NRIs continue to look for changes in policies with regards investing in Indian real estate (‘Flexible policies are the need of the hour’). Continuing from a recent post on “NRIs for real estate investment in India – Know the simple Rules” here is an interesting article with infographic from Economic Times
Investments in property have earned insipid returns in the past few years. Find out why this trend is likely to continue for some time.
If you go by what real estate developers, housing finance companies and property agents say, this is the best time to invest in property. Or is it?
A recent research report by consultancy firm Knight Frank shows that home prices in eight major cities rose very tardily in the past three years.
In some markets, including the National Capital Region (NCR) and Kolkata, property prices have actually come down since 2014. Of course, this is not true for the entire real estate market. While prices have come down in some markets, some cities have witnessed a consistent rise. Within cities too, some pockets have done poorly, while others have flourished.
This is why ET Wealth assumed four different growth rates to see what investors can gain from real estate. We assumed that the buyer would put a downpayment of Rs 10 lakh and take a home loan of Rs 50 lakh (at 8.5%) to buy a property. Another Rs 6 lakh would be spent on legal costs and registration, taking the total cost of property to Rs 66 lakh.
How much will you earn from real estate Returns from property will depend on the expected rise in prices and could vary significantly across locations and cities. Here’s how much buyers would earn if property prices are assumed to rise at four different growth rates.
Assumptions: Buyer in 30% tax bracket. He earns monthly rent of Rs 10,000, which will rise by Rs 1,000 every year. Buyer also claims Rs 2 lakh deduction for home loan interest. IRR formula used for calculating returns. Home loan EMI is Rs 43,391 for 20 years at 8.5%
We then looked at the situation after three years. If the property prices rose by 3%, the investor would be in Rs 7.86 lakh in the red. Even though he earns rent (Rs 10,000 a month increasing by Rs 1,000 every year) and claims tax deduction (Rs 2 lakh) on the home loan, he pays 8.5% on the loan while the asset grows at 3%.
What would the investor have earned had he chosen to buy gold? Instead of the downpayment and legal costs incurred on buying the property, had he put Rs 16 lakh in gold and bought Rs 43,391 worth of the metal every month (the home loan EMI), his investment would be worth Rs 33.8 lakh in three years, assuming gold prices rose 3% every year.
Our calculation assumes that the buyer starts earning rent and saving tax from day one. If there is a delay in getting possession (not rare in the current situation), the returns would be lower. If property prices rise 6%, the investment would nearly break even in three years. But it would still be far less than Rs 36.2 lakh accumulated by investing Rs 16 lakh lump sum and a monthly investment of Rs 43,391 in a fixed income option that earns 6%.
Similarly, if property prices rose 9-12%, the investor would make money but still have less than what he could have earned from hybrid funds or equity schemes. As things stand, property prices are not likely to move up too much in the next couple of years.
The Knight Frank study does not paint a very rosy picture. The huge number of unsold units (more than 1.8 lakh in the NCR) and the long time taken to sell a property (up to 35 quarters in Faridabad) are worrying signs that point to a dull future. “Property is not likely to move up significantly in the next 2-3 years,” says Gulam Zia, Executive Director, Advisory, Retail & Hospitality, Knight Frank .