Commercial Multi-Unit Properties Portfolio Mortgages

Commercial property can offer a sound investment, but the high costs will make it essential to call on external finance - and secure it at the most competitive rate.

What are commercial property portfolios?

In layman’s terms, a property portfolio is a group of investment properties owned by a group of people, individuals, or companies. By purchasing different properties in different areas, investors will gain rental property if another one fails. 

If you're looking for property portfolio finance, speak to Rangewell today!

Why should I invest in commercial property portfolios?

The shortage of property in the UK has helped ensure that the property market has become to be seen as one of the safest long-term investments. 

In the current low interest-rate environment, building a property portfolio can be affordable. With plenty of research and a common-sense approach alongside investment in locations and properties with a long-term appeal, good market demand can mean attractive returns.

While residential property is easy to understand, the government’s decision to discourage investors by removing many tax advantages has had a severe effect. It has prompted many investors to look at building commercial property portfolios. 

What are the risks of portfolio commercial loans?

Of course, there are some risks to be aware of. Location and potential appeal to top commercial tenants are important things to consider. 

Energy Performance Certificates need close scrutiny because if a building fails to meet a certain standard, you may not be legally allowed to let it out or sell it. Working to bring a building up to scratch could be expensive. 

You should also think carefully about the wider economy and which office, retail, and industrial sectors are right for you. 

What are commercial loans used for?

Commercial finance is lending that is designed for commercial businesses rather than individuals. In summary, it is a term used for business funding or business finance, and there is a range of different finance facilities. 

Offices

Look at occupier demand. Anywhere with availability below 3% means the prospect for future rental growth is good. Major cities in the south are strong office investment locations. 

It is important to remember that as many companies encourage hot-desking and working from home, overall demand for office space could decrease. 

Retail

The growth of online shopping and the decline of the high street could make retail a high-risk sector. 

Town centres are becoming more focused on leisure, with cafés, bars and restaurant concepts proving more popular than traditional retail. 

Units or spaces with an ancillary space above that can be converted to residential may offer the best opportunities.

Industrial

Factories and warehousing could be in for a boost with Brexit and the weak pound bringing back manufacturing and online shopping, boosting demand for logistics warehouses. 

Specialists

Gyms, nurseries, and funeral parlours could be rewarding properties to include in your portfolio, with the location being less important.

Whatever sector you specialise in, you should expect both capital growth and revenue from rental. But remember, property costs are high. So borrowing will be essential, and getting the most appropriate type of finance and the most cost-effective deal is vital.

You should know that rules laid out by the Bank of England's Prudential Regulation Authority now mean any landlord who owns four or more mortgaged buy to let properties must submit income and mortgage details on all of them every time they refinance one or purchase a new property.

At Rangewell, we help property investors of all types find the finance they need. We cover the entire UK lending market, which means we can help you find the most cost-effective property finance for your investment portfolio - however large it grows.

How do you qualify for a portfolio loan?

Portfolio rates are now calculated based on the current rates across your existing portfolio. So, for example, if you have ten different properties, each one will have its own rate.

The portfolio mortgage will combine each mortgage rate into one single rate. Thus, the portfolio mortgage will typically be the average of mortgage rates across the portfolio. 

Lenders will typically require the portfolios to be valued at £500,000 at a minimum. In addition, the rental income generated will need to be around 120% to 140% of the loan repayment sum. 

Commercial mortgages for your property portfolio

A commercial mortgage is the most common form of finance used to buy a commercial investment property. It can be used to purchase business premises or mixed-use and residential property for letting. 

At Rangewell, we can help arrange multiple commercial mortgages, helping you get the most cost-effective solution for each property.

Commercial mortgages operate much like residential mortgages and are secured on the property itself. However, the rates and terms for a commercial mortgage are arranged individually. 

Before they make an offer, lenders will look at your investment plans and projections and set interest rates based on the level of risk they believe it presents. 

In addition, there will be valuation, arrangement and legal fees and additional costs for the services of professional advisors, which will add substantially to the initial costs. 

The mortgage lender will make a rent to interest (RTI) cover calculation. This means that you will need to show that you can obtain enough rental income from a tenant to cover the interest on the mortgage.

Commercial mortgage deals can be either fixed-rate or variable rate, and you may be able to choose between a repayment mortgage option where you pay the capital and interest back each month or an interest-only mortgage, where you only pay the interest.

Commercial mortgages are arranged individually, and some lenders will consider funding mixed investment properties - so getting expert support to find the right deal is essential.

Refinancing an existing commercial property portfolio

If you already have a portfolio of commercial property investments, you will be fully aware that even a tiny difference in the interest rate will substantially affect your monthly repayments.

Property remortgaging or refinancing could help you reduce your costs by letting you pay off an existing loan arrangement and replace it with a new one at a lower cost. Your properties will probably have appreciated in value, and the chances are that you can get a better deal thanks to the lower LTV (loan-to-value), especially if you have an entire portfolio to refinance.

Getting the help you need

All types of property investment involve high costs, and it is vital to have expert help to get the right kind of funding for your investment plans.

At Rangewell, we work with lenders across the market. It lets us ensure that you have the financial solutions you need. Our knowledge will not only help you secure the funding you need - it can save you a great deal of cash.

How much does it cost to build a property portfolio?

There is no one-size-fits-all answer. How much money you’ll have to start investing will depend on your circumstances and the type of property you want to purchase. For example, a property can be funded by a mortgage that will lower your entry cost, and a cash buyers situation will probably need higher investment. 

What type of security do I need for a property portfolio?

Having a diverse portfolio is a healthy one. Spreading the risk over different property classes is a smart way to protect your capital and your portfolio. 

Ideally, if you are a property investor looking for long-term security, your portfolio should include flats, houses, and houses in multiple occupations (HMOs). In addition, these properties should be spread across different areas of the country. 

The key to success is in the planning. Look into the different options and rates available, diversify your portfolio and stay organised with the latest property management software. 

How do you build a successful commercial property portfolio?

There are several steps you can follow to build a successful property portfolio.

1. Pick a good location- you’ll need to do your research before buying.
2. Set a budget - you’ll need to be realistic with how much you can afford with your first property if you’re starting from scratch. 
3. Research into how much rent you can get - this step will be vital if you’re financing your purchase with a loan. 
4. Secure your funding - business loans and commercial mortgages are the most common funding options.
5. Diversify your property classes - by spreading your investments over offices, industrial, and leisure space, your income will be more protected if one industry fails.

How can I make my house portfolio grow faster?

Some quick tips for growing your property portfolio fast are:

1. Start with one strong investment - your first project can cause a snowball effect if the deal is right. 
2. Know what price to buy for and the right time to buy - Buying a property below market value and selling at a higher price will provide a strong return. 
3. Develop your cash-flow strategy - before making any purchase, you’ll need to establish a cash flow strategy and make sure your numbers add up. 
4. Work closely with your finance broker - an experienced broker will be able to source the right finance in place, often within tight deadlines. 

At Rangewell, we can provide the support you need when starting out with your commercial property portfolios, speak to one of our experts today! 

ANY PROPERTY USED AS SECURITY, WHICH MAY INCLUDE YOUR HOME, MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE.

Our goal is very simple - to help businesses find the right type of finance as quickly, transparently and painlessly as possible.