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Public Sales More information and full contact details for all the following sales are available in the database - just type in the name of the auctioneer of your choice into the search facility. If you are a member of GAUK please note that the following information is available in the news section as soon as we get it Pugh and Company We are pleased to inform you that our 13th July 2005 auction details are now available on our website www.pugh-company.co.uk. Should you be interested
in any of the lots please do not hesitate to contact our offices
on 01772 722444. News Buying property Without Money!!! Did you know that a fantastic, yet immensely underutilised method for buying property no money down is through the use of 'private investors'? There are hundreds, maybe even thousands of people in your city or town with piles of cash and very little if any idea of what to do with it?! Most of them are sick and tired of earning 3 or 4% from the bank or building society and would love to make their money work harder for them, but they don't. Why? 1. They're too busy These are just 4 very common reasons. Why don't you approach local business people and wealthy retired individuals with your business plan? Explain how they can invest in your deals and earn themselves 10-15% per annum with you doing all the hard work and dealing with any problems that arise... When you find a good deal, approach your new investor friends and let them know how long their money will be tied up and how they will get it back. Explain the rate of return you are offering and then build trust and credibility by actually showing them the property and explaining your plan. "10 Ways to Trace Owners of Empty Properties" There are many ways to trace owners and it is possible to trace an owner all the way to Australia , so no excuses! These should start you on your way:- 1. Knock on the door! May seem obvious but many a property looks
empty and the owner still lives there. --------------------------------- Opportunities from a Stagnant or Falling Market In a stagnant or falling market the following will typically occur:
At first sight this might all seem like bad news. But actually these characteristics provide property investors with opportunities to profit. Opportunities for investors There are more opportunities for investors because:
Also, don't forget that so far, history has shown us that falling or stagnant markets are temporary. The good news for property investors is that in the UK , after any fall, prices have always recovered and have exceeded the level from which they first fell. --------------------------------- From Blitz to boom On the eve of National Commemoration Day, marking the end of the
Second World War, Caroline McGhie looks back at the devastation
wrought by German bombs and the housing revolution that followed.
It has, she says, remarkable echoes today
'The value of victory is
what we make of it. Peace is not an end, but a beginning," said
Lord Latham, leader of the London County Council, as war in
Europe ended in 1945. Little did he know that the new era would
gradually deliver an exhausted population into the grip of
what was to become a national obsession with property. Even
as the Luftwaffe dropped its bombs, the seeds were being sown.
Sixty years on, we can see that it was in the very craters
of the V2s that the modern property market was born.
As the historian Maureen Waller describes in her book 1945: Life in the Debris of War, housing was "the most vexed question that central Government and the local authorities had to contend with during 1945". It was the first problem of the peace. An estimated nine million square feet of glass was needed to replace windows in Battersea, Wandsworth and Lambeth alone. Shell-shocked homeowners struggled with the bureaucracy imposed by the War Damage Commission on compensation claimants. It was not until November 1947 that the Treasury paid out the first £88,684,000 for 101,600 affected properties - a fraction of those damaged or destroyed. Thousands of homeless had to be rehoused. Even at the height of the Blitz, the government was thinking about reconstruction. "In March 1941 Lord Reith, as Minister of Works, asked the London County Council to prepare a plan for redevelopment," says Waller. The result was a document that sold out as fast as Harry Potter - the Greater London Plan, published in 1945, which was also produced in a children's edition. Everyone wanted a share of the hope in the air. Churchill went to the country in July. "Leave the Socialist dreamers to their utopias or their nightmares. Let us be content to do the heavy job that is right on top of us. And let us make sure that the cottage home to which the warrior will return is blessed with modest but solid prosperity, well fenced and guarded against misfortune," he urged. The Labour party was promising five million new houses, and when Churchill attended a rally at Walthamstow Stadium angry voters demanding new housing caused a near riot. It was in this idea that property could deliver more than prayer, combined with the shakedown of the old class structure, that the boom-bust property market cycle of the past 50 years planted its roots. It changed our lives and changed our economy, but it had a long way to go. "In 1945, 26 per cent of people owned their own homes, now 65 per cent do, and the Government's current objective is to increase that to 70 per cent," says Liam Bailey, head of residential research for Knight Frank. "As home ownership increased, so property started to dominate the economy. If you had invested £1,000 in 1945 in shares, it would be worth £59,379 now. If you had put £1,000 in residential property - the price of a two-bedroom terrace or a small semi at the time - your investment now would be worth £114,595." There are echoes of the political speeches of the time in those now being made by the Deputy Prime Minister John Prescott in his push to build thousands of new houses in Thames Gateway, East Anglia and across the North. "The massive building programme of new houses which ran at around 400,000 a year in the 1960s has dwindled to 150,000 a year," says Bailey. "But now the need is great again, this time because of immigration and more people living alone." A new post-war "affluent society" gradually developed in the new houses. Yet even in 1963, though 82 per cent of households had televisions, only 45 per cent had a washing machine and 30 per cent a fridge. The £1million semi in Fulham was a long way off, as were the yuppies, the dinkies, the woopies and the kippers. And as prosperity increased, so the kitchen was elevated from dank scullery to family fulcrum, while the front room lost its Sunday sanctity and came into everyday use. In the new servantless age, English country houses became unmanageable. Many had been requisitioned and fatally damaged during the war, so their destruction duly began. It continued until Marcus Binney, president of Save Britain's Heritage, began his campaign to save them in 1974, by which time applications to demolish were being made at the rate of one a day. There had been virtually no market for them, but with the arrival of central heating and the new riches of the Thatcher era, it was revived with a vengeance. In 1945, Jackson Stops & Staff sold Eastcourt Estate near Malmesbury, with 12 bedrooms and 484 acres, for about £25,000. Last year, Knight Frank sold it for a price "in excess of £4.75million". As a result, art and chattels were being sold fast - in 1946 there were sales of 45,000 lots in 103 auctions. The contents of the German Embassy were sold off in a six-day sale, with a bust of Hitler going for £500 to the owner of Blackpool Pier, and Billy Butlin snapping up Ribbentrop's semi-circular dining-table for £1,000 for the committee at his Skegness holiday camp. Londoners were returning to the capital. Having lost the election, Churchill was looking for a new place in town to keep as well as Chartwell in Kent. His wife, Clementine, fell for the charms of 28 Hyde Park Gate, and Churchill asked Knight Frank to survey No 27 as well, with a view to buying it for "the staff". Two employees from Knight Frank visited to tell him it had dry rot, and found themselves sitting with the great leader, who was naked but wrapped in a towel "like a large pink baby". He bought the house regardless; Knight Frank tugged its forelock and offered to waive the fees but the offer was firmly refused. It was in this chaos that the post-war millionaires did their first deals. Rudolph Palumbo bought up sites around St Paul's which would later soar in value, and Charles Clore bought part of Park Lane where he later built the Hilton for £5million. Rags-to-riches millionaire Jack Cotton, who built the Pan Am skyscraper in New York, was on the scene, as was "the daddy of all developers", Harry Hyams. Their modest origins, deals and fortunes are chronicled by Oliver Marriott his book, "The Property Boom". Hyams was perhaps the most notorious - initially for building Centre Point at Cambridge Circus, the first 32-floor skyscraper in Britain, then for keeping it empty for years, and finally for making millions out of it. Centre Point is now a prized and listed building. One of the few public schoolboys trying his luck at the time was Nigel Broackes, later to become Sir Nigel, chairman of London Docklands Development Corporation. Two of the busiest developers were Louis Freedman and Fred Maynard who, as Marriott says, saw that there were "high streets all over the country which would be crying out for modernisation as rationing loosened its grip". On the way to a family holiday in Cornwall, Maynard discovered Plymouth: "I was amazed. The whole of the town centre was flat," he said. German bombers had ripped out its heart. The city had planned the reconstruction and Freedman and Maynard got the job. Exeter followed. They applied to all towns with a population over 50,000 and soon did deals to rebuild Hull, Swansea, Sheffield, Sunderland and Coventry. By 1953 they had run out of blitzed cities and turned to the New Towns - Harlow, Aycliff and Peterlee. "It was the age of the planner," says Stephan Miles-Brown, head of residential development for Knight Frank. "The early post-war developers were bomb-site developers, the ultimate entrepreneurs. Since then, we have seen massive change in supply and demand. Now, demand outstrips supply on every new development. Money is cheap, borrowing is easy and we are selling film-star lifestyles. Property has asset-class status now, and has made a lot of people very wealthy. If you ask anyone what they are worth, they tell you the value of their house." Big ideas were being tried out on the blank canvas of the late 1940s. The Barbican arrived, designed using the European concept of a city in the sky, to bring 6,000 people back into the depopulated Square Mile. Council housing was the new mantra. Town halls were given new powers to requisition sites and to hire developers, and new shopping centres were arriving in towns all over England. Ironically, the Bull Ring in Birmingham has recently been demolished and replaced, and the Elephant and Castle in Southwark, south London, is about to be. Other ideas of the time are surprisingly familiar. Sir Patrick Abercrombie proposed the development of the South Bank as an "opportunity for the greatest spectacular effect of the new London". He wanted a new Globe Theatre, the Thames revealed as much as possible, railways buried underground, and decentralisation (hello Swindon and Croydon). He wanted to relocate 600,000 people outside London, to build flats to democratise the capital, and he wanted self-sufficient communities in new satellite towns. A remarkable number of the elements of his vision have become reality, but history has a way of turning sow's ears into silk purses when it comes to property. As Maureen Waller says: "He could not know that the loss of London's manufacturing would be quickly replaced by a boom in office work and the service industries... he could not have foretold the demise of the Port of London and the growth of docklands as a location for smart offices and apartments, let alone the development of Canary Wharf as an alternative business arena. He probably would not have guessed at the rise in home ownership and buy-to-let and spiralling prices, although he would have applauded the regeneration that these trends are at last bringing to neglected inner-city sites." Case history The only time that Jenny Bishop has left her home in the 69 years she has lived there was during the war. She and her baby daughter, Helen, were evacuated from Ashridge Crescent, Shooters Hill, in London, to Kent. "When we came back, all the iron ornamental railings had been taken from the front of the houses to be melted down for the war effort," she says. Jenny, who has just celebrated her 100th birthday, still lives with her daughter in the house built by Laing Homes, which she and her husband bought in1936 for £1,000: "We have never wanted to move because we have got all we need." John Laing, who started Laing Homes, believed housing was the future. "Every class in the country wants a house," he said in 1948. "Once a man owns his house, he has a stake in his country." Montenegro – Beautiful
Views, Beautiful Returns
Make Developer Profits & Off-Plan Gains In Croatia, Without The Hassle The Best Beachfront Land On The Black Sea Bought At 57% Below Market Value Plus Free London Montenegro Evening Tickets – Wednesday July 13th, 6pm This time a series of very special development opportunities that are simply so good I cannot resist investing in them myself. It’s brand new stuff from Jonty & Alise Crossick’s Ready 2 Rent company, and so confident am I in their operation, I’m placing £20,000 in each fund. Here are the details, in Jonty’s own words: ------- Montenegro – Beautiful Views, Beautiful Returns It’s not often that we are reluctant to share our property secrets, but Alise and I feel as if we’ve just uncovered forgotten buried treasure. On a map of Europe you’ll find the booty marked ‘Montenegro’, a small republic south of Croatia, where beachfront land is as cheap as a decent carpet in the UK, starting from as little as €50 per square metre. I know which we would prefer to invest in, and it doesn’t need a vacuum cleaner. If you’re a dinner party host and you don’t like property then it’s advisable not to invite us as guests. The problem is that even if we want a rest from property, other people will always extract as much information as possible from us between hors d’oeuvres and coffee. It was this way last night when we were asked which new country we would invest in if we had £100,000: we proceeded to highlight the merits of Montenegro. We look for some of the following signposts before we start
to invest time uncovering any new destination. In our opinion,
Montenegro is now flashing a very strong green light to investors
and offering attractive growth. There is evidence that activity
is underway in Montenegro to satisfy all of the following criteria: We also knew that our development company in Croatia has forecast returns of 69% per annum. We needed to see whether we could achieve the same or better in Montenegro, so we caught the first plane out there to see if it would also turn out to be another land of opportunity. Incomparable And Breathtaking Beauty The first thing that hits you about Montenegro is just how exceptionally beautiful the landscape is. Think Tuscany by the sea meets Switzerland in the sun. Then imagine acres of the best land up for grabs at a seventh of the price you would typically pay in comparably beautiful destinations like Lake Garda or on the Amalfi Coast. It’s a lush landscape of fat-trunked palms and elegant Cypress trees, terracotta-roofed historic towns that resemble miniaturised versions of Dubrovnik and antiquated sandstone fishing villages. Naturally, there is a smattering of some nasty grey leftovers from the Communist era, but on the whole it is surprisingly under-developed. This was also great news to us, as there is a glaring niche in the market for modern apartments and sumptuous villas to meet the demand of the ever-increasing numbers of tourists. Of the sparse new holiday property we viewed for comparable information, we could see that rental yields for good holiday accommodation would achieve at least 8%; and that only took a 20-week summer season into account. It May Be Beautiful, But Can I Be Sure I Own It? It must be the most common question we get asked. In fact, it’s fundamental to investing. Unless the country has a clear way in which it can be proven that the owner is the legal owner of an asset, don’t bother investing in that country. In the case of Montenegro, property rights were already well established early in the decade and there is no ambiguity about enforcing them. Furthermore, a Germany company, using EU money, has completely organised the central registry for land in the capital Podgorica. All dwellings over 1,000 square metres are held in this central land registry. As our development company is buying land parcels averaging 25,000 square metres, we will be able to rely on this newly updated register. Phase II of this programme is now underway, so that the land registry for plots under 1,000 square metres is currently being upgraded. Land Remains Inexpensive, But Not For Long Prime beachfront land in tourist hotspots can start from as little as €50 per square metre. And with land in Montenegro making up just 4% to 10% of the final sales price of a unit, and build costs well under 30% of the final price, Alise and I could see that a development’s break-even point would be exceptionally low. On our Dubrovnik development we estimated that we would only have to sell 10% of the units to break even. Could we achieve the same in Montenegro? First of all we needed to find the right pieces of land. Tourism Taking Off In fact, it is with some glee we learnt that the World Travel and Tourism Council’s (WTTC) latest report cites Montenegro as the third fastest growing tourist destination in the world. Visitor numbers have been rising steadily since 2001. Last year tourist numbers rose by 17%. International visitors are up 32%, 65% of whom are German, Russian and Czech. The number of UK tourists went up by 156%, the likes of whom, incidentally, I noticed at the airport, were rather well-heeled and tended to be above thirty. In the next decade, the WTTC predicts that demand in Montenegro will average an increase of 10.3% per annum. This would put Montenegro in pole position for the fastest growing tourist destination in the world. And Montenegro will be the perfect host. Not only is it crying out for foreign investment, it’s also no stranger to tourism, which means the people there are familiar with foreigners and proffer ready smiles. Restoring Yesterday’s Prosperity At its peak in 1989, the tourist industry here generated some €250 million and played host to a regular A-list of the rich, royal and famous, including Sophia Loren, Kirk Douglas and Claudia Schiffer. Prince Charles and Princess Diana also spent their honeymoon here, on the exclusive isthmus of Sveti Stefan (or St Stephen). Plus there’s the potential for year-round tourism. With its lakes and mountains, unspoiled coastline, natural health spas and ski resorts, it offers something for everyone. And it is perhaps a blessing in disguise that its complete lack of new development during the 1990s has helped Montenegro avoid some of the mistakes made by its competitors. This also gives it a chance to develop innovative, alternative tourism products. Responsible Government The fact that its future development is now carefully governed, following strict guidelines laid down by the tourism masterplan and ‘Morsko Dobro’, a government body that ensures the coast is well looked after by its local owners, also sets it up for an optimistic future. With all these positive factors, Alise and I were thrilled when we found land that gave us goosebumps. The first plot was in Montenegro’s most popular tourist hotspot, on the Budva Riviera, right opposite the striking isthmus of Sveti Stefan. The plot was 25,000 square metres of prime pine-clad hillside land leading down to a private beach, with a priceless view overlooking Sveti Stefan and out across the Adriatic. The second piece of land was an entire bay, 35,000 square metres in total, a few kilometres away from Sveti Stefan, which was already popular with locals but was surprisingly undeveloped. Even better, both plots were already designated for building as set out in the tourism masterplan. As Alise and I stood on the sun-drenched hillside, absorbing the breathtaking panoramic views and imagining what we could build here, we worked out that if we built a luxury apartment complex (not to mention the villas we also intend to develop), consisting of, say, 40 apartments of roughly 70 square metres each, using just 40% of the land, we would only need to sell 13% of the units to break even. This was even better than we originally envisaged. Economic Reforms Underway Across the new EU countries, economic reforms throughout the 1990s spurred people across the eastern half of the continent to develop their incomes and wealth. The natural spirit of innovation, freedom, creativity and adventure was re-ignited as the glaciers of communism and communistic mentality melted away. There is no surer path for investors than to follow the trail set by economic reformers. In fact, it’s hard to think of any country whose government has set on the path of radical liberal economic reform where investors have not been rewarded for taking the risk. Think of Ireland, think of the UK, think of Lithuania, Bulgaria and Croatia. Now think of Montenegro. In 2003, a 5-year economic, political, infrastructure and tourism strategic plan was launched. This year the country’s ambassador to the UN reported that 95% of the plan was on course for completion on time in 2008. Entrenched Democracy It also became clear to us that Montenegro offers ideal conditions for solid investing. It has a progressive, democratic government, keen to gain quick accession to the EU, and a positive economic present and future, recording steady growth of 4% to 5% since 2001. Inflation is down to 4.3% and the IMF forecasts GDP of 4.5% in 2005. Foreign Direct Investment DEG, one of the largest development finance institutions in Europe, was one of the first companies through the door. In association with the Montenegrin government, DEG produced the state’s tourism masterplan, which the Montenegrins gratefully adopted in 2001, and which provides the blueprint for regional planning throughout the state. Amongst others arriving early at Montenegro’s party were the emerging markets investment crew, consisting of the European Bank for Reconstruction and Development, the European Investment Bank, the International Monetary Fund, the World Bank, the United States Agency for Investment and Development, as well as the good old European Union, which, between them (among others I could mention), stumped up billions to kick-start Montenegro’s economy and drive its determined reform processes forward. These agencies, private development companies and institutions’ investments bode well for the protection of Montenegro’s future and its continuing ability to sustain itself. Projects That Are Transforming Montenegro What will also increase Montenegro’s popularity is its potential accession to the EU. Recognising the benefits of EU membership, Montenegro has been determined to gain accession as quickly as possible, which has resulted in a swift succession of policy reforms to meet EU requirements. A 71% Return Based on all the evidence we had, Alise and I were pleased to have secured some of the best land in the country. We managed to secure the land at Sveti Stefan for just €200 per square metre. With low build costs of around €450 per square metre and a final unit sales price of at least €2,500 per square metre, we worked out that our development company would have a chance to make a 71% return. And that’s before you have rolled your profits into property, which could effectively multiply the return by over ten times. Timing Is Everything From travelling the length of Montenegro’s 283km coast at least three times, I can assure you there will be no shortage of interest in this treasure trove of a place over the coming months. And we already know that there is a thriving marketplace, and that land is hungrily being bought up by shrewd Scandinavian, Russian and German investors. Prime beachfront land, as well as the best hillside plots, with direct views overlooking UNESCO-protected fjords and terracotta-roofed towns, won’t remain available for much longer. Prices Love a Shortage One of our first conversations with third parties about Montenegro told us we were on the right track. Estate agents had opened in Montenegro and run out of stock of property within two months. That means there just isn’t enough of the stuff. Like Croatia, Montenegro has a coastline with a narrow coastal plain, as the mountains are so close to the sea. They’re also steep, which means that however much investment appetite there is, there’s limited space and consequently a limited supply. Act Now! Just as we’re doing in Croatia and Bulgaria (see below), we’re not compromising on land purchases in Montenegro. We want the best land and we’re getting it. Because our timing is excellent and the party is only just beginning, we have the ability to secure some of the best coastal first line plots. To take advantage of this window of opportunity and get a stake in our Montenegro Property Development Company see below for contact details. Ask us for a brochure. ------- Make Developer Profits & Off-Plan Gains In Croatia, Without The Hassle At Ready 2 Rent we have been putting in place plans that will allow our investors to share in the profits of developments as well as re-invest that money into discounted off-plan property, thereby maximising returns. It just made sense to us. If you are going to put down money into development so early when buying off-plan, why not put the money a bit earlier still and make more return? Croatia is too good an opportunity to miss. Its land prices and build costs are very low compared to sale prices. So this is a great time to be developing property and sharing in the developer’s profits. We want to offer you just that chance - to make money at the first stage (as the developer) and then also, subject to availability, through turning this investment into discounted off-plan property. Thus you earn a double profit. We have already organised the purchase of one of the most beautiful plots in Europe, overlooking the majestic mediaeval city of Dubrovnik. This promises to be a stunning development. We have found excellent partners in Croatia and have a deal flow of excellent land plots at very competitive prices. When you invest, none of your money is directly handled by us. To enable you to sleep easy at night we have arranged for all monies to be administered by one the world’s largest Trust companies, so you can be assured that only legitimate expenditure is paid out. Furthermore, because we are now operating on a large scale, we are partnering with one of the top Swiss-German construction and project management companies to implement project on time, on budget and to the right quality standards. You can invest into the Croatia Property Development Company fund on a general basis, in which case you spread your risk across a range of developments, or, if you like a particular development, you can invest in that one specifically. Ask us for a brochure. ------- The Best Beachfront Land On The Black Sea Bought At 57% Below Market Value Imagine what ‘Sunny Beach’ or ‘Golden Sands’ were
like before they were developed. Acres of virgin dunes and not
an ice cream van in sight. Now we have the chance to build our
own thriving beach resort, less than 40km south of Bourgas airport,
next to the Dyuni holiday village. These are the impressive facts
and figures: In Kranevo, we purchased 18,000 square metres of beachfront land for €2.71 million. We recently received an offer of €3.98 million for it. That’s an increase of over 50%. In Obzor, another prime coastal location in Bulgaria, we bought 56,000 square metres of land costing €6.56 million. Comparable land sales support the fact that it’s now worth €11.3 million. And that’s before we’ve even turned a sod of earth in either of these locations! Our Bulgaria Property Development Company is open for business now, so why not get a stake in the best piece of land on the Black Sea? Call us now to see how you could get in on the action. Jonty Crossick Further Research: To join Ready 2 Rent and take advantage of deals secured by Jonty & Alise, register with them by calling 01273 627900 or e-mail: info@ready-2-rent.co.uk. Visit: http://www.ready-2-rent.co.uk for full details, detailed e-brochures and further information on all opportunities. ------- Stop Press! Free London Montenegro Evening Tickets – Wednesday July 13th, 6pm There is nothing better than discussing investing face to face. We are having an investor evening in London to launch our latest developments in Montenegro and would love to see you there. The venue is The Landmark Hotel on Wednesday 13th July at 6pm for 6.30pm. Places are limited, so please call on 01273 627900 or e-mail ‘Montenegro Tickets’ to info@ready-2-rent.co.uk <mailto:info@ready-2-rent.co.uk?subject='Montenegro Tickets'> in order to secure yourself a ticket (or two) to this event. We will be showing slides of this beautiful country and discussing the details of one of our best opportunities yet. As The Independent wrote on 12 June 2005: “In the ongoing battle for the title Jewel of the Balkans, Montenegro may emerge as the ultimate winner. The prize: wealth-generating ribbon development along 190 miles (300km) of spectacular Adriatic coastline.” We like to think of it as Tuscany by the sea, at a seventh of the cost, and, as detailed above, have already secured a number of stunning front-line plots which will provide the types of returns usually only enjoyed by developers. Our development companies forecast profits of 300% over a development cycle of 2-3 years. We look forward to seeing you on Wednesday the 13th! Jonty and Alise Crossick, Directors, Ready 2 Rent Ltd ------- I’m sure you can now appreciate why I’m 100% confident to invest with Ready 2 Rent in each of their development fund opportunities. Frankly, it would be daft not to. I shall certainly be in the audience next Wednesday at their Montenegro evening. Best regards,
The Positive Club "The difference between a successful person and others is not a lack of strength, not a lack of knowledge, but rather in a lack of will. " -- Vincent T. Lombardi "You don't have to change that much for it to make a great deal of difference. A few simple disciplines can have a major impact on how your life works out in the next 90 days, let alone in the next 12 months or the next 3 years. " --Jim Rohn Remember that if you
are a HPI member that the database is constantly changing
so keep coming back for information about the latest sales, also
use the news and members' forum.
If you are not already a member of Hot Property Investor and which to gain access to the huge searchable database then please click here: http://www.hotpropertyinvestor.com and hit the join button for a choice of subscription options. There are hundreds of auction houses listed, 1,000s of sales a week. Kind regards |
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