Home Loans & Insurance

Why Invest In Commercial Real Estate In 2021?
Why Invest In Commercial Real Estate In 2021?
June 6, 2022, 5:07 p.m.
Home Loans & Insurance
Advice
Despite last year's pandemic riddled situations throughout, residential real estate maintained an upward trend in terms of everything from price to development, than its commercial counterpart which very much acknowledged a stagnant progress.Both sectors breathe a world of difference between them, and the pandemic, without remorse, made things even worse by widening the gap further.But in spite of all that, the start of 2021 witnessed a gradual resurgence of commercial real estate. Principally, between residential and commercial real estate, the latter has a reputation for being one of the most reliable ways of growing wealth down the line, even though some investors who were more into commercial real estate investing were challenged by COVID-19.That said, our focus should be more on what we've learnt from the pandemic in order to cement our investments in the future, than earning immediate profits.Still unsure about why you should invest in commercial real estate? Don't worry. Read on to get inspired.Why should you invest in commercial real estate in 2021?A figure of speech, yes, and worthy of a place in real estate investing. You see, there are several ways to invest in real estate.There's house flipping, buying real estate-related stocks (more common overseas), renting out properties, and then there's the BRRRR strategy - unique in itself yet not far from the steps that govern house flipping.Is there more? Most significantly, yes, one among many, and that's commercial real estate (CRE) investing.A speculative option but a promising asset class that reaps high rewards if done correctly. Commercial real estate encompasses a resume of property types which haven't been under the investment radar all this time. If this piques your interests, then read on for what you need to know about this asset class. To begin with, you need to understand what exactly qualifies as commercial real estate. Commercial real estate, in essence, is the embodiment of any property designed to be profitable.This may cover every major real estate category one might expect - office buildings, retail stores, warehouses, factories, etc., and not to mention the well-intentioned and specialized properties that ticks off hotels, club houses, cafes, even healthcare facilities and anything else along these lines. Why invest in commercial real estate?Investing in commercial real estate, if you don't know yet, is a smart move and it doesn't really matter if you have years of experience in residential properties or you've never invested a toea in real estate at all.Then comes the question 'why commercial real estate?' Well, here are eight reasons why investing in this property sector can add fuel to your real estate portfolio - if this the path you’ve chosen.1. High income potentialThe key reason why you might want to consider commercial real estate investing is its potential - meaning, for what it's worth, its potential to earn you handsome returns. Now, most often than not, in Port Moresby and PNG as a whole, many commercial buildings are synonymous with huge rents and price tags, yet these indicate a huge potential for nourishing returns on investments, too.Rather than earning just a few kina monthly on a one bedroom apartment or single-family home for that matter, why not opt for a few thousand kinas or more with a genuine commercial real estate commitment?The expanding margins could inspire a growth to your portfolio in a sprightly fashion - that's if you strategically invest all your earnings in new properties as they come in leaps and bounds.2. Less competitionAs evident as ever in PNG's current real estate climate, residential real estate is a highly competitive market with respect to housing prices, although it nearly took on a snail's pace last year. While, commercial real estate, on the other hand, took on a stagnant role.One way of determining whether it’s a good time to invest in commercial real estate or not is to observe the kina volume for commercial real estate in Papua New Guinea. If a lower percentage is evident year over year, this means commercial properties might just be easier to find - especially compared to other assets in the market.3. Endless investment opportunitiesCommercial real estate investments are irrepressible in that they entail investing in a huge shopping mall such as Range View Precinct, or a high-rise office building such as the Noble Center. But if that's too much to handle, you can still settle for small, which would entail investing in warehouses, or apartments and what have you. Flexibility is rife in terms of what you can afford to invest, and where you can invest.4. Minimal turnoverIf you're well versed in every aspect of residential real estate, you'd probably agree with this one. It's not like every apartment and single-family home operate much the same way as commercial real estate, when it comes to investing. But are worlds apart, especially when considering lease agreements. At this point, commercial real estate is susceptible to three year agreements at a minimum, than the typical one year agreement common among apartments and single-family homes.A long-term lease agreement, for the most part, results in a mild turnover (including unnecessary hassles and associated costs) and ensures the property owner receives a steady cash flow.5. More help maintaining (and improving) your propertyThe maintenance, general upkeep and general updates to commercial properties is not something that you, as the owner, will have to do on your own, due to the fact that there's more than one net lease at work here. What this means is that the majority of the property's expenses such as tax, insurance, maintenance costs and even utilities, will be shouldered by your tenants. Normally, the landlord is responsible for these expenses, but who helps make it possible? Yes, the tenant.On that note, you will be privileged to have tenants who are vested in giving the best of their ability to keep the property in shape, than what's commonly standard in residential real estate.This means regular upkeep and leads to an increase in your property's value, overall. It's like a series of positives where one thing leads to another… 6. Less problematic tenantsThis reason calls to mind a residential property's tenants’ behaviour towards paying rents and leaving day: 'are they paying on time?', or 'will they be moving out soon leaving the place in total disarray?' and a host of others like regular tenant disputes and renter complaints.If this sounds familiar, then investing in commercial real estate is the best way forward, because here things are a bit more professional and ordered.Since you're hosting business tenants- those who have a reputation to protect and money on the line - rest assured that maintaining a good rapport with the landlord and following codes of conduct in ensuring the property is in good shape at all times will be at the top of their minds. In turn unnecessary hassles are kept to a minimum.7. Multiple portfolios If you're knee deep in residential real estate, then know this: commercial real estate can be the next best thing in diversifying your real estate portfolio.Since 2020 has taught us that the future is always uncertain, and anything can happen to us in the next minute, hour or day, we should learn from the lessons it brought and strategize towards strengthening our investment goals, and what better way to begin then to spread your investments beyond different assets. 8. Complete proofEventually, commercial real estate, in effect, is a worthwhile investment as we've seen so far.And if that's not enough, a multi-billionaire like Warren Buffet, for instance, has made heaps of fortune in commercial real estate alone, and he’s still doing so.Now that you know what to expect when it comes to investing in commercial real estate, let it not exist as an idle dream, but a work in progress.Final thoughtsRome wasn't built in a day, likewise wealth isn't built overnight. If you want to reach the top, there are endless possibilities as well as failures you have to pass through before you see the light at the end of the tunnel.In real estate, investing in residential properties is half the story. With commercial real estate investing to dip your fingers in is entirely a different story - better yet, the most reliable, efficient and effective way of building wealth.DisclaimerThis article is meant for informational purposes only. Hausples digs into the details of a specific topic and teaches its readers all about how the real estate industry operates. Therefore, not all articles are intended to be construed as financial, or investment advice. Hausples encourages you to reach out for professional help regarding your own real estate situation.
Difference Between Loan Prequalification And Preapproval
Difference Between Loan Prequalification And Preapproval
June 6, 2022, 5:07 p.m.
Advice
Home Loans & Insurance
Pre-qualification and pre-approval are real estate financing terms that are synonymous with the loan process, and each varyingly punctuate the level of commitment a lender has with a customer/buyer.Unfortunately, at least a majority of us here in PNG aren’t really intune with the meaning of these concepts; either we’ve heard about them but never gave much thought to their differences, or we just couldn’t make time to understand their existence and how they affect the home buying process.Nonetheless, in this article we’ll document the differences between both terms and focus on their appropriation in a home buying process. The thing to keep in mind is that a slight misunderstanding of their differences can cause the home buying process to stall. So the aim of this article is to make sure you understand both terms to their core, and when they’re used interchangeably in a home buying process.  Pre-qualificationThe prequalification, more or less, immediately comes into view the moment you find yourself in a home buying process.It's not uncommon for many home buyers to avoid a loan/mortgage with an overwhelming intention to buy a house. Once the inclination is there, getting a loan becomes a prerequisite in the home buying process, because you will want to know if you're eligible for a loan, and what type of loan will you qualify for, respective of your credit history and financial status. By the rights vested upon lenders, once your loan application has been submitted, they (lenders) will proceed to clarify the following questions:How does your credit look?How much house can you afford?What type of loan will you be using? On average, your credit history or credit rating score is the overriding factor in this story, as it will help determine your eligibility to get a loan, what type of loan suitable, or neither; hence, your strong advocate or your nemesis.Mind you, the lender will pull your credit history/score to pieces, to weigh your eligibility, and a handsome score of say, 700 or better, will go as far as qualifying you for the loan in question. It’s also at a position where the interest rates will gradually shift-shape for the better. When all is said and done, you will find that a conventional loan normally attracts huge down payments. This is why loans such as BSP’s First Home Ownership Scheme are popular among those borrowers who have grasped its purpose.  Loan LimitsIn hindsight, with every other loan like the FHOS, there are drawbacks. For one, they have limits, and for the other, they aren't suitable to all property types and developments. For instance, Anitua properties are FHOS approved, compared to several other developments.But this shouldn't be a major concern, although it's worth the mention, because your real estate agent or lender will have you covered in terms of professional advice. What should be of importance here is your understanding of prequalification.The point is each loan type, First Home Ownership Scheme or not, comes with individual, unique limits; nonetheless, prequalification remains a force to be reckoned with in each case. Your cognizance of these limitations will be clear the sooner you reach the prequalification stage.Being pre-qualified means knowing:What type of loan are you going to get? Traditional or FHOS?How much cash, if any will you need to put down.What’s the plan for paying closing costs?Any limitations on the type of property you can buy.The next step that’s readily on-hand to greet you in this story is the pre-approval. But before long, you must begin your journey with properties that directly or indirectly open to the type of loan you’ve pre-qualified for.For instance, once a home seller accepts your offer, the property in question is taken off the market; provided there’s proof of your pre-qualification, because anything less will not render the sale close. In other words, if the lender disqualifies your loan application, the seller will not take the house off the market. However, this is also one moment where the seller can easily become emotional (seller's remorse), and may actually ask to keep the earnest money, instead. But not unless the agent, acting on behalf of the buyer, effectively resolves this problem and ensures the earnest money goes back to the buyer. The best practice, then, is to take pre-approval by the horns. Pre-approval Pre-approval is the stage at which you've submitted a detailed loan application, and the lender has:Sighted your applicationAgrees with what you’ve providedNot yet given the full approvalFor the most part, a pre-approval paints a clear picture of the maximum funds available for the taking, helps you negotiate with certainty, and if you're involved in an auction, you'll be bidding with increased confidence.However, the surprising thing with a pre-approval is that it’s not a necessary evil in a home buying process. But it does make life easier for the borrower, because of its power to bring you closer to your new family home, or dream investment property. How Pre-approval worksPre-approval is the lender’s commitment that you qualify for a particular loan type and amount based on your income and credit.If everything looks good, the lender will generate a pre-approval letter and a “Good Faith Estimate of Settlement Costs”. These are important documents to have when shopping for a home as they prove to both sellers and their agents that you have the means to buy their house. These documents are generally good for 60 to 90 days.The approval letter is a letter from the lender stating that based on the information they have, you qualify for a loan. This letter also gives the amount of the loan you qualify for.A good faith estimate is a standard form that outlines and discloses the fees associated with your loan. Lenders are required to provide this document.At this point, you are “pre-approved”. The lender waits for us to send them a contract for a particular property. At that point, they start to work on getting a full loan commitment. Full Loan Commitment Requires:Contract on PropertyAppraisal on the propertyIn some cases, the Inspection ReportUpdated paycheck stubs for the months before closing.Bank statements for the months before closing. Pre-approval is the lender’s way of saying they are willing to loan this person X amount of money. It now depends on the house they want to buy. The appraisal, and in some cases the inspection report of the property, will determine if the lender is able to make a full loan commitment to the buyer. In other words, are they loaning on a good investment? If the buyer defaults and the lender has to take the property back, will the lender be able to resell it for the amount they loaned on it?No matter what type of market, it’s always wise to start the home buying process with prequalification and preapproval. This path gives you, the buyer, more leverage.  DisclaimerThis article is meant for informational purposes only. Hausples digs into the details of a specific topic and teaches its readers all about how the real estate industry operates. Therefore, not all articles are intended to be construed as financial, or investment advice. Hausples encourages you to reach out for professional help regarding your own real estate situation.
The 1% Rule For Newbie Real Estate Investors (Part. 1)
The 1% Rule For Newbie Real Estate Investors (Part. 1)
June 6, 2022, 5:07 p.m.
Advice
Home Loans & Insurance
There's quite a number of moving parts to go by, when buying and holding a property. This typically leads to the question, "where do you even begin?"If you're a newbie property investor and you're wondering what success looks and sounds like in real estate, start with the 1% rule; it's your best foot forward. But here's the catch: there's a time and place for everything and it also applies to the 1% rule. For starters, this rule of thumb in real estate investing follows a simple calculation process, and what one would like to call a “metric baseline”. It comes with the added advantage of giving you a good idea of whether or not a rental property is worth your investment.This in mind, we begin part one of this two part article covering:How the 1% rule can help you pilot the property evaluation processWhat the 1% rule is all aboutPutting the 1% rule into perspectiveThe importance of the 1% rule in evaluating investment propertiesExamples  The 1% Rule Can Help You Pilot The Property Evaluation Process As a first time real estate investor, your goal may stem from your desire to maximize your cash flow, create room for passive income, establishing a property portfolio, or become financially independent, or an integration of the whole lot. Regardless, they're achievable and, at best, require a great blueprint to reach reality. This is where the 1% rule comes into high gear.For instance, say you found yourself with a buy and hold property purchase, the next phase in your decision should be all about the 1% rule. The math behind this metric will certainly set you on the path towards milk and honey. Even though it is wise not to rush into a deal that solely revolves around the 1% rule, by and large is an excellent screening tool for real estate investment deals.The 1% rule, in general, saves you a lot of time and money when analyzing investment properties. What Is The 1% Rule?This is a simple investment calculation that's designed to propel an investor towards an inclination, resting on the premise that the property of interest has the outright proclivity to generate a gross monthly rental cash flow no more than 1%. This figure will reflect the total purchase price. Some investors, however, have the habit of including upfront costs of renovations in the equation, and it's not an issue, really. In fact, it's advisable.This criterion integrates the logic needed to determine if the projected gross cash flow is high enough to account for monthly expenses, at the same time offering the investor a golden dish of positive cash flow. Bringing The 1% Rule Into Perspective To make clear what the 1% rule is all about, consider the following example where the asking price is K350,000. What you want to know is if investing in this property will bring you a handsome ROI, through analyzing the monthly rental cash flow. Purchase Price x 1% = Monthly RentK395,000 x 0.01 = K3950 per monthNow, depending on your expected forecast, in this scenario your monthly rental income will be K3950.  From the example, you can see that this baseline calculation is a starting point analysis that gives an investor the room to decide if the property analyzed makes sense, and if further analysis is required.Example 1 - A Property That Meets The 1% RuleA newbie investor looking to establish himself in real estate is considering a property going for K250,000 (an assumption). The pull factor in this case is the property's condition and the neighborhood it is located in, which adds up to a reasonable K2,500 a month.  This indicates that not only has the property passed the 1% rule, but also incites further evaluation just to ensure it bears all the markings of a good deal.Example 2 - A Property That Does Not Meet The 1% RuleAs much as the investor would love to invest, the cap rate is sadly low at K1,500 per month. This means that this property does not pass the 1% rule, which is K5,000 a month, thus, not a worthy investment in that part of town, because of the fact that its monthly rental income is below K3,500. (K5,000 - K1,500).The Importance Of The 1% Rule In Evaluating Investment PropertiesInvestors evaluating buy and hold properties such as single-family homes, duplexes, and triplexes etc., will normally begin with the 1% rule which puts them on the path not to righteousness, but to success and are justified by the following reasons: 1. The Starting Point For Evaluating Buy And Hold PropertiesThis particular rule of thumb in real estate investing serves as a gateway to analyzing and distinguishing an investment property's financial risk from its profit-making potential. Executed correctly, the 1% rule can result in deals that are streamlined, efficient and profitable in all respects. In the process, investors will also discover that they can easily eliminate properties having the characteristics of low cash flow potential.For instance, a new investor finds himself with twenty properties to view. He applied the 1% rule calculation and was able to determine which ones were worth the hassle, in no time.He now has enough time to go through those that are worth his time and investment intentions. 2. Determines if there is a Baseline Cash Flow that Makes SenseWhile a handful of factors fall in line when calculating the cash flow of a buy and hold property, the 1% rule turns out to be the consummate plateau on which to determine if the cash flow - no less - makes sense ahead of time.Supposedly your 1% rule calculation reveals that you should entirely focus on a much higher rent than what you can collect at the moment, it's an indication that you'll be falling short of your expectations once your mortgage and operating expenses are paid. This tells you clearly that the deal is not worth pursuing any further.Ultimately, the chances of you becoming an investor with a goal to surge ahead in your financial game will be high. In this vein, you will want to ensure that a real estate asset has the potential to reap a favorable monthly net income, setting you apart as a successful investor from the others as hit-or-miss investors. 3. Helps Set Target Rental RatesWhen it all boils down to setting your target rental rates, it can be quite intimidating, especially when you have to account for influential factors such as location, proximity to amenities and so forth.At this stage, it's imperative that the fine print of a rental agreement has within itself the final figure of what you intend to charge as your rental rate, and mirrors an achievable positive cash flow.This is where the 1% rule serves as a handy guide in decoding your target rent tag. Hence, the 1% rule dictates that your rental amount for the property in mind should be greater than, or equal to 1%, in order to qualify as a good deal.This particular metric buffer is largely effective in creating good opportunities for building wealth after all the qualifying expenses have been settled. Here is an example of the 1% rule to elaborate on the above points:Let's say you've stumbled upon a single-family home going for K300,000 on the market, and you want to turn into a rental property. You do your math using the 1% rule to determine how much your rental rate should be, and end up with K3,000 a month. Immediately, you knew that this is an excellent deal that will earn you a positive cash flow. So you pursued the deal further and closed it, after the property also satisfied other relevant criteria.After buying the house, you placed your tenant, and began your first month of rental. As expected, the beginning month earned exactly what you had in mind. This enabled you to pay off your monthly mortgage of K1350 (assumption) and other qualifying expenses totaling K1095, leaving you with a total net income K555 (K3,000 - K2445). In this case, you realize that the 1% rule actually helped predict a positive cash flow, and deemed the property worthy of your investment. While the opposite is true, do you see the usefulness of the 1% rule in evaluating real estate for rent?We hope you liked this article. Please stay tuned next time for part two where we’ll conclude with the pros and cons of the 1% rule, and what you should consider next after your rental property passes this rule of thumb.   Disclaimer:This article is meant for informational purposes only and is not intended to be construed as financial, or investment advice. Hausples encourages you to reach out for professional help regarding your own real estate situation.
Investing In Real Estate With Little To No Money
Investing In Real Estate With Little To No Money
June 6, 2022, 5:07 p.m.
Advice
Home Loans & Insurance
Have you ever wondered if it was possible to invest in real estate with no money? Or, do you know how to become a property investor with little to no money at all?Generally, the first thing that comes to most peoples' minds when talking about real estate investing is "money" - that is “one needs money to start investing”. The fact of the matter is, there are real estate strategies in existence that require little to no money to kick start your real estate portfolio.Yes, you really can invest in real estate with no money. But if you don’t have any money, you will have to find some other way to contribute resources – time, skills, relationships, or sweat equity. There are a million ways to structure a real estate deal, and if you can’t bring money to the deal, then what can you bring? A Real Estate Investing MindsetBefore we delve into the strategies for investing in real estate, even when you have no money at all, it's imperative that the reader understands the importance of having a property investor's mindset.One of the key fundamentals in this situation is passion. If you're not passionate about what you want to do, chances are you will fail; or, you will not find satisfaction in what you do. The antidote is found in your enthusiasm, even if you aren't getting paid for it. And this applies to just about anything. It doesn't mean you worship the pursuit of happiness, rather be overwhelmed by a healthy passion at the core of your goal or mission. Become A Real Estate Investor With No MoneyThere are three types of real estate investing strategies that require little to no money at all, to trigger your journey towards real estate success. They are: Real Estate wholesaling; Lease Options; and, Seller Financing Shall we? 1. Real Estate WholesalingThis investment strategy is the cornerstone of this article, hence; being at the top of the mentions here. To all intents and purposes, real estate wholesaling doesn't require any money , to begin with; other than yourself and your intelligence. In short, all that's needed is for the real estate wholesaler to first contract a seller, followed by reassigning the contract to a buyer, usually another investor. And these deals can amount to several thousands, for the most part.In essence, this topic appeals to a significant number of real estate educators before you make any attempts, but for informational purposes, the concept is broadly outlined here, just to show those who are interested what lies ahead in this venture. How Does A Real Estate Wholesale Deal WorkThis strategy begins with finding properties that are either classed as distressed, or below-market value, however this isn't always the case. Once the wholesale investor locates this property, the next step is to locate the owner.The idea here is to discuss a price that the owner will happily oblige. To achieve this, once the owner has been located, there are several key numbers that you will rely on, in order to accurately come up with a good estimate.Your task then is to calculate the ARV, the cost of repairs and maintenance, holding costs, closing costs, the buyer's profit, as well as your profit.In hindsight, after the estimation of the number, the investor will use what is known as the 70% rule in order to determine whether the deal is workable or not. If the outcome is positive, the investor will move forward with an offer and negotiate the estimated purchase price with the seller. If the seller likes the idea, a purchase agreement will be sought for signing.The next step then is to find a targeted buyer, which is obviously another investor - in this regard - who is in the market for below market properties, whereby they're prepared to purchase, renovate, and retail the property at an ARV. Once such a buyer is found, the investor will move on with price negotiations, and close at a title/escrow company.The wholesale investor's profit for his/her part equates to the difference between what was paid to the seller, and what the buyer will give. This is also known as an assignment fee; thus, you've made money by investing with no money down payment. 2. Real Estate Lease OptionsLease options are actually alternatives that involve leasing a home to someone under legal oath to purchase the property within a set time period, usually between two and three years, tops. This strategy is sometimes known as rent-to-own homes. How does a Lease Option WorkThis strategy embodies creative endeavors and is heavily dependent upon the situation at hand. Regardless of the numerous ways to put this strategy into play. One way this is feasible is when the investor contacts a motivated seller. This particular seller will be one that's either in distress, facing a foreclosure, or is on default with his/her mortgage payments.Be that as it may, the investor is bound to make a reasonable fair price offer on the property in question, provided the terms and conditions of the deal are positive. This will either be found in the price or the term, where the chances of the investor making money are imminent.In addition, the investor will allow the homeowner to choose one of the two, rather than both.  Say the homeowner is motivated and is in great need to sell it, but can't. What the investor can do is offer a lease option to allow the homeowner to sell "in time" within a three year period. Put differently, the investor will decide on a lease option on the house from the seller, and negotiate a price as well as figure out terms to factor in the agreement (down payment, monthly payments, etc).Once you have the signed lease agreement, you can make a lease option on the property to a potential buyer.The investor, in this case, earns his/her money based on the difference between what he/she is going to pay for the property, plus what they sell and the difference in the monthly payments. 3. Real Estate Seller FinanceAmong these three strategies, this one’s the easiest. However, it’s only the down payment that may require you to execute some cash. Seller finance refers to a loan offered by a seller of a property or commercial enterprise to a purchaser, in spite of the fact that legal ownerships are vulnerable to changes in payment to the seller. Seller finance narrates that the seller must actually own a home outright, without any qualifying mortgage on the property.The benefit that comes with this strategy is it prevents an investor from requesting a bank loan. Better yet, the strategy enables those with poor credit ratings, or are without money, to invest.If the investor negotiates with the seller, provided they meet the requirements of the term or pricing, the seller will be more than happy to oblige with what's being offered. For example, they may not require a down payment if you increase the sale price, offer more on the monthly payment or have a higher interest rate.Sellers with their own homes will find it economical in getting paid periodically, than earning a one off large payment from a sale. By and large, these sellers will potentially get a lot out of this deal, when they assume the role of the bank, and resort to charging interests.This is one area where effective negotiations skills become handy, especially when the investor - by all accounts - is trying to strike out a good deal with the seller finance. We hope you liked this article. Please subscribe to our newsletter for more useful content and soak up as much as you can, while we work hard in the shadows to bring you more practical information about real estate.   Disclaimer:This article is meant for informational purposes only and is not intended to be construed as financial, or investment advice. Hausples encourages you to reach out for professional help regarding your own real estate situation.
Different Types Of Mortgages And How They Work
Different Types Of Mortgages And How They Work
June 6, 2022, 5:07 p.m.
News
Home Loans & Insurance
A home loan is an agreement by which a borrower can use a property as collateral in securing a mortgage. By and large, this term commonly refers to home loans. What entails this process is, as a borrower, for instance; you must sign an agreement with a lender of your choosing when you're in the process of buying a house. This will give the lender every right to claim and resell your property should you fail to uphold your end of the bargain.In addition, the lender has every right to take the property off you during what is known in lending jargon as a foreclosure, whereby you'll be asked to move out of the house in order for the bank to go ahead with the process.This sales process equates to generating money, on behalf of the lender, to help offset how much debt you owe to the ledner.The terms “home loan” and “mortgage” are commonly used interchangeably. Technically speaking, the outgrowth of a mortgage is synonymous with the agreement that gives birth to a home loan. The Need For MortgagesFor the most part, real estate tends to be expensive, and most people just don't have enough to buy a home straightaway. Rather, they rely heavily on what they can afford as down payments, plus their eligibility to get a loan. In PNG, a typical down payment is usually 10%, and borrowers usually borrow the balance once they've chipped in their down payment. Most often than not, this balance can amount to hundreds of thousands of kina.To a larger extent, a bank will only approve your loan if it sees a way to reduce the risk involved. As a basic requirement, a bank will seek permission to include a lien against the property in question, and it is found in the fine print of the agreement between the borrower and the bank, in general. The lien acts as an officialdom that allows the bank to foreclose your property where necessary; in other words, when you default on your mortgage payments.The database for mortgage applications is dominated by individuals and families, for that matter. But businesses can also purchase properties with mortgages, as well. The various types of mortgagesThere are various loan types on hand, and the secret in knowing which one will work best in your situation is to understand the associated terminology. Let’s look at these terminologies... Fixed-rate mortgagesFixed rate mortgages are the smooth kind of loans to anticipate, in that, you are required to make the same monthly payments throughout the term of the loan. These are long term loans that usually attract a repayment period between 15 and 40 years, even though there are other terms available.The math behind fixed-rate mortgages is quite simple, too. You can do the calculation yourself, or the bank can help you with it. The goal is to get a fixed monthly payment based on an all-inclusive amount that comprise the loan balance, interest rate, and the length of time it would take you to complete the loanFixed-rate loans are easier to handle, in the sense that they embody a DIY approach. You can do the math by yourself to know how much you'll be paying monthly, within a set time period, or simply have the bank do it for you. Tools like spreadsheets and online templates, as well as calculators are user friendly, thus, will enable a straightforward calculation. This is also an excellent way of comparing lenders to figure out which one is right for you. Adjustable-rate mortgagesThe interest rates accompanying adjustable-rate mortgages can change without notice in a loan repayment term. Your monthly repayments under this scheme usually correspond to the changes that come about, for better or for worse, depending on the circumstances at that time. Here, the interest rates are the draw card when it comes to determining how big or small your monthly payments will be; hence, the higher the interest rates, the more you will pay as monthly installments - the opposite is true.With adjustable-rate mortgages, the interest rates remain fixed up to a certain point after some years, before they become adjustable annually. Notwithstanding, there are few restrictions as to what end these rates can increase or decrease.All in all, adjustable-rate mortgages are high risk loans, simply because as a borrower you're not privileged to know how much monthly payments you'll be making in ten years time, for instance, and whether or not you're able to afford it. Home Equity LoansAlso known as second mortgages, home equity loans are loans that you borrow against the property you currently own. This is only advisable when you find yourself in need of covering outstanding expenses. A common example includes educational expenses for your child, unforeseen expenses, etc.Put differently, home equity loans or second mortgages are a type of loan by which you use the equity in your property as a collateral.  The loan amount mirrors the current value of the property, in where the value is determined by a valuer provided by the lender - in this case a second lender.Such a loan type becomes useful when cashing out on a home equity in times of financial crises. However, it's not a cause for concern at the moment, given the type of loans offered by major lenders around PNG.But for real estate educational purposes, it’s worth the mention. Interest-Only LoansThese loans allow a borrower to only pay the interest cost, or a trivial amount that's sometimes much less than the interest cost paid monthly. At the end of the day, you're left with a minuscule monthly payment, because you're repaying the loan principal.However, the drawback of this loan type is that you don't have the luxury of building equity in your property, if that's what you have in mind, and in the end you will still pay the loan principal.The interest-only loans will only make sense in certain short-term situations, but aren't the ideal options for homeowners wishing to create wealth in the long term. Balloon LoansBalloon loans are the type of loans that require you to offset them with a large chunk of payment, known simply in lending as a "balloon" payment, in order to diminish your debts or dinau after a set term. For the most part, you just might have no payments to do until that time comes around, or rather you'll only be paying increments to that end.Like interest-only loans, balloon loans are appropriate for short-term or temporary financing, because they're quite risky when you assume that you will have access to funds that you think you'll need, when these loans are due. Refinance LoansRefinance loans offer you the liberty to get a new or secondary loan to finance your existing loan upon a promising deal. In other words, you're getting another loan to pay off the old loan you got earlier. This can be an expensive exercise due to closing costs, but the good thing about this process is that it will help you pay off your existing loan as time prevails.That is to say, these two loans cannot be similar in nature. For instance, you cannot get a new fixed-rate loan to pay off the existing fixed-rate loan. Instead, the new loan can be a fixed-rate loan to pay off your existing adjustable-rate mortgage. Obtaining a loanHome loans are synonymous with heaps of documents and a lengthy, detailed process, in which several factors sync together.So when thinking of getting a loan, make sure you’re prepared to delve into a lengthy process. Credit and income historyBoth your credit and income history together will determine whether or not your loan application will be approved. This is why it’s imperative on your part to make sure there are no associated issues that may lead to an uproar before your application ticks all the boxes; even if there is, it’s wise to fix them ahead of the loan approval process.Poor credit ratings and income records almost always prompt a denial, even worse if your application is successful but at a cost of higher interest rates. The latter being that you’ll be paying more than what you should be paying over the course of the loan term.With your income and credit rating history, lenders have the right to substantiate your repayment potential with whatever loan they're about to give. This is one of the reasons why you have to prepare the necessary documents for the lender to sight. Lenders will look at your existing debts to make sure you have sufficient income to pay off all of your loans—including the new one you’re applying for. They'll calculate your debt-to-income ratio, which tells them how much of your monthly income gets eaten up by monthly loan payments.It’s possible to buy with a small down payment, but your chances of getting approved are better when you make a larger one. Lenders calculate a loan-to value-ratio which shows how much you’re borrowing compared to how much the property is worth.The less you borrow, the lower the risk for your lender because they can quickly sell the property and recover all or most of their money. And a larger down payment gives you more of a personal stake in the property and more of an incentive to avoid foreclosure. The Loan Pre-approval ProcessIt's always a step in the right direction to be able to know, beforehand, how much you can borrow when out shopping for homes. One way of accomplishing this is through a pre-approval by the lender.This qualifies as an introductory process, upon which the lender will need to assess both your credit and income histories. Once done, the lender will inform you of the maximum loan amount you're eligible to get.Nonetheless, this doesn't necessarily mean you'll be approved, yet it's information worth noting. What happens is that after the lender assesses anything and everything to do with your credit and income backgrounds, they will officially let you know if you're approved or denied, while under contract. The more, the merrier, and as time wears on, you will soon realize that a pre-approval letter can go a long way in reinforcing your offer, when it's time. How Much To BorrowThe thing about borrowing is that banks will tell you how much you're able to get, but will not discuss with you how much you should get. This is a personal decision, so how much you want to get, the type of loan you want, and the kind of down payment you can afford, will fall on you as the decision maker. These factors tend to become the primary focal point in helping you determine how much you will pay monthly, and how much of an interest you're likely to afford during the loan's lifespan. Substantially, it's quite risky to opt for the maximum amount available, mainly when you're considering some cushion in your monthly payments. Available Loan ProgramsThere are occasions where you will come across loan programs offered by the government and other local businesses. What you should be aware of is that these loan programs make it easier to get approved, even some do offer creative incentives designed to make homeownership more affordable and attractive at the same time. Then there are similar programs that allow you as the borrower to get refinancing, even when you owe more than what your house or property is worth. The BottomlineUnderstanding mortgages is one thing. Choosing which suits your needs is another. Probably the most important thing to remember here is that, when you approach a lender for a loan, it will make sense to know what types of mortgages are available and the advantages and disadvantages for each of these loans. Your goal is to find the one that’s right for you.  Disclaimer:This article is meant for informational purposes only and is not intended to be construed as financial, or investment advice. Hausples encourages you to reach out for professional help regarding your own real estate situation.
Real Estate Investing Terms And Formulas You Should Know (Part. 2)
Real Estate Investing Terms And Formulas You Should Know (Part. 2)
June 6, 2022, 5:07 p.m.
Advice
Home Loans & Insurance
Welcome back to Part 2 of this two-part article on real estate investing terms and formulas. As promised, here we’ll take a look at:Additional BenefitsExpensesTerms and DefinitionsSo, without further ado, let’s head straight into it... ADDITIONAL BENEFITS Principal AppreciationPrincipal appreciation simply refers to the value of your property that appreciates or increases over time.This may be unheard of in PNG's real estate market, but there are those among us that buy properties - apart from investment and ownership reasons - because of the appreciating nature of their values.Since a property's appreciation value, in itself, has the tendency to create and develop wealth, it is equally important that you understand full well that it (appreciation value) can decrease as well. To ensure this insight, it's advisable that you consider cash flow first before considering principal appreciation as the sole motivation towards buying rental properties. The main goal behind buying investment properties at this point is to make money, and one way of doing this is buying properties that are below market value, so you can flip them to build equity - one of the simplest ways of earning positive cash flow, thus, making money for yourself. Principal Pay Down/Principal RecaptureThis is the equity that you gain when making your monthly mortgage payments, and can also be seen as the extra savings that you're entitled to within your loan. Since your property will be up for rent, your tenants will indirectly make these pay downs, while you stand back and witness your net worth rise. Tax Benefit(s)Tax benefit is actually a comprehensive summary that talks about a form of savings by a taxpayer. This means anything, in monetary terms, that lessens a taxpayer's monetary burden - and they usually promote responsible behavior and profit-oriented enterprises.Examples of expenses that you can claim tax deductible interest on are:Loan interestProperty Management FeeMaintenance and Repair CostsProperty TaxesLegal FeesTravelDwelling InsuranceUtilitiesand moreOverall, when it comes down to tax benefits, always seek professional advice from an accountant, just to be on the right track with your investment calculations. EXPENDITURE Capital ExpenditureThis type of expenditure specifically represents the costs involved in replacing critical fixtures and fittings of a property such as fencing, walls, plumbing and hot water tanks, etc.Capital Expenditure (or CapEx) is one of those varieties of expenses that many rookie investors fail to understand and consider, when investing in real estate for the first time.To execute a rough estimation of how much you can prepare for CapEx, begin by saving up to 5 or 10% of your monthly rental income as your CapEx allowance.By and large, when you purchase an investment property, bear in mind that you're entitled to find out the last time these big fixtures and fittings were serviced or installed. With such information on hand, you can work out, according to your capability, how much you can put aside as CapEx, in case you may need to do maintenance on or replace these items in the future. Debt Service(s)Debt services actually represent the amount of money that you put forward in paying off your loan every month. This money is part loan principal and part loan interest, which you are required to pay towards servicing your loan. In other words, it is the payment that you make periodically to reimburse the principal and interest you paid on the loan.Of course, if you’re dealing with cold hard cash to purchase your property, then debt services will be far-fetched. In addition, when out shopping for a loan, always make sure you visit every lender you can possibly find to get the best rate, and a loan that suits your situation.All in all, if you tend to stress too much on where exactly you can at least obtain the value of your investment property for analysis, use a debt calculator online, so you’ll have a fair idea of how much of your rental income can qualify as your monthly debt payment. Dwelling Insurance Dwelling insurance, also known as "dwelling coverage" or "hazard insurance" makes up part of a homeowner's insurance policy, and can help to facilitate the costs of rebuilding or repairing damages to all or part of your property by a covered hazard.As a homeowner, you will need to cover for potential unfortunate events that might happen at your property, and this is one such insurance you cannot ignore.Whilst most homeowners may define their dwelling as a structure in which they live in, a dwelling insurance can help protect more than just that dwelling. This insurance policy may protect other physical structures, beside your home, that are attached to your home. For instance, a hot water tank or a garage, etc., as long as the structure, no matter what type, is attached to your property, it can be covered by the dwelling insurance.For the most part, the contents specified in a dwelling insurance coverage will vary from one policy to another, or from region to region. So if you're thinking along this line, it's best you seek expert advice from a licensed insurance broker or the real estate agent you're dealing with. Vacancy Allowance/Vacancy rate Vacancy allowance or vacancy rate is the money that a landlord puts aside every month to match the rental expenses of their investment property, once it becomes vacant.Formula: Vacancy Allowance = Vacancy Rate (%) x Monthly Rental IncomeThis is one thing all new real estate investors must be aware of and prepare for when venturing into the realm of real estate investing.Without awareness and preparation, you’ll end up squeezing out your personal savings account when your rental property is vacated. To better understand how much you should save as your vacancy allowance, first of all find out the vacancy rate of the area you wish to invest in. Your local real estate agency is probably the best place to start with in obtaining this information. Maintenance / Repairs These are the costs of maintaining good living conditions in your rental property, for the sake of your tenants. They are worth mentioning because they do happen and will happen.In addition, when your rental property encounters the need for repairs and maintenance, you will have to classify each of these tasks into regular expenses and capital improvements. Some of these repairs and maintenance work can be done by your tenants. But it’s wise to prepare anyway, in case things do not turn out the way you expected them to.For those who may be confused about how much to put aside for these tasks, you don’t necessarily need expert advice. You can decide with what feels right to you - setting aside 10% of your monthly rental income isn’t a bad idea. Property Management This term talks about a company acting on your behalf in managing your investment property. Property management is plausible when, for instance, you’re in Port Moresby but investing in Lae. This way, you can engage a local property management company or real estate agency in Lae to help manage your property. The advantage of this is that it helps you avoid making emotional decisions. In other words, when you become personally acquainted with your tenants, you will be ashamed just to get them to make up for their missed payments. So property management is one of the best ways forward when you find yourself in one of these situations. Property Taxes This is a tax you pay on your property. In real estate, property tax is often described as an ad-valorem tax, and can also be considered as a regressive tax. This tax is usually calculated by the government and, thus, is met by the property owner.In essence, this tax normally reflects the value of the property together with the land. However, there are some jurisdictions that go as far as taxing personal properties like motorbikes and boats. TERMS AND DEFINITIONS Closing Costs Closing costs are fees that you pay at the end or the closing of a real estate transaction, and usually make up between 2% and 5% of the mortgage principal. In fact, there are various other closing cost components, and they vary from one country to another. Some closing costs, however, are negotiable between a property buyer and seller.How much you should pay as closing costs will entirely depend on the home’s purchase price, the flexibility of the market, and the location. Examples of fees that are associated with closing costs include:Appraisal feeCredit report feeOrigination feeTitle searchTitle insuranceUnderwriting fee, etc Days On Market In real estate, Days On Market (or DOM) simply refers to the number of days a listing has been on the market. Put differently, a property's active time on the market while on sale.Generally, the longer a house for sale sits on the market, the less valuable it becomes. Nevertheless, there's a catch, just like there are two sides to a coin.The number of days a home sells on the market gives you the opportunity to get a few statistics out of that saga. A handsome grasp of those statistics will lead to your prosperity in real estate.You see, through these data, you can be able to work out the average number of days it took for a home to sell in any number of categories:By province;By city;By neighborhood; or,By suburb For instance, say it took four months for a single family home to sell in Gerehu recently, compared to two months with a similar property at the same time last year. This tells us that the market is slow, and probably because of COVID-19.Or, say it took just two months to sell a property in 8 Mile on average, while it took a similar property in Gordon to sell in four months. With this, we can say that 8 Mile is in high demand, etc. The essence of such statistics come about when you're in the process of comparing the average number of days of properties for sale between locations. This averages, overall, will tell you exactly how the local market is performing.On the other hand, when you find a property that has been on the market for too long, most of the time you’ll be able to negotiate a better deal; the owner is probably tired of listing their property and wants to get rid of it as soon as possible.And this is what Days On Market or DOM is all about in real estate. Down Payment This is the amount you put down as your part in purchasing a property, when you apply for a loan. In PNG, the down payment is usually 10% of the property's purchase price. So if you've applied for a home loan to buy a K400,000 property, you're required to chip in K40,000 as your down payment.That's basically what it means. Emergency FundsThis has a lot to do with "saving for a rainy day". It can go by many names depending on how it’s interpreted, but in all entirety it’s simply your personal savings set aside in case of emergencies.In real estate investing, it would mean just that: emergency funds. How to go about it as a rule is to earmark 3 - 6 months of expenses, or better, concerning your rental property. This means to take stock of everything that your investment property gives you as expenses. Security Deposit Security deposit is basically the amount of money given by tenants to landlords, banks, or home sellers as a confirmation of their intentions to move-in. In PNG, most landlords would be familiar with this term as "Bond Fees".These deposits are sometimes refundable, while other times they aren't. The purpose of a security deposit is to cover any damages to the property in the future, on the part of a tenant(s). In conclusion When analyzing two kindred properties to determine the best deal, try to remain prudent with your numbers.Since the real estate industry has tons of formulas to offer, in order to assist with your cash flow analysis, where applicable, use them with a grain of salt. At the end of the day, you want to be comfortable with the results of your investment, rather than one that spells poor judgement.Remember, not all deals that reflect one or more of these terms and formulas will suit your situation. The goal is to not stop until you find the one that works best on your behalf. Furthermore, although some of these terms and formulas may not be common in PNG’s property market, they’re worth your understanding, just like what an emergency fund entails. So it’s wise to take your time, be patient and do the math before heading straight into a deal.   Disclaimer:This article is meant for informational purposes only and is not intended to be construed as financial, or investment advice. Hausples encourages you to reach out for professional help regarding your own real estate situation.
Tips To Paying Off Your Mortgage Early
Tips To Paying Off Your Mortgage Early
June 7, 2022, 3:04 a.m.
Advice
Home Loans & Insurance
Are you thinking about paying off your mortgage early? What’s your target period? Monthly mortgage payments can be a huge burden on your budget. Fortunately, there are ideas to help you work around this problem.So, if you’re looking for an easy way out of your self-made enigma, consider the following six tips:1. Loan RefinancingLoan refinancing is another way of saying get a new loan to replace the existing one, because you're aiming to cut back on the amount on your current loan, as well as lower current interest rates, cash in on equity, or simply switch between a fixed-rate mortgage and an adjustable rate mortgage, and vice versa - provided your circumstances are justified accordingly.As a rule, you must qualify for a short-term loan with higher monthly payments, as this will help you pay off your existing mortgage quickly, providing the luxury of huge savings in total interest. For instance, say you have 25 years left on your loan and you decide to refinance it with a 30-year mortgage, obviously your monthly payment may actually go up, but you may pay tens of thousands less in interest over the long run (and you’ll have your house paid off 10 years sooner).Secondly, ensure you have a good credit score because down the line, you can apply for yet another loan to offset the one before; and with a poor credit rating, you inflame your own undoing. All in all, the two major reasons to refinance in this scenario are:To reduce your monthly mortgage payment or;To save on the overall interest you will pay on your house in the long run.2. Extra Mortgage PaymentsLike any other debt, or "dinau", you must pay off your mortgage. So, in order to get it over and done with as soon as possible, every usable alternative counts, such as additional payments on top of your required monthly loan repayments. This is another simple way to pay off your loan early.When you make extra mortgage payments, not only do you get rid of your debt or “dinau” quickly, but you also end up saving enough in interest payments. The cognition behind this is that, obviously, the more debts that you have, the bigger the interest and the more it will lead to your undoing; and this is one position you don’t want to be in.Worse yet, if you fail to capitalize on the opportunity to make extra payments, chances are your interest rate will grow and you’ll end up paying huge interest costs. Remember, your goal here is to pay off your loan early, in order to achieve financial independence. However, this will depend on the type of loan you qualified for and the strategy used in paying off your original mortgage.Like yin and yang, it should be in your best interest to better understand the condition of the loan, because you don’t want to be paying extra interest costs that come with extra payments. For the most part, there are some loans that restrict extra payments, that’s why it’s essential that you fully understand the type of loan you’re getting. 3. Strategize With DisciplineThere are two things that fall into place here: a strategy and the discipline needed to fulfill that strategy.The essence of establishing a time frame to pay off your mortgage early is that it gives you a target to work towards, and a vehicle (mindset) to reach that target (paying off mortgage early). As a starting point, use a mortgage calculator online or one that’s offered by your lender. This will tell you how long it will take for you to complete your mortgage payments, and how much you’ll be paying periodically.You can then use the result to determine if that’s what you’ll settle for, or consider a viable alternative to help you pay off your mortgage quickly. 4. Create Side Hustles To Help Offset Your Mortgage PaymentsUnless you’re disciplined to the point where you can manage one or two snacks biscuit and a cup of tea a day for two weeks, and have more than enough saved up, then maybe you won’t have a problem affording extra payments on your loan. Other than that, in most cases, your fortnightly expenses will exacerbate your ability to make that stretch.Now, making extra payments is one thing, how to manifest that is something else, and requires a great deal of exploring alternatives apart from loan refinancing. One that sticks out like a sore thumb is a side hustle.This can be as simple as selling buai and cigarettes, writing CV and cover letter for job seekers, designing book covers or company banners, and the like, for a specific fee; even writing blogs for companies at K1 per word, whichever that works for you, as long as it’s legal and helps you make extra payments on your monthly loan repayments.There are heaps of ideas for side hustles out there you can use. You just have to explore them and put into perspective one that suits you. Besides, this will come in handy if refinancing your loan is an option if you have a poor credit score rating.A side hustle will also prove very useful when you no longer have a stable income. 5. Cut Down On Unnecessary SpendingThis may result in a smile on your face, but it’s no laughing matter. It’s quite a drag, when you’re in the shops with a list of things to buy but end up with extras because you simply can’t walk pass those reflecting twisties packets, or that shimmering, transparent bottle of Trade Winds Vodka inside a room at the far end of the shop that has a huge sign that reads: Bottle Shop - just some examples of unnecessary spending. Come to think of it, some of the things that we end up buying, apart from the shopping list we’ve written back home, are things we don’t necessarily need. So if you have a loan to pay, and you want to pay it off early, there are certain things you will have to sacrifice, and one of them is unnecessary spending. It’s all about being disciplined, that’s all.  6. Lump Sum PaymentsEspecially when you want to pay off your loan or mortgage early, this another thing you’ll have to work into the equation. Either it’s a tax refund, a bonus, or overtime, try consider those rightful earnings as extra payments. Of course, we can’t deny the fact that temptations are just that - very tempting. The moment we get some form of bonus or extras, we are tempted to buy this and buy that. Worse when we have a loan to pay and quickly. But with a strategy in place alongside discipline we'll realize that these additional earnings can be used as extra payments on our loan repayments. ConclusionPaying off your loan or mortgage is one of those ideas that help you save money. There are dozens of ways to achieve that and become financially independent, and we’ve six in this article. You don’t have to take them all in, as you might have an extraordinary idea that will make these tips obsolete. Rather, what you should remember is that you need a strategy and the discipline to get you there.   Disclaimer:This article is meant for informational purposes only and is not intended to be construed as financial, or investment advice. Hausples encourages you to reach out for professional help regarding your own real estate situation.
Real Estate Investing Terms And Formulas You Should Know (Part 1)
Real Estate Investing Terms And Formulas You Should Know (Part 1)
June 7, 2022, 2:31 a.m.
Home Loans & Insurance
Once you decide to invest in real estate, it's crucial that you gain an in-depth understanding of some of the investment terms and formulas used explicitly, in real estate.These will come in handy when purchasing an income-producing property, and will greatly help you mature in the business of real estate; hence, evolving your rental property portfolio.The truth of the matter is, first-time investors will find them (investing terms and formulas) somewhat overwhelming and intimidating, and that’s okay because, like everything else, the first time is always the hardest. But a little perseverance goes a long way, and the more focused and involved you are, the better you become with understanding and insight of these lingos and calculations. To start you off, imagine asking yourself the following questions:How do I know if a property is a good deal?What kind of ROI should I be looking for?What is cash flow?Now, if the answers came to you meticulously with real estate investing terms and formulas in mind, then you can stop reading right here. If, however, you were confused or it took you some time to think through the best possible answers, then read on. You might be surprised at how tricky it can be to lead yourself astray, without a glimmer of discernment why these terms and formulas are important in real estate investing. Let’s get started!This article is the first of a two-part article (Part 1 & Part 2), and the list of terms and formulas chosen for discussion are categorized into the following points of reference:Rental Property Analysis Rental Property Analysis Formulas & CalculationsIncomeAdditional BenefitsExpensesTerms & DefinitionsHowever, we’ll only be covering the top three points here, while the latter half of the list will be featured in the next article.   (1.1) Rental Property Analysis Terms Now, envision yourself coming across a single family home which you found compelling. As it stands, the property is selling for K395,000 (only an assumption) and according to you, this would make for an excellent income-generating asset. But you also want to know if it’s a good investment or not. Here are some of the key calculations you can learn and experiment with to determine the nature of the deal, as a new investor:The 1% RuleThe 2% RuleThe 50% RuleCap RateCash FlowCash on Cash ReturnGross Operating Income (GOI)Net Operating Income (NOI)In reality, the outcomes would be aloof if “vacancy allowance”, repair and maintenance, and capital expenses were left out of the equation. However, they will be discussed in a later article. For now, this article will only look at the generality of these terms and calculations, with a few simple examples.In retrospect, it’s no big deal really, when it comes down to determining how and when your tenant should pay; as you won’t necessarily whip out your spreadsheets to smoke a deal into thin air. Instead, you can ask your real estate agent for an insight on these terms and calculations and, in PNG especially, if any of these are applicable or familiar. But for the sake of succeeding in real estate investing, these lingos and formulas are worthy of introduction and reiteration. Let’s move on! (1.2) Rental Property Analysis Formulas & CalculationsHere’s where everything comes undone. Just like the BRRRR strategy, these terms and formulas may seem foreign to PNG’s property market. But, they’re worth your understanding when all that’s left in front of you is ascertaining between two similar properties, in pursuance of deciding which one has the highest potential rate of return (ROI). 1. The 1% RuleThis rule is ideally suitable in determining if your monthly rental income will be more than your monthly mortgage payments. The rule of thumb here is your monthly rental income must be greater than or equal to your monthly mortgage payments.Formula: 1% Rule: 0.01 x Purchase Price = Monthly Rental Income (i.e., your monthly rental income must be more than or equal to your monthly mortgage payment). You can get the same result by reversing the 1 percent rule:  [100 x Monthly Rent = Maximum Purchase Price]  Example:If a property rents for K1,500 per month, after a quick calculation, you know that you can’t pay more than K150,000 on an investment property. All in all, the 1% Rule dictates that you should multiply the purchase price of the property plus any necessary repairs by 1%. This is the baseline rent you should charge every month. Compare the result to your potential monthly mortgage and you will have a better understanding of a property’s monthly cash flow. 2. The 2% RuleSimilar in concept to the 1% rule, the 2% rule is all about progressing investors' rental portfolios, but with a twist simply because it also introduces the rent to value ratio. For the most part, this criterion states that in order for an investment property to translate into a good investment, its monthly rental income should equate to or surpass 2% of the purchase price.Formula: 2% Rule: 0.02 x Purchase Price + (Any Maintenance & Repairs) = Monthly Rental IncomeThe 2% rule seems a good investment measure for "cash flow investors", as it helps them decide, between two kindred rental properties, which one is more fruitful. There's a time and place for everything, likewise, there's a time and place for the 2% rule to work effectively. This depends entirely on what an investor plans to get out of an investment property. But the alternatives are straightforward.Once your investing goals are clearly defined in this scenario - be it property appreciation or monthly cash flow - you'd know exactly when to or when not to use the 2% rule. Example:A property that costs K150,000 should rent for at least K3,000 per month. A property that costs K350,000 should rent for at least K7,000 per month, etc.3. The 50% RuleThis rule may be tricky in the sense that you might be thinking it shares similar sentiments with both 1 and 2% rules, but that’s not the case. The 50% Rule is strongly associated with your monthly rental expenses, adding that such expenses must be at least 50% of your rental income (excluding mortgages) - talk about effective management of your earnings. Formula: 50% Rule = 0.5 x Monthly Rental Income = Expenses (excluding mortgages) Example:Referring to the earliest example where the single family home is selling for K395,000, let's say we used the 1% rule to determine our monthly rental income, and the result is K3,950.Now, applying the 50% rule to sort out the expenses, we end up with K1,975 (0.5 x K3,950); hence our expenses.That’s how much your expenses should be worth, in order to settle for a good deal. Note: Under the 50% Rule, the expenses do not include mortgage. 4. Capitalization Rate (or Cap Rate) Capitalization Rate, or commonly referred to as Cap Rate, is a method used in real estate to evaluate a potential investment.In consequence, you must know how much the annual return on the property is before you can calculate the cap rate.Again, using the above example, your annual return would be K47,400 (K3950 per month x 12 months). Now that you know how much annual return this property will generate, calculate the cap rate, as this will help you decide if the property is a good investment:Formula: Cap Rate = Annual Return / Purchase Price = K47,400 / K395,000 = 8.33%.Keep in mind here that the higher the cap rate, the bigger the risk, while a lower cap rate means a good deal. Advisably, cap rates between 4 and 10 percent are considered low risk, which makes for a good investment in a rental property. Also of note, a cap rate varies with where you invest, so it’s a good idea to find out more from a professional agent, with respect to your property investment goals. 5. Cash FlowGenerally, cash flow is actually profit after deductions. The principle idea is the same, it's only the adaptation of it into various industry lingo that gives it a different sway.For instance, in business, cash flow may be understood as: Profit = Revenue - Expenses. In real estate however, cash flow ideally narrates income less expenses; rental income less expenses, or to be more technical: Cash Flow = Net Operating Income (NOI) - Debt Services.If both Net Operating Income and Debt Services are overwhelming, don’t worry. For now, just remember your monthly cash flow as rental income less expenses.6. Cash on Cash Return (CCR)This investing term basically is a metric that’s used in measuring the profitability of a real estate deal. After all, you don't want to waste your time on a deal knowing beforehand that it won't profit you in any way, as a new investor.Truth be told, this calculation serves as the basis for clarifying your net income generated by your investment property, which is pertinent to your initial investment made to purchase the property.Put differently, this metric verifies how much you earned on top of what you invested in the property.Formula: Cash on Cash Return (CCR) = Annual Cash Flow / Initial Capital Investment; where Annual Cash Flow = Monthly Cash Flow x 12.Initial Capital Investment = Down Payment + Closing Costs + Improvement Costs (money that you put into the property to get it ready for rent.) At this point, you might be wondering about the kind of CCR to look for. In actual fact, It's quite easy, to begin with. All you have to do is calculate the average return you're presently receiving from your other investments, then use that result as a goal to beat, when out looking for a rental property to buy.7. Gross Operating Income (GOI)The Gross Operating Income (GOI) is the result from which vacancy allowances are subtracted from the total monthly rental income of an investment property. Sometimes referred to as Effective Gross Income (EGI), this term, however, is only arrived at when you figure out the Gross Potential Income (GPI).Here, the biggest challenge faced by rental property investors is maintaining a consistent positive cash flow every month for a year. Needless to say, your journey towards  Gross Operating Income begins with what is known as a Gross Potential Income - potential is self-explanatory, by the way; it's just potential and not a reality as yet.Gross Potential Income has everything to do with the expected rent your rental property will generate in a year, if your tenant(s) will rent for 365 days straight; with an agreed full payment throughout.Once the dust settles, the calculations for your Gross Operating Income begins.Formula: Gross Operating Income (GOI ) = Monthly Rent income – Vacancy Allowance8. Net operating Income (NOI)Net operating income is the money that you're left with after deducting property expenses from what is left as a result of subtracting any vacancy allowances from gross operating income.Simply put, NOI is the earning you receive from an income-producing property, if the property is owned by you free of a mortgage.(1.3) Income 9. Rental IncomeAs we've already discovered, rental income simply refers to the money your renter or tenant pays you periodically for using or renting your property.Additionally, rental income is not just about properties or investment properties. There are multiple alternatives by which you can also earn a rental income, such as:Storage spacesParkingVending machineMaintenance servicesand more if you're a creative, these ideas won't be difficult to come by, since you'll be able to identify and capitalize on them as soon as possible. Because if there's a demand for such items, but aren't available anywhere else than your location, obviously people will want to rent them.This then gives you the perfect opportunity to put either of these terms and formulas into perspective, where applicable.After all, rental income doesn't apply to just one rentable asset, but multiple.   Disclaimer:This article is meant for informational purposes only and is not intended to be construed as financial, or investment advice. Hausples encourages you to reach out for professional help regarding your own real estate situation.
The BRRRR Strategy In Real Estate Investing
The BRRRR Strategy In Real Estate Investing
June 6, 2022, 9:03 p.m.
Advice
Home Loans & Insurance
When it comes to real estate investing strategies, it’s quite an ordeal to determine which ones you can use, and which ones will make a statement. There are, however, a variety of investment strategies to choose from, but none morecatchy, creative and full of flair than the BRRRR strategy.The BRRRR strategy was coined by a real estate entrepreneur, Brandon Turner from BiggerPockets.com, and it stands for Buy, Refurbish, Rent, Refinance, Repeat.At first mention, it may remind you of the sound we make when we're cold, or as if reacting to a Sumerian utterance. (pun intended)  Although it may be new to PNG real estate jargon, it’s rarely the case among investors in other countries, because it has been around for quite some time.Speaking of building your rental property portfolio in a short space of time, this strategy is the best way to sustainably bag a rental property. The originThe BRRRR strategy barely qualifies as a new concept in this era.Real estate investors of old have been submitting to this model for years under a different theme before the name "BRRRR" bounced into existence.However, these quirky acronyms have a way of engraving themselves on our minds, and because they're easy to remember, new investors tend to become familiar with them in no time. The essencePurchase a below-market value property or fixer-upper with short-term cash or financingOnce refurbishments are completed, put it up for rentWhen a tenant is secured and an income stream generated, the property can be used as collateral for the next project.As a matter of choice, a new BRRRR investor should be able to get back most or all of their initial capital back, in preparation for the next BRRRR income-producing property All in all, the logic behind this strategy is buying a cheap, rundown house, “flipping” it, and putting it up for rent as collateral for the next BRRRR investment. Enter the BRRRR strategyReal estate investing is seldom trivial within a set time period. There's always a pulse, a happening, a new way of making money; consider sweat equity as a relevant example. More often, you will come across a new strategy or a new approach to making money in real estate; not up, not down, nor left or right, but through investing.And there are those that actually get imprinted in your mind, because of their name, their purpose, and their proven success. It is among these that you will surely pass by the BRRRR strategy.This strategy is ideal for newbie real estate investors, and is a concept worth a thought in PNG's very own property market. The specs Let’s look at the specifics:B - BuyPurchase an investment property that's in dire need of reconfigurations or value adds. This can vary from minor cosmetics to major repairs and maintenance, even landscaping will factor into this equation - anything that will help bring it up to par, making it livable as well as rentable. R - RefurbishJust like an ugly duckling turning into a beautiful swan, in a similar fashion, that's what you must do to this unattractive, relic of a property - transform it into a living, breathing, beautifully charming abode. But don't go overboard. Work within your budget so as to be sufficient, not exaggerated. What you should aim for here is to get back more than what you invested in repairs and maintenance, once it goes on rent. R - RentAt this stage, your once fixer-upper property at below-market value has achieved the move-in-ready title, and is welcoming applications for long-term tenants who are able to take care of it.  R - RefinanceHere, you will want your remodeled property to maintain its new image, because you'd be anticipating a lender to offer a loan of 90 percent that will match the after-repair-value of the property.If you find a lender that agrees with you, expect them to hire a valuer (at your expense) to give a considerable estimate of your property's value.What the valuer will do is compare similar properties in your area and how much they're going for on the market, how much you're charging for the rent, and the total cost of the repairs or improvements.If the valuer offers the bank a much higher appraisal amount than what you originally intended, you’ve got the loan fair and square. Now you’re at a vantage point where you can pay off any loans or mortgages you acquired earlier for the property, plus reimburse yourself for what you invested on repairs and maintenance.Bear in mind that, to be successful under this strategy, you must first qualify for a loan. Unless you're a self-made billionaire, to qualify for a loan, you must be able to substantiate your income statement and credit history. In fact, there are certain creative ways to work around this, however, they're way beyond the scope of this overview.Needless to say, don't let these details discourage you. It only takes a mixed dose of open mindedness, creativity and enthusiasm to overcome whatever that stands between you and prosperity. R - RepeatIf you’ve made it this far, that means you still have some finances remaining. You’ve got two choices: 1) Spend it carelessly, or 2) Invest in another BRRRR.Imagine if you continued this trend within a year or two, having several BRRRR properties to your credit? You can picture the rest.  Who should use the BRRRR strategy?Let’s get this straight - the BRRRR strategy is not for those who want well-appointed or fully renovated properties, ready to be purchased and rented out. This strategy works best for those who prefer:Projects and project managementSeeing the life cycle of things from start to finishA bit of uncertainty around construction dates and budgetsTo grow their real estate investing portfolio very quicklyTo truly learn the ins and outs of real estate investing (with the BRRR method, you tackle several different hurdles involved with real estate investing) The BRRRR strategy exampleAssume that you paid K80,000 for a property below market value worth K120,000 (only an assumption). Then you chipped in another K15,000 for repairs and maintenance. This leaves you all-in for K80,000 on a property worth K120,000. Applying the BRRRR method, the refinance part comes after the refurbishing of the property. Your lender will base the property’s value on the initial price of K120,000 and not the K80,000 you paid for. At a 90% loan-to-ratio, you could easily refinance and recover K108,000 (or 90% of K120,000). As it stands, you only spent K95,000 (K80,000 + K15,000) to buy and remodel the house, so now you’re left with K13,000 (K108,000 - K95,000) in the deal.Now, if you compare this to the traditional method that involves down payments, you wouldn’t recover much of the capital that you put into refurbishment. More will be discussed in a later article.  Bottom lineMany real estate investors - overseas - have struck gold with this strategy. You get what you give, and this strategy can be your friend or foe, depending on how well you understand its schematics. On the whole, it's an incredible way to build wealth in real estate, as well as your real estate portfolio.The best part is that in the long run, you will come to consider leaning towards lower risk strategies like what is known in real estate calculations as the Rental Debt Snowball.Most importantly, however, is to get your remodeled property rented, because if you don’t then you’ll only end up with a growing list of debts to pay, as well as digging your own grave.Nevertheless, these concepts may be foreign to PNG's property market but they're worth bringing to light. After all, “ideas” are bulletproof - they cannot be killed, only be accepted or ignored.
First Home Ownership Scheme - What is it and how does it work
First Home Ownership Scheme - What is it and how does it work
June 8, 2022, 3:54 a.m.
News
Home Loans & Insurance
Most people find that their journey towards homeownership is often overwhelming and stressful. It’s the biggest financial decision they will ever make, as first home buyers. With more and more homes costing hundreds of thousands of kina, most of these first home buyers experience a lapse in their ability to pay cash upfront - for the entire property. As a result, they turn to banks for loans. BSP First Home Ownership SchemeBSP’s First Home Ownership Scheme is not an ordinary loan. It’s a specialized loan facility designed to suit borrowers who have the outright potential to repay the loan. And like any other loan, FHOS is a convenient contract between BSP and a first home buyer, when it comes to buying a home.With a strong tailwind, the FHOS significantly applies to newly built homes, or brand new homes soon to be completed. These properties must prove to be on a state leased land with a genuine title. The home buying experience can be intimidating in a way, but with a teaspoon full of motivation, you can calm your nerves to put that journey into perspective, with BSP’s First Home Ownership Scheme. There are three types of loans currently available at BSP:BSP Standard Home LoanBSP Personal Property Investment LoanBSP First Home Ownership Scheme And each loan is typically influenced by four main characteristics:PrincipalThe principal describes the original amount being borrowed. It is the amount a borrower gets from a lender upon application, excluding closing costs and other related fees.The TermThe term of a loan explains how long it will take for it to be paid off. For instance, FHOS can take up to 40 years to complete.Interest RateRefers to a portion of a loan typically expressed as an annual percentage of the loan outstanding.Repayment FrequencyRefers to how often you should make your payments until the loan is paid off. Let’s consider an example that illustrates the four main factors in perspective:Picture this, you decide to buy a house so you begin your search and you came across one that matches your definition of the ideal house. It’s worth K400,000.According to your financial situation, you will need a loan to help secure the house, so you turn to BSP. But in order to get that loan, BSP requires that you purchase 10% of the house, to begin with, as a down payment. So, you chip in K40,000 (10% of K400,000), and BSP covered the remaining amount of K360,000 (the principal) with a fixed term of 40 years (the term) at a rate of 4% (the interest rate), which is to be repaid in monthly installments (the repayment frequency). By putting these numbers into BSP’s Loan Repayment Calculator, your monthly repayment would be K1, 688.(Note: Your monthly repayment amount does not include property taxes, personal insurance or other additional fees) Components Of The First Home Ownership Scheme (FHOS) BSP’s First Home Ownership Scheme is characterized by:A minimum loan of K200,000 and a maximum of K400,00040 years maximum repayment term4% fixed-interest rate annually1% additional bank feeLoan amount exceeding K400,000 will be assessed under BSP Standard Home Loan Fixed-Rate LoanBSP’s First Home Ownership Scheme is a fixed-rate loan. Meaning, the interest rate on this type of loan remains consistent throughout the term; it doesn’t go up, it doesn’t go down and it doesn’t go sideways (pun intended). Case in point, in the previous example, say your annual loan repayment amount is K20, 256 (K1,688 x 12 months), and comprises the 4% interest rate on the principal. This 4% will not change throughout the term of the loan - it is unchangeable, and that is what is meant by a ‘fixed-rate loan’. As one of the most common types of home loans, a fixed-rate loan such as FHOS requires a borrower to repay the principal over a ‘fixed term’ (an unchanging length of time) with a ‘fixed rate’ (an interest rate that never fluctuates over that length of time).This type of loan is ideal for borrowers strongly interested in a steady and predictable loan repayment term. Borrowers are usually allowed 30, 15, or 10 year fixed-rate loans. Traditionally, the shorter the term of the fixed-rate loan, the lower the interest rate.The magic of home loans is that they make home ownership a truth for everyone. But not without a substantial investment (closing costs, down payment, time to apply, etc.). How to qualifyIn order to qualify for a loan, a borrower typically needs to submit some forms of identification and basic personal financial information, such as employment history, projected down payment amount, authorization to pull credit rating and so forth. For BSP’s First Home Ownership Scheme, a borrower is required to provide the following proof:Be a PNG Citizen and a first home buyerProvide proof & evidence of 10% equityBe an employee of either public service or the private sector and earning a regular incomeProvide Bank StatementStatement of outstanding debts with other banks or financial institutions for the last three months if any.Provide three (3) months statement if account is held with another bankProvide three (3) latest payslipsConfirmation of employment or copy of contract of employmentHow to ApplyComplete a BSP Loan Application.Submit copy of Title Deed confirming ownership of land/Lease is State owned.Statutory declaration confirming acquisition is your first and will be owner occupied Understanding ‘pre-qualification’ and ‘pre-approval’ Once you’ve met all the lender’s requirements, you’re given a pre-qualification letter saying you’re eligible to purchase a home up to a specified kina amount, although the pre-qualification does not guarantee the final approval of the loan.At this stage, the lender is truly satisfied with your basic personal information, along with your deeper financial information - which may translate as your annual income history, recent bank account activity, and the likes. In fact, between pre-qualification and pre-approval, the latter is more strenuous than the former, where it involves a more in-depth look at the costs and interest rates that the borrower will be meeting as part of the loan. ApprovedWith BSP, a borrower qualifies for a home loan once a down payment has been made - immediately - after every qualification requirement has been satisfied. The down payment assures BSP that the borrower is serious about owning the home.The BottomlineOwning your own home is everyone’s dream. For some, it gives a sense of security. For others, it symbolizes accomplishment and prosperity. For a few, well, a shelter over their heads, a cozy corner to sleep in, a private space, will just about do it. With BSP’s First Home Ownership Scheme, you can turn these dreams into a truth. For more information, you can speak with BSP’s Relationship Manager or call BSP Corporate Banking toll free on 180 1100 or +675 305 7900.
PNG's first ever home loan show
PNG's first ever home loan show
June 15, 2022, 1:58 a.m.
News
Home Loans & Insurance
Events & Announcements
So you have identified what property you want to purchase or you have plans for your existing property to make it more livable and/or profitable and you are itching to get your project going but you are not sure what your options are in terms of financing? Perhaps you already have a floor plan, or you already own property and have been planning to meet with a loans officer at your bank to see what options are available? Is your biggest challenge your hectic schedule with work, getting offspring to daily activities, shopping and attending to those endless family obligations?If this has been your set-back to getting your dream home financed - Hausples.com.pg has the perfect opportunity for you!  Envision yourself surrounded by representatives, brochures and audio visual presentations from the prime banks in PNG - in air conditioned elegance that only the Stanley Hotel can offer.Hausples presents to you the first ever PNG Home Loan Show! An exclusive ONE DAY only, seminar-based event that will be hosted at the prestigious Stanley Hotel & Suites in October 2018.Do not miss this unique opportunity to talk to the most reputable banks in one room to find out what options you have available for you to finance your dream home, or your prized development and get provisionally approved loans on the same day.This event is an exclusive invitation only event so it is vital that you Register your interest Here. You can also  Subscribe to our Newsletter for further information on events and to find what rental and purchase prospects are available on Hausples.com.pg.
Home Insurance
Protect your home: Get home insurance
June 16, 2022, 5:32 a.m.
Home Loans & Insurance
Advice
Esther and Thomas were excited, this was the day that they had been saving up for years! Their three children were laughing loudly, overjoyed at the thought of having their own rooms at last! Yesterday the family had been given the keys to their new home, today they would be moving their belongings from the 2 bedroom flat they’d been renting for the last 8 years into their new 4 bedroom house.They had taken out a large loan with a bank and the home was mortgaged to them for many years and insurance was taken out in conjunction with the loan.Esther would finally have her dream kitchen. The electric stove with the 6 hotplates and fan oven, a fridge and her prized washing machine. Her husband Thomas was just as excited about the expansion of his communications business. The space downstairs next to the laundry had been lovingly converted into a studio; with a mixer and a computer equipped with all that he’d need for audio, video and image editing.Source: Hausples.com.pgThe family eagerly carried, heaved, dragged and pushed their belongings into their dream home - the beginning of happy times in their new home.Or at least it was meant to be. You see Esther and Thomas had NOT anticipated a fire would hit just months after moving into their new home! Esther and Thomas looked helplessly on, not only was their house badly damaged but Thomas’s business prospects had been cut short by the fire.Does this situation sound familiar? Do not get caught up in a mountain of debt without having a safety net.  For many of us being prepared and protected means having the right equipment, the right contacts and knowing the correct ways. BUT there is one fundamental method of preparation and protection that many of us often overlook. The best preparation and protection we can have is ‘insurance’.InsuranceMany people do not understand the world of insurance. So what is insurance? To put it simply it is an arrangement that an insurance company makes with you that will compensate for a specific loss or damage covered by your policy, to your home and belongings in return for payment of a premium at a specified time. To best protect your home however, what you need is home insurance.Source: Trans Pacific Assurance LimitedWhat is home Insurance?It can be best described as the insurance policy that can assist with the replacement of your contents or repair of damage to your home. Home insurance policies insure the home itself along with the contents of your home.Esther and Thomas in our story have taken home insurance covering the contents they could have Thomas’s studio equipment and their other belongings covered and have the damage caused by the fire repaired. How to go about getting home insurance?In Papua New Guinea, Trans Pacific Assurance Limited (TPAL) has a variety of products that can be tailored to suit your needs. TPAL boasts an excellent response time, typically responding to queries and applications well within a working day.To apply for home insurance there are three main requirements:1.An accurately and fully completed Proposal Form.2.A Valuation Report from a financial institution of your choice3.Photographs depicting the property accurately if you are outside of Port Moresby, if you are in Port Moresby TPAL will send a representative to inspect your property.Once you have these requirements you can either email, or mail, or send via facsimile a copy.What happens?After you agree on a policy and have completed all the necessary paperwork and paid the premium, your home and contents are now insured. For example in the event that a fire damages your home the first thing you must do is contact Trans Pacific Assurance Limited and report what damage has happened. If you are able to take pictures or a video that will be very helpful. Make sure you accurately complete the claim  form with all of the information about the damage that has been caused it is that simple! After you file your claim, a representative from TPAL will be there to make an assessment. After an assessment has been made then repairs can then commence to your home.What are the other benefits of home insurance?Contents - whatever you have inside your home you need to get them insured to ensure that you have the items protected. For example Esther has taken out home insurance, her dream kitchen will be repaired.For property owners who intend to rent out their property it is wise to enquire about the many options available for you. There is a burglary cover so if your property gets broken into you can get your belongings replaced. There is a fire cover a will assist you if your property gets damaged as a result of these events.It can seem very large task, but once you begin making enquiries you will be pleasantly surprised at how simple it really is. Be like Esther and Thomas and invest your hard earned money not only in making your dream home a reality but ensure to have protection in place to cover such an event. Make sure that you contact Trans Pacific Assurance Limited on +675 321 6808.You can also click Here if you wish to send an email to get the protection in place to cover your dream home.  For more information you can Subscribe to our Newsletter to receive news and updates about new developments, land titles news, insurance information, real estate & housing demand trends and other information for developers or home buyers.
Department of land and physical planning goes digital to secure land titles
Department of land and physical planning goes digital to secure land titles
June 20, 2022, 6:02 a.m.
News
Home Loans & Insurance
Image from: etsarchitects.com.au The Department of Lands and Physical Planning has gone digital in its bid to secure Papua New Guinea’s land tenure records. Minister for Lands and Physical Planning Justin Tkatchenko said the new Scanning and Archiving Center at the Department of Lands and Physical Planning is a step forward to secure all the department’s records.“The new center is the outcome of National Government funding support and testament of its commitment to better work place mechanisms to ensure efficient, effective and transparent public service delivery,” he said in a recent post on social media.“The task at hand against corrupt and greedy individuals and syndicates is far from over, however, our efforts to change perception and instill faith in our processes must continue. Our work in very close consultation with Acting Secretary Oswald Tolopa, senior department management and key officers in the last six months has ensured that we have done and achieved more than the department has ever delivered in years.”The new digital storage facility was purposely built for storage of all titles and records including land titles, title files, surveys and all other forms of documentation.The new technology will ensure the problems of file theft and duplication became a thing of the past, Mr Tkatchenko added.   “The process of scanning and data entry will be undertaken by a team of trained and qualified young men and women under the supervision of senior and specialist managers over the next two years.”Prime Minister Peter O’Neill officially commissioned the new digital storage facility and was accompanied by the National Planning Minister Richard Maru.“I thank Minister Maru and the Planning Secretary once again for initially seeing the importance of this technology and center to ensure funding commitment, Prime Minister and National Government for the direction and guidance,” added Mr Tkatchenko.The Department of Lands and Physical Planning has been dogged by controversy in recent years with missing land title files connected to high profile projects in the NCD and other urban centers, making news headlines and drawing criticism from the public.Ensuring the security of official documentation is not the only issue on the agenda for Mr Tkatchenko with the Lands Minister keen to make progress on freeing up customary land for future development in the country.He met with the CEOs and staff of PNG-based commercial banks in January this year to discuss how customary land leases can be accepted as security for bank mortgages (besides State land titles). The banks were urged to work together to look for a way forward, as currently only 20 percent of land in PNG is developed with 80 percent still in customary possession and not available for development.Customary land registration is a sensitive issue in PNG and continues to be a challenge for successive governments. Attempts by the World Bank to get the PNG Government to incorporate land registration into its Structural Adjustment Program, as part of its loan condition backfired in 1991 when there were student-led mass demonstrations and four ensuing fatalities.
Insure a house
How to ensure a quality home purchase in Papua New Guinea
June 22, 2022, 12:53 a.m.
News
Home Loans & Insurance
When you buy a home, you naturally will want it to last. Given how much a home in PNG can cost you (47,521.33 K per square metre, according to Numbeo), purchasing an apartment in Port Moresby is a sizeable investment. So, you will want to be able to rely on that investment lasting as long as you need it to.At our recent Hausples PNG Real Estate Show, the director of prefabricated homes company Rhodes, Andrew Avenell, spoke of the dangers of investing in low quality housing in Port Moresby. As a result of poorly made homes, Mr Avenell claims that families can end up having to pay both high mortgage costs and maintenance fees 15 years down the line.So, when you are looking to buy a home in Port Moresby, how can you make sure you are getting quality? Here are a few simple home buying tips to help you protect yourself. Be wary of low pricesIf the price of a home seems too good to be true, there is a decent chance that the house may not be up to standard. For this reason, you should always thoroughly inspect the property before you buy it. This may slow things down, but it is worth it to ensure you get the best deal.A crack in the foundations of a home may be a sign that it will not last long enough. Look around the property for faults and features. Any damage to the property could be a sign that it is not structurally sound, leading to further complications down the line. Remember to ask the agent or owner any questions you may have. Request a valuationTo guarantee your purchase is fair, you should seek a valuation of the property. If a real estate agent is helping you to buy, ask if the price is reasonable. If you are still uncertain, arrange for a registered valuer to assess the home. You will be required to pay a fee for the valuation, so it may only be worth doing this if you have a genuine interest in buying.After valuation, you will receive a certificate showing what the fair price of the home would be, which you can use to inform your decision. Insure your home against damagesOnce you have bought the property and signed contracts with the real estate agent or owner, you should insure your home in order to receive compensation for further damages later on. It will be one of your most valuable assets, so in the case of fire, theft or other disaster, you will want to be able to replace or repair important belongings.If you're ready to start your hunt for your ideal home in Papua New Guinea, you've come to the right place. Here on Hausples, you can look through properties from a broad range of agents to find a quality home in PNG today.
Tips for First Home Buyers and Their Loan Options
Tips for First Home Buyers and Their Loan Options
June 22, 2022, 1:04 a.m.
News
Home Loans & Insurance
Advice
If I was considering buying a house with a Home Loan, what should I do?  There is always a first time for everything. Buying a house for the first time can be challenging, as the process will be new and you will need good advice and guidance to collect all the right documents to ensure that smooth processing of your loan application. Buying a house or property is a big investment for many Papua New Guineans, and takes a good amount of reasoning, planning and commitment. But if you have come to the point of making that choice of buying a property, here are a few tips that can help you go through, with your quest to own a property for the first time. Plan for unexpected expensesWhile property/house shopping, it is good to have extra funds put aside for additional expenses. If you are considering buying an existing property, that will need renovations, then you will need a quote from a contractor for the renovations. If you are planning to buy a brand new property, you may have other expenses that will required funds to assist. Every home buyer will have different requirements, so the extra savings and funds available can be helpful for you. Having additional funds available will help get through the initial stages of putting together your Home Loan application. Letter of SaleIt is advisable that as soon as you find a property that suits you, always ask for necessary proof of ownership from the landlord. A copy of the title is one of the key documents that you will need to have in order for you to buy the property. If it is a new property, make sure that the landlord writes you a Letter of Sale indicating the amount that he will sell the property to you. You should also write a letter to the landlord to accept the offer.Having these documents already assembled will help accelerate the processing of your loan application.⦁ Complete a Loan application form; ⦁ Letter of confirmation of employment & remuneration from current employer; ⦁ Letter of offer from the customer confirming the purchase price and copy of the state lease; ⦁ Letter of acceptance form the vendor; ⦁ Evidence of 20% equity contribution by the customer; ⦁ Super ID and copy of the latest statement; ⦁ Copy of Driver’s license/Passport, NID card;⦁ Salary Deduction AuthorityYour Home Loan application and pre assessmentsWhen trying to apply for our home loan, it is always good to enquire for information on the pack before lodging your application. A Loan officer can help you do an assessment of your loan application before you submit the application and give your guidance of the loan application process.It is always good to find out if you have all the required documents before submitting the application. Always ask the loan officer to confirm that all the appropriate paperwork in order before the application is lodged.Understand the various loan optionsIt is important that customers understand the various Home Loan Products offered in the market.Not all loan products are suitable for one customer, but each customer needs to understand the product before making a commitment.Every home buyer has their own unique financial situation and it’s important to understand which type of loan best suits your needs.For those curious about BSP’s First Home Ownership Scheme,below are few features to consider:Because the loans are intended to finance affordable housing for families who have never before owned a home, the loans have the following features:⦁ The loan amount is capped at K400, 000.⦁ The interest rate is fixed at 4%.⦁ To keep payments accessibly low, long loan terms of up to 40 years are available.⦁ There will be no bank charges or fees.⦁ Early repayment of the loan will not be penalised.You may be curious about how you can source your 10% equity?BSP has also offers an option for young workers to buy homes using their superannuation at an interesting 10% equity rather than a 20% equity which is a standard requirement offered by banks.The equity can be sourced from personal savings, stocks, bonds, term deposits, and proceeds from sale of personal property, Superannuation assistance (housing advance) and assistance from employer by way of Home Ownership grants. Click here to contact BSP.
Why should you ensure that you're Insured?
Why should you ensure that you're Insured?
June 22, 2022, 6:01 a.m.
News
Home Loans & Insurance
One of the most positive aspects of the Papua New Guinea economy is the growth of the real estate sector. With the recent emergence of real estate as a valuable asset for locals,  many citizens are looking at insuring their properties.Trans Pacific Assurance Limited has been one of the first insurance companies in Papua New Guinea to identify  citizens’ need to secure their major asset and has now serviced a large base of satisfied clients. Who is Trans Pacific Assurance Limited?“At Trans Pacific Assurance, we know the importance of insurance, and we want to spread this knowledge across Papua New Guinea. You need o be prepared for a fire or even an accident, which is why we offer insurance that covers home, car, business and a whole host of other areas. Whatever your needs, the friendly, helpful team at Trans Pacific Assurance are on hand to guide you throguh the ins and outs of insurance.” – TPAL Team Do I really need home insurance?In short, yes. Our homes protect our families and provide a space to call our own. This is why homes are more than just another piece of property and deserve the best protection possible.Home insurance can and will be the safety net that ensures your belongings, savings and property are protected against a range of potential issues. This includes burglary, fire and liability claims.Your home’s four walls might be just building material, but it represents your family and future. As such, it’s best to protect this vital asset with the appropriate home insurance. Other benefits of insuranceInsurance isn’t just limited to your home. The team at Trans Pacific Assurance can provide a range of insurance solutions to meet your needs. This includes:Motor vehicle insurance – Do you have a vehicle that you use to take the kids to school or to get to work? If so, motor vehicle insurance can give you protection from theft, accidents and potential hazards that you’ll encounter out on the road.Medical insurance – Illness and injury can force you and your family to visit the doctor or hospital at any point. With the right level of medical insurance, we can take care of the majority of the costs involved, including surgery and emergency evacuation.Business insurance – Have a growing business? Protect your contents, assets and income with business insurance that can be tailored to the size and scope of your operations.Accidental death protection – Although accidental deaths are rare, this event can have a severe impact on your family. Accidental death protection provides financial support through this tough time. Why choose Trans Pacific Assurance?“At Trans Pacific Assurance, we are part of your community and understand your responsibilities. This is why we go the extra mile for our customers, finding the best solution and value-for-money option for you.”We won’t talk to you in boring insurance jargon – our goal is set out everything in plain English and ensure you can play an active role in the insurance process. This fresh and innovative thinking allows us to tailor policies to you and your family. – TPAL TeamIf you would like to learn more about insurance, feel free to fill out the form below to contact TPAL today.Name*Telephone*Email*Province*Comments
BSP Reduces Home Loan Interest Rates
BSP Reduces Home Loan Interest Rates
June 22, 2022, 1:28 a.m.
News
Home Loans & Insurance
Port Moresby, 31st May, 2017 | Bank South Pacific (BSP) has reduced its standard Housing Loan Rates by 1% from 8.45% pa to 7.45% pa. The interest rate for the Housing Loan products will be effective from 1 June, 2017. BSP offers two main Home Loan Products; the BSP Standard Home Loan and the First Home Ownership Scheme (FHOS) loan. The interest rate on the FHOS loans will remain at 4% pa.“The reduced interest rates on home loan was made with due consideration to the market demand, especially with medium income earners,” said BSP Group CEO, Robin Fleming.Mr Fleming said, “The demand for housing and home ownership remains high in the market, with increased interest expressed for information and direction on how to obtain home loans with the Bank. BSP continues to take steps to improve the lives of Papua New Guineans. We believe that, with the reduction of the interest rates, it will benefit more people.”While there has been interest, BSP continues to encourage potential home buyers to have a plan, set goals and start saving for your home equity. The equity requirement under BSP Home Loan is 20% while the FHOS requires 10% equity with special conditions that apply.Customers who fall outside of the First Home Ownership Scheme (FHOS) can still take advantage of the reduced interest rates and obtain a standard housing loan for a term of 40 years.Mr Fleming further stated that BSP has also continued to promote a financial inclusion for all customers. This has seen the increase of the number of Fee Free accounts opened, for Kids Savings and Sumatin Accounts. It has also promoted a savings culture by eliminating fees for the Plus Saver Account, which attracts interest rates paid to customer’s savings.For information on BSP Home Loans or the First Home Ownership Scheme Loan Product, contact us via our First Home Ownership Form!
First Home Ownership Scheme: A Catalyst for Growth
First Home Ownership Scheme: A Catalyst for Growth
June 22, 2022, 2:02 a.m.
News
Home Loans & Insurance
Real estate has been one of the main focuses of the Papua New Guinean government, both to offset homelessness brought about by poverty and to improve the economic growth. Many projects have been done to do this such as the housing project launched by the National Gaming Control Board for their loyal employees.Another initiative has been around for quite some time now and drawing significant attention from developers and PNG citizens – the First Home Ownership Scheme (FHOS) by Bank South Pacific.Image Source: Skerah.comA Step Towards Better Housing ConditionsSince its inception, the First Home Ownership Scheme aimed to provide flexible loan terms for first home buyers. In total, Bank South Pacific has loaned an amount of K160 million already.Recently, Maggi Kupp Kuli – a loyal BSP customer – moved into a house she bought through the said program. She will only pay an interest rate of 4 percent. First home buyers can loan up to K400,000 through a repayment plan that can extend to 40 years for only 10 percent equity. Maggie said, “It is with great satisfaction I have my own house, a place to rest, no more rentals and moving from house to house.”With the First Home Ownership Scheme, BSP customers can build and purchase a house on land that’s on a state lease. They can purchase a house that’s less than 6 months old if it’s on a land under a state lease.   A Catalyst for GrowthAfter its early stages, the First Home Ownership Scheme has proven to be a great success. BSP General Manager, Paul Thornton, says that “The FHOS is now considered a catalyst for growth in the housing market. The market has been attractive to property developers who started building homes and offering them for sale in and around Port Moresby.”Not without its setbacks, Thornton adds that “while there are many constraints to affordable home ownership equally, there is a concerted effort being made by both the private sector and Government to overcome these constraints.”Concerns over how loans can remain flexible, Thornton clarifies that “In relation to the BSP and the Government of PNG’s First Home Owners scheme, it is also important to understand that BSP has not been given a grant of K200 million to lend to First Home Owners.  Rather, the National Government has placed funds with BSP to allow the Bank to reduce its cost of funds and offer a Home Loan Product with low interest rate, longer repayment terms and special eligibility requirements.” Eligibility for LoansPeople interested in getting a loan through the First Home Ownership Scheme should be a citizen of PNG and a first-time home buyer. They should also provide proof of 10 percent equity. Applicants are also required to be an employee of the private sector or in public service. They need to also have a regular source of income.Click Here to Inquire about the First Home Ownership Scheme!
Trans Pacific Assurance Ltd to Provide Superior Insurance Services
Trans Pacific Assurance Ltd to Provide Superior Insurance Services
June 22, 2022, 6:01 a.m.
News
Home Loans & Insurance
Recently fire damage has caused huge losses for property owners. Houses have been lost, businesses have ceased operating and motor vehicles destroyed. The health of those effected has suffered and of course medical costs add to the pain experienced.These events are always just around the corner threatening our safety and security. Those who have taken the correct insurance policies to protect their investments can rest easy in the knowledge that their businesses and property are secured against such disasters and financial security is assured. Unfortunately though, those who have not taken up the challenge to make sure correct insurance is in place need to worry on the edge of their seats every time a bad event approaches.To protect or not to protect is the question and when your health and your property is at risk it is best to take the challenge head on and call on professionals for advice.In Papua New Guinea one of those choices stands out from the rest. Trans Pacific Assurance Ltd provides superior service and coverage and are definitely not ‘like one of the rest’.Complimentary insurance health checks can easily be provided on your current business, property, motor vehicle and medical insurance coverage. This is where a team of professionals will thoughtfully search through and identify where not enough protection is being provided for the good money you are currently paying ‘one of the rest’. Trans Pacific Assurance Ltd are proud to be different and proud to help Papua New Guineans navigate their insurance needs and take the challenge head on.Face up to that challenge right now and call 321 6808, click here to contact your insurance Healthline or simply fill the form below!InsuranceWe would love to hear from you! Please fill out this form and we will get in touch with you shortly.Name*Telephone*Email*Province*Comments
A home Ownership Dream Come True
A home Ownership Dream Come True
June 22, 2022, 6:01 a.m.
News
Home Loans & Insurance
Maggie Kupp Kuli, 39, from the Western Highlands Province has been a BSP customer since 1999, when she was still a student. She moved into her house recently and the experience was truly rewarding. “It is with great satisfaction I have my own house, a place to rest, no more rentals and moving from house to house,” she said with a smile.She utilised the BSP and PNG Government First Home Ownership Scheme (FHOS), a Home Loan Product that offers:Highly competitive interest rates, at only 4%, affordable loan amounts up to a maximum of K400, 000 and a flexible repayment plan of up to 40 years. Equity is only 10%.“I really appreciate BSP for making available this loan facility to assist the average Papua New Guinean to own a home, where the requirements are affordable. Thank you BSP, thank you PNG Government.”If Maggie can do it, so can you. “I encourage others to participate, no need to save big, as long as you have enough equity to meet the bank’s requirement you can own a home, so it is worth trying rather than waiting,” she adds.Vagi Vicky Kulu-Manek, a BSP customer of 20 years, says: “I encourage Papua New Guineans to purchase a property, a dwelling place you can call home. This is a lifetime asset for you, your children and the future. It is a milestone achievement.”There are sentiments that home ownership is for the wealthy or something to be done post retirement when superannuation funds are cashed, but these myths have been broken by ordinary, average Papua New Guineans who have taken a step to seek information and help from the bank.Linzy Tonnakku Bari, 29, from the Autonomous Region of Bougainville could not agree more.“The thing that really stands out for me in this experience is that you do not have to be a millionaire to purchase your home. Anything is possible you just have to commit your time, manage your money well and you will surely own your own home.”“This is a true investment, not only for yourself but for your future. I highly recommend the BSP first home ownership loan” she added.What can BSP do for you?BSP has funded up to 141 loans for first home buyers under the FHOS, with a total value of K 54.448 millionThe FHOS is now considered a catalyst for growth in the housing market. The market has been attractive to property developers who started building homes and offering them for sale in and around Port Moresby.BSP First Home Ownership Scheme was introduced with the aim to provide Papua New Guineans with an affordable Home Loan to purchase their first home.The majority of loans funded are in Port Moresby largely due to size of market and increased interest from housing developers. However, interests from potential home buyers also remain high from across PNG, from young professionals to long-serving employee in both the public and private sectors.It is the intention of the partnership arrangement with the government to have a clearly defined set of eligible purposes to guide potential borrowers attempting to benefit from the First Home Ownership Scheme.These eligible purposes are:Purchase land under a state lease for the construction of a new house;Build a new house on a state land; andPurchase both house and land under a state lease; orPurchase a house which is less than 6 months old that is on a state land.There have also been concerns raised about limited number of properties going for K400, 000, but BSP has assured that they also have options to address those concerns.Besides FHOS, customers also can take advantage of BSP’s standard home loan product. This product also gives you the freedom to work out your equity and apply for a Home Loan with BSP. The Interest rate and repayment terms vary in this instance.All interested and potential first home buyers can call into any BSP branch to seek more information or simply express your interest by filling the form below.Banks and Finance FormWe would love to hear from you! Please fill out this form and we will get in touch with you shortly.Name*Number*Email*Inquiry typePlease select inquiry typeAsset FinanceBusiness loansConnect to Finance BrokerHome loansInvestment loansPersonal LoansSmall Business LoansOtherChoose BranchPlease SelectAitapeAlotauArawaBiallaBorokoBSP HausBukaBuloloDaruGordonsGorokaKainantuKaviengKimbeKiungaKokopoKundiawaLae CCLihirLorengauMadangMarketMendiMount HagenPogeraPopondettaPort MoresbyRabaulTariTop TownVanimoWabagWaigani BCWaigani DriveWewakCommentsEmailThis field is for validation purposes and should be left unchanged. This iframe contains the logic required to handle Ajax powered Gravity Forms.