{"id":14570,"date":"2022-07-22T09:46:37","date_gmt":"2022-07-22T09:46:37","guid":{"rendered":"https:\/\/www.bayut.com\/agentportal\/?p=14570"},"modified":"2022-09-08T13:47:57","modified_gmt":"2022-09-08T13:47:57","slug":"3-rates-of-return-every-real-estate-agent-should-know","status":"publish","type":"post","link":"https:\/\/www.bayut.com\/agentportal\/3-rates-of-return-every-real-estate-agent-should-know\/","title":{"rendered":"3 Rates Of Return Every Real Estate Agent Should Know"},"content":{"rendered":"\n<ul><li><a href=\"#rental-yeld\">Defining Rental Yield<\/a><\/li><li><a href=\"#what-is-rate\">What Is Rate Of Return<\/a><\/li><li><a href=\"#determing-rate-of-return\">Determining Rate Of Return<\/a><\/li><\/ul>\n\n\n\n<p>Rental yield is a common figure thrown around in the UAE real estate investment market. While this metric is useful to quickly compare the profitability of different properties, it has various pitfalls. Savvy property investors know this; hence they don\u2019t focus on yield but rather on other rates of return. If you cater to investor clients, it\u2019s important to talk the talk and have clients understand that you are competent and well informed about the financial implications of investing in property. <\/p>\n\n\n\n<p>In this article, we look at what rental yield is, why it can be an inaccurate representation of property gains and other metrics which can be used to analyse property investments more accurately.<\/p>\n\n\n\n<h2 id=\"rental-yeld\"><strong>What Is Rental Yield?<\/strong><\/h2>\n\n\n\n<p>Rental yield shows the profit potential for investment properties by measuring the gap between the income you can generate from the property and the purchase cost. This is done by dividing the annual rent by the property&#8217;s price.<\/p>\n\n\n\n<p>Let\u2019s look at an example:<\/p>\n\n\n\n<figure class=\"wp-block-image\"><img src=\"https:\/\/lh6.googleusercontent.com\/uDR2L0dVK2Z-i3v9MBQSJEc2yTP26koEzRE31_r5uMb43Ii9hRfuTxSItRpm7vQOzegZXE8r5n_g962BbDwu6NLRtUZl4GsE3CP3gOx3JO89iLHfrN5VGvakYUOXZbQPHQkb17rCYWJecHoOAohrTvM\" alt=\"rental yield\"\/><\/figure>\n\n\n\n<p>A 7.4% rental yield sounds like a great figure to quote, and in the UAE, agents throw rental yield around. However, there can be a huge error in relying solely on rental yield.<\/p>\n\n\n\n<p>Let\u2019s establish why rental yield is an inaccurate gauge of a properties return:<\/p>\n\n\n\n<h3><strong>Does not account for expenses <\/strong><\/h3>\n\n\n\n<p>Buying property comes with various additional costs such as maintenance, service charges, repairs, insurance, etc. It is important to consider these expenses when analysing investment deals as they can have a significant impact on return.<\/p>\n\n\n\n<h3><strong>Does not account for vacant periods<\/strong><\/h3>\n\n\n\n<p> While every investor wants their property to be occupied for 100% of the year, this is highly unlikely. The duration of the property&#8217;s vacant period depends on its location and demand in the area. During these vacant periods, you will not be earning rent hence, reducing your income and return. Accounting for vacancies when analysing the property will give you a more accurate vision of what to expect.<\/p>\n\n\n\n<h2><strong>Excludes the benefit of taking a mortgage<\/strong><\/h2>\n\n\n\n<p>When purchasing a property, most investors use a payment plan or a mortgage. With these tools, they make consistent monthly payments over several years to fund their investment. By using a mortgage, they can leverage their debt and earn higher rates of return as opposed to making a full cash purchase. This is due to principal reduction which decreases the total amount owed on the loan by using your rental income to pay for your mortgage.<br>Investors are looking for a rental income-generating business. They know about costs, and they critically analyse a property before even considering a purchase.<\/p>\n\n\n\n<h2 id=\"what-is-rate\"><strong>Focus on Rates of Return<\/strong><\/h2>\n\n\n\n<p>At this point, you may be asking yourself, \u201cWhat are rates of return?\u201d.<\/p>\n\n\n\n<p>These are calculations which compare your potential gains on an investment property with the amount you\u2019ve invested in the property. Property rates of return are usually expressed as a percentage and are essential to calculate for any investor client as they help determine whether the property is a worthwhile investment opportunity. In this article, we will focus on three rates of return including return on investment (ROI), Capitalisation Rate and Cash on cash return.<\/p>\n\n\n\n<h2 id=\"determing-rate-of-return\"><strong>How To Determine Rates Of Return<\/strong><\/h2>\n\n\n\n<p>Well, there are a few calculations we can look at and experienced investors know them all. Before we do that, let&#8217;s familiarise ourselves with the below investment terminologies:<\/p>\n\n\n\n<ul><li><strong>Net Operating Income (NOI)<\/strong>: Used to determine the revenue and profitability of an investment property by looking at gross annual rent and subtracting all operating expenses.<\/li><li><strong>Principal reduction<\/strong>:The concept of your tenant buying your property for you over time by paying off your mortgage using rental income.<\/li><li><strong>Cash flow<\/strong>: The amount of profit you bring in each month after collecting income, paying all expenses, and setting aside reserves for future repairs.<\/li><\/ul>\n\n\n\n<p>Let\u2019s take a look at how we can calculate different rates of return using the example below:<\/p>\n\n\n\n<p>Your favourite Aunt is considering buying a property in Town Square. You offer to help her understand the property&#8217;s rates of return and whether she should invest in the townhouse. Here are the property details:&nbsp;<\/p>\n\n\n<style>table#tableLeftHeader286484{font-size: 13px;}#tableLeftHeader286484,#tableLeftHeader286484 td,#tableLeftHeader286484 th,#tableLeftHeader286484 caption{border:0;}#tableLeftHeader286484 th[scope=\"row\"]{text-align: left;}#tableLeftHeader286484 .mobile{display: none;}#tableLeftHeader286484 .content td{text-align: center;}#tableLeftHeader286484 .content td{padding: 10px 0;}#tableLeftHeader286484 .content:nth-child(even) {background-color: #f7f7f7;}#tableLeftHeader286484 .content:nth-child(odd) {background-color: #D1EDE1;}#tableLeftHeader286484 th[scope=\"col\"]{text-align:center;}#tableLeftHeader286484 th[scope=\"col\"] div:nth-child(1){border-top: 2px solid #000000;display: inline-block;border-bottom: 2px solid #000000;padding: 2px 5px 3px;margin-bottom: 10px;}@media only screen and (max-width: 600px) {table#tableLeftHeader286484{font-size: 14px;}#tableLeftHeader286484 th[scope=\"row\"],#tableLeftHeader286484 td {display: block;}#tableLeftHeader286484 th[scope=\"row\"]{text-align: center; padding: 10px 0 0; font-size: 17px;}#tableLeftHeader286484 .desktop{display: none;}#tableLeftHeader286484 .content td div:nth-child(1){text-align: right; width: calc(60% - 10px);}#tableLeftHeader286484 .content td div:nth-child(2){text-align: left;font-weight: bold; width: calc(40% - 10px);}#tableLeftHeader286484 .content td div:nth-child(1),#tableLeftHeader286484 .content td div:nth-child(2){display: inline-block; padding: 5px; vertical-align: top;}#tableLeftHeader286484 .col-head{padding: 10px 0 5px;}#tableLeftHeader286484 .content td{padding: 10px 0; margin: 10px; background-color: #ffffff;}#tableLeftHeader286484{border-spacing: 0 15px;}}<\/style>\n<table width=\"100%\" border=\"0\" cellspacing=\"2\" cellpadding=\"0\" id=\"tableLeftHeader286484\" class=\"datatableleftheadfilled\" dir=\"ltr\">\n<tbody>\n<tr class=\"header desktop\"><\/tr>\n<tr class=\"header desktop\">\n<th scope=\"col\">\n<div class=\"col-head\">Cost of the property <\/div>\n<\/th>\n<th scope=\"col\">\n<div class=\"col-head\">AED 1.7M<\/div>\n<\/th>\n<\/tr>\n<tr class=\"content\">\n<th scope=\"row\">Down payment<\/th>\n<td>\n<div class=\"mobile col-head\">AED 1.7M<\/div>\n<div class=\"values\">AED 425,000<\/div>\n<\/td>\n<\/tr>\n<tr class=\"content\">\n<th scope=\"row\">Loan amount<\/th>\n<td>\n<div class=\"mobile col-head\">AED 1.7M<\/div>\n<div class=\"values\">AED 1,275,000<\/div>\n<\/td>\n<\/tr>\n<tr class=\"content\">\n<th scope=\"row\">Mortgage interest rate<\/th>\n<td>\n<div class=\"mobile col-head\">AED 1.7M<\/div>\n<div class=\"values\">4%<\/div>\n<\/td>\n<\/tr>\n<tr class=\"content\">\n<th scope=\"row\">Amortization period <\/th>\n<td>\n<div class=\"mobile col-head\">AED 1.7M<\/div>\n<div class=\"values\">25 years<\/div>\n<\/td>\n<\/tr>\n<tr class=\"content\">\n<th scope=\"row\">Annual rent<\/th>\n<td>\n<div class=\"mobile col-head\">AED 1.7M<\/div>\n<div class=\"values\">AED 125,000<\/div>\n<\/td>\n<\/tr>\n<tr class=\"content\">\n<th scope=\"row\">Monthly P&amp;I<\/th>\n<td>\n<div class=\"mobile col-head\">AED 1.7M<\/div>\n<div class=\"values\">AED 6,730<\/div>\n<\/td>\n<\/tr>\n<tr class=\"content\">\n<th scope=\"row\">Total first-year interest<\/th>\n<td>\n<div class=\"mobile col-head\">AED 1.7M<\/div>\n<div class=\"values\">AED 50,448<\/div>\n<\/td>\n<\/tr>\n<tr class=\"content\">\n<th scope=\"row\">Vacancy period (2 weeks)<\/th>\n<td>\n<div class=\"mobile col-head\">AED 1.7M<\/div>\n<div class=\"values\">AED 5,208<\/div>\n<\/td>\n<\/tr>\n<tr class=\"content\">\n<th scope=\"row\">Annual Service charges<\/th>\n<td>\n<div class=\"mobile col-head\">AED 1.7M<\/div>\n<div class=\"values\">AED 6,632<\/div>\n<\/td>\n<\/tr>\n<tr class=\"content\">\n<th scope=\"row\">Annual Insurance<\/th>\n<td>\n<div class=\"mobile col-head\">AED 1.7M<\/div>\n<div class=\"values\">AED 1,650<\/div>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n\n\n\n<h3><strong>Step 1: Determine Income And Operating Expenses<\/strong><\/h3>\n\n\n\n<figure class=\"wp-block-image\"><img src=\"https:\/\/lh5.googleusercontent.com\/pbC-HfOg04ePjYZUj4_Exz_SNcaoUMp8ZvLUSJgZpOoXS9I43TmDWDaSkLUFneq145LbyVqwv7Jg82EmHvzij6SMG53kJLO-fmwbk19E-l65FWrI2xl30PUV6C2248zMdZwUpjwoSJ7b49HBaoSW34w\" alt=\"\"\/><\/figure>\n\n\n\n<p>The first step in analysing an investment property is understanding its expected vacancy period and total operating expenses. Expenses can include service charges, property management fees, insurance, advertising costs, repairs, etc.<\/p>\n\n\n\n<p>Other expenses could include property management fees, utilities (for short-term rentals), repairs, advertising costs, etc.<\/p>\n\n\n\n<h3><strong>Step 2 \u2013 Financial Benefits Of The Investment<\/strong><\/h3>\n\n\n\n<figure class=\"wp-block-image\"><img src=\"https:\/\/lh5.googleusercontent.com\/1q05GgEESMblv5T2cle1yI29OB4evozmx4tiEVhlEP9mPntByjPG_lLnPTOa9aMyBRJLJpH0xdnG4R1ArDqU3tvR9rnzL5iNYui93-wSzBHe1iPspEMs52-jXc4V-J_MrgqitHoCjlpxUHb7btGzV88\" alt=\"\"\/><\/figure>\n\n\n\n<p>The next step is to look at cash flow and principal reduction. These are the benefits you receive from an investment property. Cash Flow shows your monthly profit after subtracting expenses and debt payments. Principal reduction shows how much of the loan is paid down by the tenant. The principal reduction also represents the increase in wealth buildup the investor receives from a tenant paying off their mortgage.<\/p>\n\n\n\n<p>In this example, we see that the cash flow is much lower than the annual rent; this is the figure that investors who mortgaged a property want to look at.<\/p>\n\n\n\n<h3><strong>Step 3 &#8211; Rates Of Return<\/strong><\/h3>\n\n\n\n<figure class=\"wp-block-image size-large\"><img width=\"1024\" height=\"444\" src=\"https:\/\/cdnap.gandalf.tech\/agentportal\/wp-content\/uploads\/2022\/07\/Content-Corner-9-1024x444.png\" alt=\"\" class=\"wp-image-14572\" srcset=\"https:\/\/www.bayut.com\/agentportal\/wp-content\/uploads\/2022\/07\/Content-Corner-9-1024x444.png 1024w, https:\/\/www.bayut.com\/agentportal\/wp-content\/uploads\/2022\/07\/Content-Corner-9-300x130.png 300w, https:\/\/www.bayut.com\/agentportal\/wp-content\/uploads\/2022\/07\/Content-Corner-9-768x333.png 768w, https:\/\/www.bayut.com\/agentportal\/wp-content\/uploads\/2022\/07\/Content-Corner-9-1170x508.png 1170w, https:\/\/www.bayut.com\/agentportal\/wp-content\/uploads\/2022\/07\/Content-Corner-9-880x382.png 880w, https:\/\/www.bayut.com\/agentportal\/wp-content\/uploads\/2022\/07\/Content-Corner-9.png 1440w\" sizes=\"(max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p>Now that we have completed the property&#8217;s preliminary analysis, we can compute the rates of return by looking at a couple of different methodologies.<\/p>\n\n\n\n<h3><strong>Return on Investment (without appreciation)<\/strong><\/h3>\n\n\n\n<p>Here we look at the impact a mortgage provides, and we see a much better ROI than rental yield. Return on investment looks at the profit generated from a rental property by factoring in all income and costs. ROI can be computed with and without appreciation, we recommend using the without appreciation approach to arrive at an accurate percentage. Appreciation is unpredictable, investment properties should deliver a profitable return even without appreciation. If the property appreciates, think of this as an additional bonus.<\/p>\n\n\n\n<h3><strong>Capitalisation rate<\/strong><\/h3>\n\n\n\n<p>This rate of return is useful for both cash and mortgage properties. The Capitalisation rate is especially useful to quickly compare different properties however, it should not be used as the sole indicator of strength because it does not consider debt leverage, time value of money or future cash flows.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote\"><p><strong><em>Pro Tip<\/em><\/strong><em> \u2013 Always make sure your capitalisation rate is higher than the interest on your client\u2019s mortgage. This shows that the property investment is stronger than the loan.<\/em><\/p><\/blockquote>\n\n\n\n<h3><strong>Cash on cash return<\/strong><\/h3>\n\n\n\n<p>This last rate of return used by many investors is the cash-on-cash return which looks at income earned on cash invested. This is an annual measure of the investor\u2019s earnings on a property in comparison to the amount the investor spent to purchase it. It\u2019s useful for understanding cash flow and is an easy way to measure profitability however, it does not look at wealth build-up through principal reduction.<\/p>\n\n\n\n<p>Let\u2019s recap:<\/p>\n\n\n\n<ul><li>The rental yield on this property is 7.4%<\/li><li>The return on Investment (ROI) is 14.4%<\/li><li>The capitalisation rate is 6.6%<\/li><li>And cash on cash is 7.2%<\/li><\/ul>\n\n\n\n<p>In the beginning of this article we went through why rental yield is not a good indicator of property return. Hopefully after understanding these three different rates of returns, it is even more clear why rental yield is not a compelling metric for property investors. It does not factor debt service, cost of ownership or vacancies hence, investors don\u2019t want to work with. In this example, we see that rental yield and cash on cash are very close however, this isn\u2019t always the case. <\/p>\n\n\n\n<p>Understanding the different calculations and the reasons behind the calculations are important so that you can explain the rationale behind these numbers to your clients.<\/p>\n\n\n\n<p>Remember to check out our <a href=\"https:\/\/www.bayut.com\/agentportal\/blog\/\" target=\"_blank\" aria-label=\"undefined (opens in a new tab)\" rel=\"noreferrer noopener\">Content Corner<\/a> for more UAE real estate focused articles. You can also register for our on-going interactive workshops at <a href=\"https:\/\/www.bayut.com\/academy\" target=\"_blank\" aria-label=\"undefined (opens in a new tab)\" rel=\"noreferrer noopener\">Bayut Academy <\/a>where we help you acquire the skills to succeed in the competitive real estate market.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Learn how you can calculate the three rates of return, and find out why rental yield might not be a compelling metric for property investors in our in-depth guide.<\/p>\n","protected":false},"author":7,"featured_media":14571,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":[],"categories":[379],"tags":[],"category_group":[],"yst_prominent_words":[140],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v14.5 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>3 Rates Of Return Every Real Estate Agent Should Know<\/title>\n<meta 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