To start with, you first want to consider your skills and capability. As a property investor you should not sell your properties just for the sake of ‘flipping over’, otherwise you are no different from a Property Vendor. More often than not a Property Investor will loose money when selling the investment on short notice again. However, if there is no sale, then there will be no money to purchase the next property. The property investment should be part of an asset allocation, besides saving deposits, bonds, gold and stock. So the investor should use ‘cold cash’ or long term- debt. The Property Investor should have two goals : cash flow and capital gain. This is the property investors specialty, because other investment will only give you one benefit.
It has been a busy 3 months since the last time we looked into ‘how best to invest’.
Sorry, to have you waiting.
Today we will look into “Selecting your role” in property investment as a Property Investor or Property Vendor. We get into some details and look at a few figures too.
Do you actually think to become a property Investor or be a Property Vendor?
To start with, you first want to consider your skills and capability. As a property investor you should not sell your properties just for the sake of ‘flipping over’, otherwise you are no different from a Property Vendor. More often than not a Property Investor will loose money when selling the investment on short notice again. However, if there is no sale, then there will be no money to purchase the next property. The property investment should be part of an asset allocation, besides saving deposits, bonds, gold and stock. So the investor should use ‘cold cash’ or long term- debt.
The Property Investor should have two goals : cash flow and capital gain. This is the property investment specialty, because other investment will only give you one benefit.
A good Property Investor must have these skills:
1. Being able to make the right decision what type of property to aquire.
There are many choices for investment such as shops, residential building, boarding house, commercial building, apartment, condotel or villa. In theory the return on investment (ROI) for residential is
3 to 5 % p.a, a boarding house could have 8 % p.a, commercial building 8 %, a condotel also has 8 % and a villa has 8 to 10 % p.a.ROI Which one do you choose?
2. Have to be able to make a decision about which area to select with a very high cash flow (targeting and interest rate higher than bank interest (KPR))
Here we look at a real example:
- a 2 storey house in Pemogan - Denpasar, priced Rp. 1,5 Billion. Rental income maximum Rp. 50.000.000/year
the gross ROI would be 3.3% p.a. If you live in Denpasar, please have a look around and you will find the same ROI for almost all of such properties.
- a Villa in Ubud. Price Rp.2,5 Billion. Rental income Rp.250.000.000/year (gross ROI 10 % p.a)
An amazing difference, -right? For those who own a house in Denpasar, best to sell your property quick and buy in Ubud. Please make sure you buy via Ubud Property. (Makes your investment safe and us happy too :o )
3. Must have the ability to organize a purchase including debt management.
Not everybody has cold cash right? A solution other than waiting for your inheritance is getting the money from KPR/home loan. Make sure you are the right candidate to get money from Bank. Make sure you can organize well all your personal documents, decrease your consumptive debt and make sure your loan repayment every month is close to 30 % from your total income. In fact it is a very bad idea for an Investor to pay his debt using the basic salary or from other personal income. You should use the cash flow or total earnings from the investment’s rental income to pay the loan. Cool, right? If you buy in Ubud, this is possible.
4. Being able to manage the property, so you can create a good cash flow and maintain the property condition well. There are indeed two skills needed:
1). To market the property so that it can be rented out at a good price. It is a good idea to select a reputable management/rental agency which can help you to find well paying tenants.
2). To manage the property so the tenants like to stay, and give recommendations. Make sure the property stays in top rentable condition. Not so easy to do on your own.
The good news, there is an out source for this and an effective management company which can help you to achieve a great result at a fair fee. We are humble and do not want to mention the name of UbudProperty here :o )
There are some people like Robert Kiyosaki and Dolf de Ross, who became great role models in business. They taught us to have passive income so we can retire young. My ex-boss is a highly successful banker. With exactly that way, he now owns many units. Actually, these days I am assisting an American Investor to explore Ubud. He owns 350 units apartments in Canada and Hawaii with the same business principle, based on the above.
So how can people buy a property without capital, without debt anytime and anywhere? This is when we will talk about the Property Vendor. I will explain all in the next edition.
May this be useful and start you off to your own riches !!
Cheers,
Dani
www.ubudproperty.com
PS: If you have any question about property, property’s law, please WA me to +6281353333000 or email to dani@ubudproperty.com
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INVESTASI PROPERTY YANG BENAR (3)
Whoaa, ternyata ini sudah lewat 3 bulan setelah #sharing saya yang terakhir. Padahal kayaknya belum lama. Musti belajar #konsistensi nih
Okay sekarang kita #share tentang selecting your role di bisnis property, as an investor or pedagang ? Di dua edisi ini tulisannya akan panjang karena ngomong agak details dan sedikit angka, so kursi empuk dan kopi silahkan disiapkan J
Jadi property investor atau pedagang property? Sebaiknya disesuaikan dengan skills dan kemampuan masing – masing. As an property investor sebaiknya jangan sering – sering jual, otherwise sebenernya pedagang juga dong. Dalam kondisi normal, Investor sebenernya “rugi“ lho kalo jual investasinya (ntar saya jelasin hitungannya ya). Tapi kalo engga jual, duit buat beli yang berikutnya dari mana? Investasi property ini harusnya bagian dari asset allocation, selain deposito, reksadana, emas dan saham. Jadi belinya seharusnya pake uang dingin, atau pake hutang jangka panjang. Investor property seharusnya menyasar 2 jenis keuntungan, yaitu #cashflow dan #capitalgain. Ini yang membuat investasi property menarik dibanding jenis investasi lain karena biasanya investasi lain hanya memberi salah satu saja.
Nah as an investor, skills yang wajib dimiliki adalah :
1. Menentukan jenis property yang sesuai.
Pilihannya sebenarnya banyak, contohnya ada kios, rumah tinggal, kost-kostan, ruko, apartment, condotel, atau villa. Teorinya rumah tinggal itu ROI nya 3-5% p.a; kost – kostan bisa 8%, Ruko rata-rata 8%p.a, condotel janjinya 8% p.a, villa 8-10%p.a. Silahkan pilih yang mana.
2. Menentukan area yang cash flow nya tinggi (targetnya diatas bunga KPR).
Contoh real case nih, rumah 2 lantai di Pemogan - Denpasar senilai 1,5M harga sewa nya max 50jt/tahun (Gross ROI 3,3%). Jika Anda tinggal di Denpasar, please look around dan akan ketemu angka yang sama.
Villa di Ubud seharga 2,5M hasil sewanya 250 juta/tahun (Gross ROI 10%). Bedanya jauh kan? Yang punya rumah sewaan di Denpasar buruan jual dan beli villa di Ubud. Belinya lewat Ubud Property ya :D
3. Mengatur pembiayaan untuk pembelian, termasuk mengelola hutang.
Tidak semua orang punya uang cash kan? KPR bank salah satu opsi. Pastikan kita layak untuk dapat KPR. Pembukuan pribadi dirapiin, rekening bank rajin di print, dokumen identitas diri lengkap, kurangi hutang konsumtif, dan pastikan besar total cicilan nantinya adalah 30% dari total pendapatan.
Idealnya, haram hukum nya buat investor pro untuk bayar cicilan KPR pake gaji atau hasil usaha pribadi. Hasil sewa atau cash flow wajib menutup cicilan hutang, bahkan ada sisa. Keren kan? Kalo belinya di Ubud bisa gitu lho
4. Mengelola property agar menghasilkan #cashflow dan tetap terawat.
Skills nya dibagi 2, memarketingkan property nya agar tersewa dengan harga optimal, dan mengelola property nya agar penyewa betah, mau bayar mahal, dan property tetap terawat baik. Kabar baiknya ini bisa di outsource. Ada property management company yang bisa bantu dengan biaya yang fair dan hasilnya lebih bagus daripada di manage sendiri. Di Ubud ada lho, ehm ehm ehm ....
Bagi beberapa orang seperti Robert Kiyosaki dan Dolf de Ross ini adalah bisnis model yang mereka ajarkan untuk menghasilkan #passiveincome agar bisa #retireyoungretirerich. Mantan boss saya di bank juga dahsyat. Dengan cara yang sama, sekarang portofolio nya sudah belasan unit. Saat ini saya sedang assisting investor Amerika untuk explore Ubud, yang sekarang punya sekitar 350 unit apartement di Canada dan Hawaii dengan model bisnis yang sama.
Lha trus yang beli property sejumah anak tanpa modal, tanpa hutang, kapanpun, dimanapun, berapapun – itu gimana? Itu untuk pedagang property. Saya bahas di edisi berikutnya ya. Semoga bermanfaat !
Cheers,
Dani
www.ubudproperty.com
PS : jika ada pertanyaan tentang property dan hukum property, silahkan wa ke +6281353333000 atau email ke dani@ubudproperty.com
