A successful property investing strategy involves buying at the bottom of the cycle, and therefore maximising the financial return. But how does an investor identify this critical moment which determines success or failure for the property investor?

Most economists agree that the economic cycle consists of five distinct stages, each of which flows into the next. These are defined as the peak, contraction, recession, recovery and prosperity. At the peak of a boom property is considered to be overvalued. Credit providers are heavily burdened with debt. As the contraction stage starts, sources of credit dry up, and property sales grind inevitably to a halt.

The price of property and shares is at a low ebb and credit is difficult, if not impossible, to obtain. Recovery commences when credit facilities again become available. At this point institutional investors become involved in the market, moving rapidly to purchase undervalued property and shares. The next stage is prosperity. Prices rise once more, the workforce’s salaries rise and credit providers become more amenable to risk.

So when was the last time we experienced this economic cycle? The last significant correction in the UK housing market occurred in 1991. At that time, banks and other lenders frequently offered 100% mortgages – yes, I know it’s hard to believe but it really did happen. This more-than-generous financing fed the strong desire to own property which inevitably led to the peak of the housing ‘bubble’.

But as the economy slowed a total of 75,540 repossessions followed, partly due to the burden of sub-prime debt – does that sound familiar? This represented the highest recorded in any one year (so far) and spelt obvious heartbreak and misery to those concerned. The market did not seriously begin to recover until 1994. At that time the UK economy was registering 4.2% GDP growth, the highest level for six years. The sustained economic growth, combined with rising incomes, meant people could afford larger mortgages. Consequently, demand for housing rose.

Most people view property as essentially a stable asset, despite the peaks and troughs that occur at the various stages of the economic cycle. Unlike investment in shares, a property owner has a tangible asset of bricks and mortar. A constantly expanding population will always need somewhere to live, and therefore there will always be demand.

Knowledge of economic cycles and the property market means one can begin to predict the upswing in a market. The current financial crisis has strong parallels with that of the 1991 crash. The beginning can be traced to early 2007, when the total value of sub prime mortgages was estimated at US$1.3 trillion. Rising property values resulted in lenders taking more risks. The number of credit providers began to collapse under the weight of defaulted loans, with the most notable example being the once mighty Lehman Brothers. The scale of the problem was becoming horribly clear. As the flow of credit between banks dried up, the knock on effect included reduced lending to consumers and thus a slowdown in the housing market. Once interest rates are low enough, credit flow becomes liquid once again. At this point institutional investors enter the market, confidence returns and the upswing begins.

Usually upswings begin in the same place the downturn began. The US housing market is therefore key – as soon as it begins to pick up then it can be seen as a sign for the rest of the world. Standard & Poor, the ratings and analytical company who produce the US Case-Schiller housing index, believes the market will reach the very bottom by October 2009. It also states that investors should start to consider purchasing property as credit becomes more available.

Global property investors should also consider countries and regions which have not suffered so savagely in the current economic downturn. Central and Eastern Europe saw a slowing of their economies and Bulgaria in particular has been unaffected by toxic debts.

But there inevitably remains a strong element of doubt. Who can tell whether the London property market has hit its lowest point? Unemployment looks certain to increase, with a consequent rise in repossessions.

Investment in property carries an element of risk. An assessment of the economic cycle may reduce this, but it cannot be expected to eliminate it.

Property Investment

Investing in property is not just finding a place that a person could call home. Over the years, investing in property and real estate has become more of an investment vehicle, with the real estate market providing a lot of opportunities to the investors wanting to make big capital gains. In recent times, many investors are showing their interest in the UK property market, with the UK economy past the worst of recession and genuine growth near at hand. In recent months, there has been an increase in sales in the Central London property market; the prices of prime properties in London have also increased. As of now, property investment London is making a lot of sense.

Having taken the decision to invest in the London property market, potential investors would need to be clear about some other details as well. They would need to decide on the specific sectors in which they would want to invest their money. They could buy properties in the individual house market or go for new property developments London. Over the last couple of years, these two sectors have performed strongly; capital has appreciated the right way and the property owners are also able to find tenants quite easily.

The next step in property investment London is to identify central London estate agents of repute. These experts and professionals can offer advice on prime locations for investing, introduce the investors to the developers, facilitate loans from banks and finance houses, and even help owners maintain their properties to maximise the capital and letting value of the same. The investors, wanting the services of property tax accountants and solicitors, can also depend on their estate agents to address this need.

There are some well-established real estate agents that can help you with property investment London. Some of these come with full fledged web sites and so accessing their services is that much easier and hassle free. These real estate agents would acquaint you with the best Central London properties and assist you in every possible way. One could say that they have a broader perspective on the London property market and you can make the most of their experience and expertise to invest in the best properties in the area. So, whether you are in need of family houses in Central London that you can sublet or are interested in new developments in the area, the right kind of real estate agents would help you find just the place you are looking for.

UK Pubs For Sale: Property Investment And Change of Use

UK Pub Conversions- Change of Use
6 pubs a week are calling last orders for the last time with the asking price of the buildings low enough to tempt property developers as well as other retailers. Planning laws on change of use may restrict development to residential property on pubs in certain areas; a city centre pub is more likely to gain permission for conversion to a residential property than the only pub in the village, and some pubs are advertised for sale with full change of use/ planning.
Agents at London-based Paramount Investments said the company would prefer to sell to a new pub landlord but would consider other buyers. Paramount managing director Mark Greig said: “Not all pubs which close down are redeveloped as housing. A lot of them reopen again as pubs or as other businesses.” He added: “Falling property prices are creating tremendous bargains within the pub market for licensees and other entrepreneurs”
So if residential conversion is not available, what changes can be made to the use of the pub for other businesses?

The following classes of use for England are set out in the Town and Country Planning Order 1987. Pubs are in the A4 ‘Drinking Establishment’ class, and can be converted without permission being sought to any of the following;
A1, Shops, retail warehouses, hairdressers, undertakers, travel and ticket agencies, post offices, pet shops, sandwich bars, showrooms, domestic hire shops, dry cleaners and funeral directors
A2 Financial and professional services - Banks, building societies, estate and employment agencies, professional and financial services and betting offices.
A3 Restaurants and cafés - For the sale of food and drink for consumption on the premises - restaurants, snack bars and cafes
Paramount managing director Mark Greig said “Pubs often appeal to retailers because there is a natural crossover in space requirements. As pubs are often around 4,000 sq ft (370 sq m) and have a floor-to-ceiling height of around 8 ft (2.4 m), the sales space is ideal. Furthermore, because pubs also need both basement space for heavy duty equipment and space for deliveries, retailers often find they have ready-made sites for storage.”

UK Pub Sales Agents: Paramount Investments are specialists in the sales and leasing of UK pubs, including freehold pubs, leasehold pubs, inns, public houses, pub tenancies and managed houses.

For further details please contact the investments team on 020 7644 2333

Web: Paramount Investments
Blog: UK Pubs for Sale
Search: UK Pub Sales

London Property Investment; London Rental Property Market Remains Bouyant

The weak pound, the tumbling property prices, the lowest ever interest rate has turned the UK into the newest European emerging property market. It has been predicted that property prices could fall a further 15% to 30 % in the first half of 2009 and that the pound will fall even further. The experts talk of a 2010 turnaround for the property market, making 2009 the year for Europeans to make that investment in the UK. Once the market begins to swing in the other direction, anyone who has invested in it will be seeing some fantastic returns on their initial investments.
London is the obvious destination for investment, and any investigation onto the property market will tell you that London is definitely a buyers market at the moment; London comes in at number 3 on the International Law Partnerships list of 2009 property investment destination (behind Paris and Miami)
The current market means that there are many people who will be looking for rental accommodation in the coming year; London’s international student community continues to thrive as many students are drawn to the capital, one of the most exciting and culturally diverse cities in the world. Almost 83,000 Higher Education students studying in London are from outside the UK, representing 1 in 5 of all students studying in London. The annual influx of tourist and businessmen looking for short lets comtinues. Any property purchase in London should let well until the capital gain is made.
Central London and the West End as the obvious choice for the overseas investor. It is here that you will find well known landmarks such as Nelson's column, tourist attractions such as Madame Tussaud's and the National Gallery and the shoppers' paradise of Oxford Street and Regents Street. Here too are the London School of Economics, RADA, UCL and many other institutions of learning.
For residential 'West End' see Fitzrovia, Marylebone, Soho, Covent Garden, Mayfair, and Bloomsbury. The purchase of a property in one of these areas, even as a short term investment for the duration of a degree course, could see the bills for tuition fees, student accommodation and living expenses for their child seem very affordable. Factor in the extra rent potential of sub letting and the comfort of knowing your main tenant is going to look after your investment and central London property purchase in 2009/10 is all the more appealing.
Ldg West End Estate Agents have a range of houses, penthouses, lofts, studios, flats and apartments for sale and to rent in the West End, Fitzrovia, Soho, Covent Garden, Bloomsbury and Marylebone areas. If you just need some sound property advice we would be delighted to help without obligation. From studio flats to period houses - cutting edge design to unmodernised lofts ours is a broad church but whatever your requirments our aim is to make your buying, selling, renting, or letting experience as pleasurable and hassle free as possible.

Overseas Property Investment

Top Tips For Overseas Property Investment;Its All Been Said Before But Its Worth Reiterating

Estate Agents Websites

There was a time when a homebuyers first search would be in the local paper property pages, followed by a trip into the Estate Agent to pick up the details, before ringing up to organise a viewing. Nowadays the internet means that most property searches begin online. We can view the street, garden and rooms and create a favourites list while watching the TV.
Typically purchasers will search for Property/house/flats/one bedroom apartments/Villas etc in West Hampstead/ Dubai/Solihull. They will not be searching the name of the agent necessarily. Websites built, nurtured and maintained with Search Engine Optimisation in mind will ensure the Estate Agent is stumbled upon; the agency site which appears on the first pages of Google under usual search terms, will be the first port of call.
Once found websites should be easily accessible; the next agent’s website is just one click away if the prospective client is asked to fill out a long form and register in order to view your properties. We don’t want to spend 10 minute looking for the ‘search properties’ or ‘contact us’ functionality
Estate Agency websites not only need to provide an easy to use property search facility for the prospective buyer looking to create a viewing shortlist. They must ensure that each set of property details are as comprehensive and informative as possible, to include maps, and knowledge of the local area, floor plans and as many photos as possible. As yet, video footage of UK residential property is not often used and may prove to be too costly in the marketing process. However, videos and/or 360 degree images of overseas property is a must in a market where the cost of viewing several properties before purchase could put prove prohibitive.
Likewise, when looking around for an agent as a seller we want to see our home marketed to its full potential, whatever its asking price, so that we wonder why we are moving on; great photos and descriptions, local information such as lists of schools, transport links should be the norm.
Paramount Properties are West Hampstead based estate and letting agents with houses, penthouses, lofts, studios, flats and apartments for sale and to rent in Belsize Park, Brondesbury, Childs Hill, Cricklewood, Fortune Green, Highgate,Hampstead, Hampstead Village, Hocroft Estate, Little Venice, Kensal Rise, Klburn, Maida Vale, Mapesbury Estate, Queens Park, St. John's Wood, South Hampstead, Swiss Cottage and Willesden Green


Paramount Properties Estate and Letting Agents

150 WEST END LANE

WEST HAMPSTEAD, LONDON, NW6 1SD

Tel: 020 7644 2336 Fax: 020 7372 2712

e-mail: info@paramount-properties.co.uk

West Hampstead estate agents

West Hampstead estate agents.blog

Gazumping and Gazundering

Gazundering and Gazumping Rates Reveal Property Market Revival

Gazumping has returned to the property market as confidence among estate agents reaches its highest level since the credit crunch began. Gazumping last hit its peak with buoyant property prices in the residential property market of the late 1980s and early 1990s when gazumping became commonplace (in England and Wales)Gazumping is possible here because a buyer's offer is not legally binding even after acceptance of the offer by the vendor. This is because, by s.2 of the Law of Property (Miscellaneous Provisions) Act 1989 and in order to prevent dishonesty, a contract for the sale of land must be in writing (a requirement of English law that dates back to the Statute of Frauds of 1677)

What Is Gazumping?
When the owner accepts the offer on a property, the buyer will usually not yet have commissioned a building survey nor will the buyer have yet had the opportunity to perform recommended legal checks. The offer to purchase is made "subject to contract" and thus, until written contracts are exchanged either party can pull out at any time. It can take as long as 10-12 weeks for formalities to be completed, and if the seller is tempted by a higher offer during this period it leaves the buyer disappointed and out-of-pocket.

Gazumping is hitting popular parts of London for the first time in months and it is now likely to strike other towns and cities where prospective buyers outnumber properties.

So is it farewell to Gazundering?
We hope so.When property prices are in decline the practice of gazumping becomes rare. The term gazundering has been coined for the opposite practice whereby the buyer waits until everybody is poised to exchange contracts before lowering the offer on the property, threatening the collapse of a whole chain of house sales waiting for the deal to go through.

UK Pubs Face Demolition If Landlords Dont Let

The confirmation in last weeks budget that there would be no increase in the tax relief rate period on empty business properties could see the demolition of many traditional pubs. The only concession for landlords of industrial and commercial spaces in the budget was that empty property with a rateable value of £15,000 or less will be excused from paying the empty building rates until March 31 next year.
Before April 1 last year, empty pubs, offices and shops received 50 per cent tax relief. They now have to pay the full amount when a property is empty for more than three months. Landlords of industrial space have to pay full rates after six months' grace whereas previously they had full relief.
While this may not directly affect the Publican, the pubcos who will have to pay this extra tax hike will have to pass the cost on or make savings somewhere else; redundancies; increase in rents for the publican; a further rise in the price of beer. But perhaps the worst scenario will be the demolition on old UK traditional pubs.
This is a far greater threat to the traditional UK Pub than a hike in beer tax or any conversion to a takeaway



George IV
Commercial Road
Leeds
West Yorkshire
LS5
£ 100,000 + VAT
Leasehold
http://www.paramount-investments.co.uk/

Save On UK Pub Rateable Value; UK publicans can appeal

Check out your pubs rateable value (http://www.voa.gov.uk)
The website states its case as follows;
Rating is a property tax based on rental value. Whether the property is a shop, a factory or a pub, various elements can affect its value upwards or downwards. The more popular a pub is, and the better the facilities, then the greater the potential for trade and the higher the rental value is likely to be. Events and facilities, such as quizzes, darts and pool, either provide an indication of the popularity and therefore likely potential trade of the pub or constitute facilities likely to enhance trade. They have been recorded and taken into account when valuing pubs since 1990, and are already reflected in current rateable values. This method is agreed with the industry and is a tried and tested way of valuing pubs.
So how does the loss of earning following the smoking ban or the costly investment in outside 2 sided buildings to provide an area for smokers impact on the rateable value of your pub? All that is clear from the website is that certain rural businesses, such as village shops and petrol stations, may be able to claim rate relief and you may be able to get hardship relief if you are finding it difficult to pay. This is normally only available to businesses that are important to the local community.
As you would find it difficult to change the use of a village pub due to its importance in the village, it seems only fair that to keep the pub open, business tax relief should be due?
The smoking ban’s effect on business could be taken into account as well as any other changes in the area, such as the closure of other businesses.
You can query, or make an appeal to reduce the rateable value of your commercial property in the form of a proposal to the Valuation Office Agency.

Holiday Home Sell Off = Holiday Let Price Rise

Furnished holiday home owners face some difficult decisions before the latest budget measures kick in, in April of next year; Previously owners of furnished holiday homes were able to defer capital gains tax payments or offset losses made on their investment against their income. In order to qualify for these benefits, secondary homes had to be furnished, run as a commercial business and available to rent, by the public for at least 140 days a year, with actual lettings for 70 days in the year.

Alistair Darling has put a stop to all benefits, and the result could affect more people than the secondary home owners.

Such measures will make ownership of a holiday home to let far less attractive investment. Many might consider selling their property before next Aprils deadline; sale prices would fall due to a surplus which could provide some bargains for those of us with spare cash. The other side of course is that the letting market will have fewer properties, and owners will be able to charge more.

For those people who have headed the lessons of the credit crunch, tightened their belts and decided to holiday in the UK this year, the price of their holiday accommodation has just gone up. The 2% beer tax hike, the closure of pubs with B&Bs and hotels all impact on the holiday at home market, which has struggled for long enough.

UK Laws for Change of Use of Pubs

UK Pub Conversions- Change of Use
6 pubs a week are calling last orders for the last time with the asking price of the buildings low enough to tempt property developers as well as other retailers. Planning laws on change of use may restrict development to residential property on pubs in certain areas; a city centre pub is more likely to gain permission for conversion to a residential property than the only pub in the village, and some pubs are advertised for sale with full change of use/ planning.
Agents at London-based Paramount Investments said the company would prefer to sell to a new pub landlord but would consider other buyers. Paramount managing director Mark Greig said: “Not all pubs which close down are redeveloped as housing. A lot of them reopen again as pubs or as other businesses.” He added: “Falling property prices are creating tremendous bargains within the pub market for licensees and other entrepreneurs”
So if residential conversion is not available, what changes can be made to the use of the pub for other businesses?

The following classes of use for England are set out in the Town and Country Planning Order 1987. Pubs are in the A4 ‘Drinking Establishment’ class, and can be converted without permission being sought to any of the following;
A1, Shops, retail warehouses, hairdressers, undertakers, travel and ticket agencies, post offices, pet shops, sandwich bars, showrooms, domestic hire shops, dry cleaners and funeral directors
A2 Financial and professional services - Banks, building societies, estate and employment agencies, professional and financial services and betting offices.
A3 Restaurants and cafés - For the sale of food and drink for consumption on the premises - restaurants, snack bars and cafes
Paramount managing director Mark Greig said “Pubs often appeal to retailers because there is a natural crossover in space requirements. As pubs are often around 4,000 sq ft (370 sq m) and have a floor-to-ceiling height of around 8 ft (2.4 m), the sales space is ideal. Furthermore, because pubs also need both basement space for heavy duty equipment and space for deliveries, retailers often find they have ready-made sites for storage.”
UK Pub Sales Agents: Paramount Investments are specialists in the sales and leasing of UK pubs, including freehold pubs, leasehold pubs, inns, public houses, pub tenancies and managed houses.

For further details please contact the investments team on 020 7644 2333

Web: www.paramount-investments.co.uk/
Blog: uk-pubs-for-sale.blogspot.com/
Search: www.uk-pub-sales.net/

5 Tips to Find Top Commercial Property Agents

5 Tricks for Locating the Top Commercial Property Agents in the UK
Written by NicheMarketingExplained.com on April 5th, 2009

1. Commercial Property Agents in the UK : Trust Realestate Professionals Who Have Been Successful With Commercial Property

Many commercial property agents make their money from their clients, not from properties. Gauge a letting agent by their real estate success. Then listen to what they have to say.

2. Commercial Property in the UK : Budget Realtors Agencies Achieve Budget Results

No one likes to pay more than they need to, but sometimes property consultants are very cheap for a reason. Often high quality costs a little more. A commercial estate agency or real estate consultant should be selected based on results per dollar, not just on cost.

3. Commercial Property : An Excellent Realtor Expert Costs More

Commercial property sales are often a mystery to people in the UK who know a lot more about residential sales. It makes sense because even many young adults are familiar with residential sales through the process of buying and selling family homes. Less people, however, have been involved in placing a commercial property for sale, so choose a commercial property agency that has vast experience in this field. Vast experience means in the field of commercial property listings.

4. Letting Agents Are Only Useful if They Can Help Find and Purchase the Property to be Let

A commercial property or commercial property for lease must first be found and bought, so a London commercial estate agent is needed. Leave real estate to the realestate companies so you can focus on your business.

5. Commercial Property Estate Agents With no References Should be Avoided

References are the tie breaker when trying to choose between multiple commercial property agents. Avoid a commercial estate agent who can’t or won’t provide references. There is no reason for them not to let you speak to one of their previous customers if they were truly having a great working relationship with them.
Niche Marketing - http://nichemarketingexplained.com/

Contractor Performance ‘’excels’’ at XL Tower

Luxury lifestyle provider, DAMAC Properties has announced that construction at its XL Tower, a modern and elegant commercial tower located at Business Bay, has reached the third floor.

The building, being constructed by CSHK Dubai Contracting (LLC) - a group member of China State Construction Engineering (Hong Kong) Ltd is one of two DAMAC projects they are constructing – the second one being ‘Business Tower’ also at Business Bay.

XL Tower reflects a unique elliptical design and provides a total of 161,700 sq.ft. of commercial space to the market. 153,000 sq.ft. will be office space and 8,700 sq.ft. will be dedicated to retail at ground level including shopping arcade, covered walkway, and parking for staff and customers.

“XL Tower is progressing well as per our plan. The pace at which CSHK is operating is encouraging and I am confident that customers will be pleased to move into this state-of-the-art seamlessly integrated property,” Chairman and Founder of DAMAC Holding, Mr. Hussain Sajwani. ‘’ Our continuous progress is testament to our long-term confidence in the real estate market in Dubai and we will continue to focus on our delivery goals.”

On the current market conditions, Mr Peter Riddoch, CEO of DAMAC Properties said that, “The current market correction, presents an opportunity. The current scenario seems painful in the short term but such fluctuations are part of the natural cycle of a growing and maturing property market. No market can beat the supply and demand battle; the market will stabilize and will grow. The underlying demand for property in the Middle East is very strong compared to other parts of the world.’’

Mr Qin Jidong, Deputy Chairman, CSHK Dubai Contracting said that, “We have a proven track record of delivering world class projects and have contracted extensive projects across the region. CSHK plays an active role in the industry by means of sound and responsible management. We have been aggressively driving towards high quality and technically complicated projects.

He added: ‘’We have completed more than 500 projects in over 20 years and have undertaken a number of mega size projects of multi-discipline nature, including industrial, commercial and residential buildings, hospitals, hotels among other projects. We are proud to bring this wealth of experience to the Middle East”.

“We are pleased to build two prestigious projects for DAMAC Properties at Business Bay. XL Tower is a modern and elegantly designed commercial tower that serves as an ideal business location. The tower is equipped with parking on 7 levels with 24-hr security, swipe access, hi-speed internet, and a host of leisure activities like outdoor swimming pool, outdoor jogging track, gymnasium, health club and cafeteria,” concluded Mr. Jidong.

XL Tower project also recorded one of the largest concrete pour in the company’s history when a total of 5,500 cubic meters of concrete was poured in 25 hours

Gambia Beach Bar and Restaurant for Sale

Gambia Night Club and Beach Bar for Sale - Kololi £800,000

This property is located on the beach front in the main tourist area known as Palme Rima. The site is partially developed and is known as one of the major music venues in The Gambia, playing host to international stars such as Sizzla and Maorgan Heritage from Jamaica, Youssou Ndoour from Senegal and Emerson from Sierra Leone.

The property consists of a covered beach front verandah offering access to the main performance stage, bar and restaurant area. There is a further smaller stage area with covered seating, unfinished VIP area, other unfinished buildings and a large undeveloped court yard.

UK Pubs For Sale

As the UK is the new overseas property investment destination it seems right to comment on the best commercial investment property available;
Pubs and hotels are now prime targets for the savvy property investor as buying a pub is likely to work out cheaper on a pounds per sq ft basis than buying a house in the same street.

The UK licensed property market is being flooded with cheap empty pub and hotel sites as a combination of cheap beer in supermarkets, rising costs and the smoking ban have taken their toll on the pub trade.The coming months may see the acceleration of the pace of pub closures as pub landlords, breweries and pub companies have had to face up to the pressures of the credit crunch.

The British Beer & Pub Association estimates that four pubs are shutting down every day and that the rate of closures is 14 times faster than in 2005. There are just over 57,000 pubs in Britain today, compared with 69,000 in 1980.

Beer sales in pubs, relative to other outlets such as supermarkets, have been falling for 30 years and according to the BBPA, beer sales over the bar are at their lowest since the Great Depression.

Pub shares have suffered "extraordinary underperformance". Many have retreated 50 per cent from their 2007 highs. Several UK pub chains, embracing high-street names such as the Slug and Lettuce, Hogshead and Walkabout, have collapsed or been forced to sell.

Buying a Pub or Hotel Suitable for Redevelopment
Pubs have a flexible A4 planning 'use class' that normally can be changed to A1 use (say, for a newsagents), A2 (a delicatessen or a firm of solicitors or architects) or A3 (restaurants).

Alternatively, buyers can apply for planning permission to convert the pub or hotel into a residential property. Often pubs come with land, beer gardens or car parks that can be developed. Unless it's a village pub, where community issues come into play, planners are sympathetic to alternative uses. Pubs close because they are not successful businesses and redevelopment helps regenerate the area. In run-down areas, planners often want to keep a commercial use for the pub because this boosts local employment.

Before you buy a run down pub or hotel in need of refurbishment or redevelopment, explore different ways of achieving the best return on your property investment

Modernising a pub. A general decorative overhaul can push up the value of a run down pub or hotel without involving planners, architects and a big investment,.

Converting a pub. At its most simple you might take a large public house or hotel and turn it into flats, but this still involves complex investment budgeting and financing. There's often a large gap between the value of a pub and what it might fetch if redeveloped or converted to offices, shops or flats - but there are also a lot of costs involved, and often a lot of pitfalls. Sometimes it's more profitable to convert the pub into a single house. Planning consent will normally be required in both scenarios. Many Victorian pubs are listed, which can complicate conversion projects.

Change of use as a pub. The conversion of a building from one of business use into housing is a more complex proposition. For example, when converting a pub or hutel into flats, the big, initial risk is trying to buy the property without first applying for planning consent for 'change of use'. You should never buy an investmnet property on the assumption that 'change of use' is possible without serious research into the planning issues and a detailed conversation with local planning officers. Many hotel and pub sales like this are achieved only when they are 'subject to planning', that is, the deal will only be completed, and the full purchase price paid, when planning permission is granted. It is more likely that planning restrictions will be less stringent on a city pub than on a country pub.

The following pubs could either be converted or redeveloped into residential or mixed use accommodation.

Miners Arms
North Wingfield Road, Grassmoor
Chesterfield
Derbyshire S42
Gross Site Area: 5759 sq/ft*
£ 145,000 + VAT Freehold




Printers
Union Road,
Oswaldtwistle
Accrington
Lancashire BB5
£ 185,000 + VAT Freehold


For more Uk Pubs for Sale visit http://paramount-investments.co.uk/

Gambia Beach Front Hotel Investment

Gambia Beach Hotel Investment For Sale - Kololi

This property is located on the beach front in the main tourist area known as Palme Rima. The plot is 80 m by 212m and is fenced on all sides.

14 x 1 bedroom apartments
14 x studios
7 x 2 bedroom apartments

There is a further strip of vacant land with space for a similar development or a number of individual properties.

Kololi is a resort town on the shore of the Atlantic Ocean in Gambia. Kololi is the main tourist area of the Gambia, with the main hotels such as the Senegambia and the Palma Rima. Kololi is monitored by the Gambia Tourist Police.



The Gambia is Europe’s closest tropical destination and Africa’s smallest nation, lying along the mangrove- and jungle-tangled banks of the Gambia river, and stretching from a short Atlantic coastline of sandy beaches into the heart of West African sahel.The gambia is the holiday destination, especially for winter sun holidays, for tourists from all over Europe.

Caymen Islands Freehold Property

The Caymen Islands are made up of Grand Caymen, Caymen Brac and Little Caymen. The following investment opportunity sounds like a no brainer for anyone with some cash who is not so happy to leave it in a British bank and fancies a Caribbean project;


Cayman Islands Freehold Building Plots
¼ acre with Outline Planning Permission from only USD $ 49,999-That’s only USD $ 33 per day with our 3 year 0% interest payment plan.Investment Opportunity 112% Capital Growth

*Cayman Islands are UK territory * High annual equity growth * USD $ 1,500 reservation fee * No hidden costs or extras * Non status finance available * 0% Capital gains tax * No requirements to build * 80% Now sold

All plots include roads, electricity and outline planning permission to build a residential villa.
For more information; Investment Property For Sale

Iraq Property for Sale, Damac Development in Kurdistan, Tarin Hills

With the recent reports that house prices in some areas of central Baghdad had gone up by 50% and rents have almost doubled in the past year, all due to better security and returning refugees this development at Erbil in the Tarin Hills, Kurdistan is of interest. The Kurdistan Regional Government is putting $325 million in the expansion of the Erbil International Airport.
The first-of-its-kind, fully integrated modern community in Erbil. Tarin Hills is the first fully self-contained master planned community to be developed across 170 million sq. ft. of land. A conglomeration of residential, retail, commercial, hospitality, entertainment, health and sports components interwoven within the picturesque terrain of Erbil in Kurdistan region of Iraq.
A lifestyle that’ll give you the freedom to sit back and enjoy the buzz of activities surrounding you.

• A fully gated community with security fence, checkpoints, high-tech screening at entrance gates and around-the-clock security patrols
• Located along the main road are 4 blocks of shopping centres
• Business Hotels and Country Lodge Hotels
• Country Club & Spa
• Sports Club and Health Centre
• Golf course
• Cafes and restaurants
• Supermarkets
• Pharmacies
• Food court and entertainment area
• A mall that houses international brands and anchor stores
• Ample parking
• 24-hr maintenance services
• Housekeeping services

Executive Bay Waterfront Offices Contruction Update

Despite the economic crisis, and the overseas property forums determination that Dubai's Building boom is on a downturn, Damac construction plans steam ahead. Designed to the highest standards and offering a previously unimagined office environment, Executive Bay is a 19-storey marvel. Situated on a prime waterfront location in Business Bay, it offers dramatic views of the region's new business hub. From an incredible architectural style to the breathtaking views outside, working here is intended for people that seek to be associated with a vibrant community of like-minded individuals.

British Property Appeals to the Foriegn Investor

Never has British property looked more appealing - for foreign buyers. They are jetting in from Switzerland to Singapore to pick up a bargain. And celebrities including actor Nicole Kidman and rapper P. Diddy are looking to capitalise on falling prices.

The weak pound is a temptation to U.S. and European investors, who are making the most of exchange rates and snaring properties for 50 per cent less than a year ago, according to Hamptons International.

‘It’s tax-efficient for wealthy Europeans or Americans to base themselves in Britain, but the stumbling block has always been the exorbitant cost of housing,’ says buying agent Robert Bailey.

Now we’re seeing a period of frenetic activity, particularly for family houses in Notting Hill and Chelsea.’

So what is most tempting to overseas buyers?

Italians are fond of Clerkenwell, near the City, where Hurford Salvi Carr reports that 100 per cent of sales this month were to international buyers - 25 per cent of them Europeans.


‘The area has a long-standing affinity with Italian buyers due to its history and the style of apartments and buildings. The Americans love it for the same reasons,’ says the agency’s director Paul Driscoll, who is selling flats in Bowling Green Lane from £550,000.

With a prime riverfront spot near St Paul’s Cathedral and opposite Shakespeare’s Globe Theatre and the Tate Modern, Sir John Lyon House - a new development of 68 apartments costing from £350,000 to £4.75million - has sold overwhelmingly to foreign buyers.

‘Of the 58 sales so far, 50 have been to non-Britons - mainly Irish, Germans and Italians,’ says Amir Zabarfi from the developer, Riverview Holdings Limited.

‘It’s an excellent location for those who love London’s history and culture.’

Singaporeans are buying in London and prestigious university cities, as their currency has strengthened by 25 per cent against the pound in the past year.

‘They may never see the inside of the property and simply lease it out,’ says James Thomas, of Jones Lang LaSalle.

‘Some fall into the super-wealthy bracket and want a house in a top-tier destination such as Manchester or London.’

Security and low maintenance are top priorities for Singaporeans, so new-build apartments are preferable.

‘The price range is £250,000 to £1million, but one family has spent £100 million in central London,’ Thomas says.

Prime areas of Surrey, such as Cobham, Virginia Water and Esher, are popular among Americans, says Harriet Holden-White from The County Homesearch Company.

‘Americans tended to rent, but the pound has fallen so steeply against the dollar that there is greater interest in buying,’ she says.

Five-bedroom family homes on the Wentworth Estate in Virginia Water start at £1million through Barton Wyatt, rising to £7.25million for a Dutch gabled mansion
overlooking the golf course.

Other long-haul buyers are looking at the West Country, reports Savills, whose Bath office is seeing interest from the United Arab Emirates.

‘We have buyers from Barbados, the Cayman islands and Hong Kong putting in offers, even though they are not returning to Britain for three years,’ says Christopher Dewe from the Cirencester office.

Argentina Land For Sale

Its not very often you see the opportunity to buy a potential polo Club with Golf course!This Argentina real estate investment opportunity may be beyond most of us but its still good to look.

Land and Property For Sale, 250,000 sqm.

Real Estate investment in Pilar, Buenos Aires Province, Argentina. There are a wide variety of trees. Two adjoining polo fields. A total of six separate houses, three raised water tanks with a 6000 litre capacity each. This piece of land may be used for a polo club, riding, horse breeding, and/or a private housing development or country club. It also may include a golf course, tennis courts, a club house and numerous parcels with an area of 1500 sqm each.

Slovakia Commercial Property top tip for 2009

Country Life has designated Slovakias commercial property sector the top hot tip for overseas investment for 2009. Actually they have put it ay number 9, before Morrocco and after reposesions! Price Waterhouse Cooper has Paris at number 1 as best risk adjusted investment location. It is the most visited city in the world and well placed to weather the current recession. In Paris, location is everything. The third and fourth arrondissements are good areas to search, with heavy rental demand and reasonable prices compared to the more fashionable sixth.

Of Slovakia they say "It may sound strange, but Slovakia has one of the most successful economies in Europe and is a recent entrant to the EU. Whether you are investing in a small corner shop or a warehouse, prices are competitive and returns good"
For the full list see http://www.countrylife.co.uk/news/article/296823/Top_ten_overseas_investments_for_2009.html