With the British pound at a 31-year low, there are immediate advantages to investing in the UK market. The currency exchange means you can get a lot more for your money. Add to that low interest rates, and the supply/demand imbalance and the returns on investment look promising, thanks to stable home prices and rentals.

You can start earning a rental income immediately by buying secondary stock.

So, what should you look for when buying a completed property?

•     Length of lease – check this is reasonable. Over 100 years is acceptable.

•     Age of building – remember that while a completed property may not be in the same pristine condition as a new one, you will be able to add equity by renovating to improve its condition.

•     Organise your finances – having an Agreement in Principle arranged with your bank or mortgage lender will put you in a stronger position than other buyers as you will know how much you can borrow, without affecting your credit score.

•     Service charge - this is often lower with an older property, potentially increasing the investment yield. 

•     Resale potential – consider the property’s aspect and view and how it may be impacted in future as this will affect its value. This is easier to judge when a property is completed and can be viewed, and is a very important consideration in areas like Canary Wharf.

•     Move quickly once you’ve put an offer in.

Investment Opportunities

Unison, Churchway, London, NW1

-             One-bedroom apartment

-              6/F, 506 sq ft,

-              Price from £720,000

-              Great location in Zone 1, only 3 minutes’ walk to Euston station and a short walk to Regent’s Park

-              Close to University College London and the British Library

-              Excellent rental investment opportunity or for use as a pied-a-terre

Horizons Tower, Yabsley Street, London, E14

-             Stunning two-bedroom apartment with two bathrooms

-              6/F

-              Price from £600,000

-             Balcony with excellent view

-              Private residents’ gym

Craig Tower, Aqua Vista Square, London E3

-             One-bedroom apartment

-              570 sq ft

-              Price from £350,000

-             Courtyard and canal views

-              Situated in trendy Bow, minutes from Canary Wharf’s financial centre

-              Apartments are finished to the highest standard

-              Currently let for 1 year

For JLL International Residential Property listings, please click here.

For more information on investing in overseas homes, visit our dedicated webpage, or contact us at +852 3759 0909 / irp.hk@ap.jll.com or click here for enquiries. 

15 Oct 2019

有意購買已完工的英國物業?
英鎊跌至31年低位。以本國貨幣計算,英鎊的價格變得低廉,令投資英國立即變得便宜。英國目前的低利率,以及供求失衡,加上投資回報理想,令樓價及租金平穩發展。

你可購買二手物業從而立即賺取租金收入。不過,購買已完工的物業有甚麼值得注意的地方?

•     租約期 – 超過100年是合理水平。

•     樓齡 – 已完工的物業未必如新樓一樣完好如新,你或需要加添設施或裝修單位,改善物業的環境。

•     財務計劃 – 與銀行或按揭提供者達成原則協議,有助你了解自己的貸款額,同時不會影響信貸評級。

•     服務費 – 樓齡較大的物業一般較低,因此有利增加回報。

•     轉售潛力 – 考慮物業的坐向及景觀,以及未來會否改變。這樣會影響物業的價值。已完工的物業可以實地考察,這對金絲雀碼頭等地區的物業非常重要。

出價後就快速行動

投資機會

Unison, Churchway, 倫敦, NW1

-             一房單位

-              位於6樓,面積506平方呎

-              售價720,000英鎊起

-              位置倫敦第一區的優越位置,只需3分鐘步程即可前往尤斯頓站,攝政公園近在咫尺

-              鄰近倫敦大學學院及大英圖書館

-              提供優越租務回報或用作第二住宅

Horizons Tower, Yabsley Street, 倫敦,E14

-             兩房單位及有兩間浴室

-              六樓

-              售價600,000英鎊起

-             附設露台,外望開揚景觀

-              住客專用健身室

Craig Tower, Aqua Vista Square, 倫敦 E3

-             一房單位

-              570 平方呎

-              售價350,000英鎊起

-             庭院及運河景觀

-              位於堡區內,金絲雀碼頭一帶的金融中心近在咫尺

-              單位質素達最高水平

-              目前已出租1年

請按此查詢仲量聯行的海外住宅物業資料

如欲索取海外住宅物業的資料,請查看專用網頁,亦可致電+852 3759 0909 ,電郵至irp.hk@ap.jll.com或按此查詢。

15 Oct 2019

2020 will be here before we know it—and with it, Tokyo will welcome the Olympic Games. As the city looks forward to hosting the event, with all the tourism benefits it will bring, Japan’s housing market remains upbeat.

Strong capital appreciation, stable rental yields, a weakening yen, and buoyant demand continue to attract international investors to buy Japanese homes.

Japan’s overall residential property price index rose by 4.7% in January 2017 from the same period last year, according to the Ministry of Land, Infrastructure, Transport and Tourism (MLIT).

In Tokyo, existing condominium units’ average prices rose by 3.1% during the year to end-Q1 2017, according to the Land Institute of Japan (LIJ).

That’s why Mandy Wong, Head of International Residential Property Services at JLL Hong Kong, believes international buyers should consider what investing in Tokyo could mean for them.

“The Bank of Japan’s negative interest rate policy, coupled with the relatively weak yen, means that overseas investors can make substantial returns," she says.

The current appeal lies in the positive yield spread between real estate assets and the cost of capital. Banks are left with few investment alternatives than to lend to real estate at “ridiculously cheap” rates, according to research from Price Waterhouse Cooper Asia Pacific.

High housing occupancy levels and stable rents offer investors a steady income stream, with returns looking especially promising on properties in areas such as Shibuya, the wealthiest of Tokyo’s five central wards.

Shibuya is being heralded as Japan’s Silicon Valley, attracting demand from the country’s fast-evolving tech industry. Designated a “national strategic special zone”, it is now is undergoing rapid change. Large office and retail redevelopments are re-establishing it as a major business and retail centre.

Shibuya enjoyed the highest nominal wage growth from 2010 to 2016, according to data from Ministry of Internal Affairs Japan. In turn, this increase in earnings is expected to drive demand for purchasing and renting higher quality housing in central Tokyo.

To meet that demand, several new residential developments are already under construction in Shibuya, with some expected to launch to the market as soon as 2020.

For JLL International Residential Property listings, please click here.

For more information on investing in overseas homes, visit our dedicated webpage, or contact Mandy Wong

15 Oct 2019

2020年奧運會將於東京舉行。東京目前已大力準備,當地的住宅市場前景,預料會受惠於旅遊業興旺而變得樂觀。強勁的資產升值、穩定的租務回報、日圓疲弱以及有利可圖的市道,吸引國際投資者來日本置業。

日本國土交通省的資料顯示,2017年1月,日本整體物業價格比去年同期上升百分之4.7。另外,東京的住宅單位價格,至2017年首季尾的過去一年內,上升了百分之3.1。

仲量聯行港區董事兼國際住宅物業服務主管黃嘉欣認為,海外買家可考慮在東京置業,因為可以帶來豐厚回報。她說:「日本銀行負利率措施,加上疲弱的日圓,可為海外投資者帶來不俗回報。」

羅兵咸永道的研究顯示,目前的吸引力在於物業及資產成本的利差。除了以低利率借款投資物業外,銀行只有少量投資選擇。

入住率高企及穩定的租金回報,為投資者提供了穩定收入。涉谷是東京中央五個區域中最貴重的地段,其物業回報更是可觀。涉谷獲譽為日本的矽谷,是國內科技企業的集中地。東京都是其中一個日本政府提出的國家戰略特區,計劃下的區域正面臨快速轉變。大型辦公室及零售物業重建,將帶領該區成為主要的商業及零售用地。

日本總務省的資料顯示,自2010年至2016年,涉谷有最高的名義工資增長,連帶提高了購買及租用東京中部高質物業的需求。

為應付需求,涉谷不少新建設已經動工,最快預料於2020年落成。

按此查看仲量聯行國際住宅物業的資訊。

如欲投資海外物業,請查看有關網頁,或聯絡黃嘉欣

15 Oct 2019

東倫敦的住宅物業市道一直落後於其他區域。隨著該區更新面貌,買家及業主湧至該區尋找機會,令東倫敦成為新興住宅物業區域。由政府帶領市區更新項目,成功提升東倫敦的面貌,為泰晤士河兩岸的區域,提供了物業增值的機會,增幅更會超過其他區域。

 

仲量聯行國際住宅物業部主管Caroline Palmer表示,東倫敦有較佳的投資增長回報,而且交通及社區設施大大改善,是買家尋找未完成項目的理想地段。住宅市場轉售市場中,我們見到有不少單位改頭換面,而且接近完成。較遲才完工的項目,亦幾個月後也同樣落成。買家很樂意買下單位投資,我們需要不少單位用作轉售,目前於史特拉福的次級銷售市場規模有限。

 

英國住宅研究部董事 Neil Chegwidden 指出,市場將會適應新的政治及經濟環境,而東倫敦的市道將回到英國脫歐前的狀態。

 

眾所週知,物業買家及投資者都希望尋中倫敦以外較有價值的物業。由現時直至2021年,倫敦每年缺少約20,000個單位,而東倫敦正是新供應的來源。不過,不僅是物業市場向東倫敦推進,不少企業都打算於該區設置辦公室。

 

倫敦眾多區域中,斯拉福特擁有最多租金及樓價相宜的物業。東倫敦其他區域,包括金絲雀碼頭 – 它會受惠於橫貫鐵路通車後大大縮減行車時間 -- 皇家碼頭、堡區、景寧鎮及薩里碼頭,都是樓價上升的區域。

 

仲量聯行位於這些區域的單位中,開放式間隔售價由33萬英鎊起;一房單位41萬英鎊起;兩房單位61萬鎊起,而三房單位則由70萬鎊起。英國脫歐後,英鎊兌其他主要貨幣呈現弱勢。脫歐前景漸見明朗,是投資倫敦物業的理想時間。我們預期今年物業價格維持穩定,對一手及二手物業的需求會略為增加。

 

大倫敦區的租金預測,預料由2017年至2021年間,每年有百分之19.9的增幅,較中倫敦的百分之13.1高。至於樓價,大倫敦區會有百分之19.2的增幅,而中倫敦則有百分之15.8。東倫敦物業的平均呎價為625英鎊,是倫敦最低的區域,更只及中部及西南部三分之一。這些區域的平均呎價為1,750英鎊。

 

Neil Chegwidden 表示,與貴價區域相比,過去幾年價格較低的區域有資產增值較大。從前較少人注目的地區,現時需求愈來愈高。

 

為手購買轉售物業? 有不少理由支持於轉售市場買賣倫敦物業。

 

Caroline Palmer認為,買家或未有於物業推出時購入單位,但其後了解到物業的增值空間,一如史拉福特,他們將會有興趣投資該區。物業進入轉售市場,因為舊業主於物業完工前已獲得可觀回報。因此他們會投資其他項目,或避免項目完工而要支付按揭及印花稅。

 

Caroline Palmer又透露,如果買家於斯拉福特以36萬英鎊買下單位,他只需要於完工前支付百分之10的訂金,但現時或升值至41萬鎊。物業投資附帶風險,但轉售市場是逃生門。如要獲利,最重要是把握時機。

 

如欲獲得更多國際物業轉售服務的資料,請聯絡Caroline Palmer。

15 Oct 2019

Underdeveloped in years gone by, East London has reinvented itself as a residential property hot spot, with both buyers and landlords drawn to the area following its large-scale regeneration.

The success of government-backed gentrification initiatives on the banks of the River Thames has opened the doors to potential property price gains that are expected to surpass all other parts of London.

According to Caroline Palmer, Senior Manager with our International Residential Properties Services team, East London is “really popular with people looking for pre-completed properties. They have more room for investment growth, and there’s been a significant investment in transport and amenities in the area.”

In the residential re-sales market, we currently see a great deal of activity for “flipped” units that are near to, or a few months away from, completion.

“People are so keen to buy and invest, we need a larger stock of apartments for re-sale, particularly as Stratford doesn’t have a huge secondary sales market,” explains Palmer.

“We expect the market to acclimatize to the new political and economic environment and for East London’s place on the global stage to return to its pre-Brexit status,” adds Neil Chegwidden, Director with our UK Residential Research team.

It’s no secret that both home owners and investors are looking beyond Central London for “better value” properties, with East London providing much-needed supply in a capital city with a shortfall of around 20,000 new flats annually between now and 2021. But the property market is not the only sector that has its eye glued on East London. Businesses keen to expand their foothold in London are turning to the borough as well.

Stratford currently stands out from the pack, boasting the most affordable residential rentals and sales prices in London. Other prime contenders for price growth in East London are Canary Wharf—which will move within closer reach to the City once the new Crossrail station opens next year—Royal Docks, Bow, Canning Town and Surrey Quays.

JLL’s existing stock of apartments on the secondary market across all these residential areas includes a mix of studios starting from £330,000; one-bedroom flats from £410,000; two-bedroom units that start from £610,000; and three-bedroom apartments, from £700,000.

The relatively weaker position of the British pound against other major currencies while Brexit bumps are ironed out makes this an opportune time to invest in London property. We forecast sales prices to remain relatively stable this year, while demand for new and secondary homes is expected to increase slightly.

Greater London rental prices are forecast to rise by 19.9% annually from 2017 to 2021, versus Central London growth of 13.1%. As for house prices, we expect Greater London to rise 19.2%, compared to 15.8% growth for Central London developments.

The average price for residential properties in East London is £625 per square foot (psf), currently the lowest in the city and just one-third of prices in London’s Central Southwest area, which stand at £1,750 psf.

“Cheaper London boroughs have witnessed greater capital value growth compared with more expensive boroughs over the last couple of years, while previously less popular locations have seen higher demand,” comments Chegwidden.

Why consider the re-sales market?

There are any number of reasons to buy or sell London property via the re-sales market.

Maybe a buyer didn’t buy at the time of a development’s launch and later reconsidered and understood the potential for investment growth, reveals Palmer. “Once a buyer knows that the area is up-and-coming – like Stratford – they become more interested to invest and reap returns,” she notes.

Properties may enter the re-sales market because their owners made a sizeable gain on their initial investments ahead of their units’ completion. In these cases, owners may want to reinvest their gains elsewhere, or avoid paying mortgage costs or stamp duty on a completed property.

“If an owner bought a flat in Stratford for £360,000, they might only have put down a 10% deposit ahead of completion,” adds Palmer. “Yet, the property may now be worth £410,000.”

As with every investment there is inherent risk in property transactions, but when the chips are down in the residential re-sale market, the exit door stands open. The key to success, as always, is timing…

For more information about our International Residential Property Resales services, please contact Caroline Palmer

 

15 Oct 2019

自6月脫歐公投後,倫敦未來作為世界巨型總部的地位備受考驗。僅僅幾個月之後,這些疑慮已一掃而空。科技巨擘蘋果公司是其中一間對英國市場充滿信心的企業,更宣布將英國總部遷至巴特西發電站。其他企業短期內亦會較法。

巴特西發電站是英國二級重點保護歷史建築物。發電站及附近一帶九榆樹區正在重建,整個工程成本約為165億鎊。蘋果公司簽下合約,承租當中50萬平方呎共6層樓面,並計劃在2021年,將分散在倫敦8個工作地點,約1400名員工遷入 。蘋果公司是首家遷至當區的企業,並佔用發電站四成的樓面面積。這顯示大型企業對此備受爭議的項目投下信心一票。

仲量聯行國際住宅物業服務部副董事 Mark Elliott 認為,不只是發電站會受惠於蘋果公司的決定,更多富裕人士會遷至該區,同時不同種類的商舖及酒吧會開業,應付居民的需求。他指,該區將出現「貴族化」,並形成一股新趨勢。

今次的租務交易,是倫敦西部20年來最大宗的成交,更是蘋果公司於美國以外其中一間最大的辦公室。英國財政大臣夏文達更視之為對英國經濟投下信心一票。他表示:「蘋果公司的決定,大大增強倫敦作為全球科技樞紐的地位,同時展示英國是面對下一波科技革命的重要地方。」

除了蘋果公司,Google亦簽下位於國王十字車站新總部樓租約 ,而Facebook 落實租用牛津街辦公大樓。Mark Elliott認為,蘋果公司及Facebook揀選這些地點,是由於附近一帶的基建大大改善。不少住宅買家已看準這一點,買下這些物業的回報將會上升。

九榆樹區是另一個很好的例子。此區將會有兩個地鐵站於2021年落成,而且新的美國大使館更只是幾百米之遙。鄰近Facebook位於托特納姆宮路新辦公室的橫貫鐵路,是戰後倫敦最大的基建,將改善市內交通,並大大縮減交通時間。

除了科技巨企,不少著名銀行都物色新地方作為辦公室。富國銀行集團於脫歐公投三星期後,斥資3億英鎊買下位於法靈頓及老街之間的中央33號。此地有方便快捷的交通前往西敏區及市中心。今次交易,是倫敦物業市場需求旺盛又一例證。

倫敦一直吸引著世界各地的大型銀行,但仍有人與質疑長遠而言,倫敦的地位難以預測。直至里斯本條約第50條啟動,以及英國脫歐塵埃落定之前,不同行業的大型企業仍會以倫敦為基地,當地的物業投資者將大大受惠。

Mark Elliott總結時表示:「這些公司來倫敦並不是兒戲。管理層知道投資在這裡,未來會有甚麼得益。」

如欲獲得英國物業市場更多資料,請聯絡Mandy Wong。

15 Oct 2019

JLL has recently formalised a strategic alliance with CORE, a leading Manhattan residential real estate brokerage firm. The JLL/CORE alliance will focus on the sale of to-be-built residential condominium units to buyers in Asia through JLL’s long established International Properties group.  

Founded in 2005, CORE is a forward-thinking brokerage firm providing “a boutique, full-service consulting platform for agents and developers to grow and strengthen their businesses.”   Since its establishment the firm has grown to encompass over 170 real estate professionals and staff, with New York offices in Chelsea, Flatiron, Union Square, Madison Avenue and Brooklyn. CORE has overseen the sale of more than thirty new development projects – resulting in over $5bn in sales to date.

As the global market leader, JLL’s International Property team has the strongest global relationships with the most active investors seeking these residential investment opportunities. Through weekend exhibitions, cocktail receptions, and personal meetings, our broker network has a proven track record of selling off-plan residential units to foreign investors. As an ever-increasing number of foreign investors seek residential opportunities in key U.S. markets, the expansion of our services into the New York City market will allow us to deliver opportunities to those investors. The new partnership will also allow JLL and CORE to provide advisory services directly to developers as they contemplate pre-construction design metrics such as unit size, bedroom count and amenities. 

Spearheaded by JLL Vice President Gavin Morgan, the alliance between JLL and CORE will combine our institutional approach with CORE’s proven expertise in residential brokerage, to offer a service which is otherwise unavailable in the New York City market.

“Such a mutually beneficial arrangement between CORE and JLL provides a win-win for both of our firms’ respective clients. We now have unrivalled, market leading access to Asia’s largest pool of buyers, married to New York’s best access to new developments in  Manhattan, Brooklyn, Queens and New Jersey,” says Morgan.  “Our uniquely collaborative culture also enables us to leverage relationships both sides of the Pacific to ensure maximum exposure in Asia to the best purchasing opportunities in New York City.”

If you are interested in learning more about this new dimension of our Investment Sales business or know of a developer that would benefit from a unique approach to capturing foreign demand for residential units, please contact Gavin Morgan.

15 Oct 2019

First the vote for Brexit and now the vote for Republican nominee Donald Trump – both shocked the world, but what consequences can be expected for the UK property market following the U.S. election?

The stock market’s knee-jerk wobble in the immediate aftermath of the election may have been predictable, but the long-term impact of Trump’s triumph on international events remains uncertain. The new US president-elect is an unknown political entity and his election has led investors to seek safe-havens for their funds. Stable refuges such as gold and prime central London property are being viewed as concrete options for many companies and investors looking to move their investments out of the U.S.

Regarded as a safe investment, London property offers people from around the globe a variety of residential options guaranteed to generate a sound return on investment.  In addition to demand from U.S. investors, Mark Elliott, an Associate Director with JLL’s International Residential Property team in Hong Kong, anticipates numerous other foreign property buyers will now look towards the UK instead of America.  He also expects buyers from the Middle East and Asia, who may have taken offence to Trump’s inflammatory rhetoric on immigration, to be especially likely to invest in London real estate ahead of that in the U.S.

Since the presidential vote the British pound has made significant gains against the U.S. dollar – rising 1.2%. Barring a series of interest rate hikes, this minor improvement will help ease some of the post-Brexit inflationary pressure in Britain. It may also lead to dollar-rich buyers, who have previously been wary of the UK market owing to recent currency fluctuations, gaining confidence and deciding to buy before the U.S. dollar begins to weaken. While Americans haven’t historically been prolific buyers in London, Elliott predicts that more U.S. citizens and those residing in countries with currencies pegged to the greenback may now begin to lay down foundations in the British capital.

During  these uncertain times, the UK’s benign corporation tax, mid-level residential property tax, beneficial GMT time zone for business, international business language,  huge depth of markets and talent, and top class educational institutions continue to catch the eye of the cautious property investor.

The predicted boost to the UK market is likely to only involve Central London, with Nine Elms in Battersea– home of the new U.S. embassy – as a possible destination for disenchanted Americans looking to move. Currently only 2 to 3.5 per cent of prime Central London buyers originate from North America, but with Trump’s election that may be about to change.

For more information about the UK property investment market, please contact Mark Elliott.

15 Oct 2019

Manchester, often considered Britain’s second city behind London, is undergoing something of a revival, with amenities to match its rival in the south. £800 million has been invested in Manchester’s Airport City and £110 million in The Factory, an impressive theatre and arts facility worthy of West End performances. So it was perhaps only a matter of time before the city also sought to replicate one of London’s most fashionable addresses and develop the “Mayfair of Manchester”.

Built on eight hectares surrounded by the River Irwell, the Castlefield conservation area and Manchester city centre, St. John’s – a new development from Allied East – hopes to live up to the name it was given in an original design brief.

Mark Elliott, Associate Director with JLL's International Residential Property Servicesteam, believes the moniker is justified, likening the development to an opportunity to “buy in Mayfair in 1990.”

With the likes of Soho House already expressing interest in the project, he says it won’t be long until the other big players of the London scene start to take hold of the opportunities to open boutiques, bars and Michelin-star restaurants. “Once that begins to happen the money will start to flow in and in turn there will be large appreciation upon investments,” Elliott adds.

JLL’s UK Residential Research team expects house prices in the North West of England to increase over the next five years, building on 5.5% growth in Manchester in the twelve months to the end of Q2 2016. “These are the locations where scale on a per asset basis is easier to achieve,” explains Adam Challis, Head of UK Residential Research in a recent investment report, “Into the Mainstream”. With investors seeking to diversify their portfolios and increase return-on-investment, UK cities outside of London are becoming ever-more appealing.

But for many buyers, lifestyle is increasingly important too, and by forging a community around its residential units, St. John’s aims to integrate itself into the fabric of its city long-term and offer its residents enriching experiences. They will also have a choice of spaces to fit their individual lifestyles, from low-rise apartments to penthouses, lofts and high-rise living.

 The expected establishment of workspaces of all sizes, commercial workshops, retail outlets, cafés and studios, will transform the area into an attractive destination for a youthful, technologically savvy demographic to both do business and unwind.  “By encouraging entrepreneurs, innovative companies, artists and designers to develop their craft within the development and then to engage with the wider community,  St. John’s will stimulate local economic growth and that in turn will lead to higher returns on investment,” says Elliott.

“There is an opportunity here, but it will not be available for long,” he warns. “Buy in now to be part of one of the most exciting, but under the radar, regeneration projects in the UK.”

For more information about St John’s or investing in UK Property, contact Mark Elliott.

15 Oct 2019