Real Estate Return on Investment Proposition Independent House
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1 Real Estate Return on Investment Proposition Independent House Following is the ROI proposition if one chooses to invest in real estate and looking to get returns through rental income. Case-1 (Without Loan): Person has purchased plot in cash and has built the house from his own savings, No House loan taken. Assumptions: Following table shows you the assumption taken for ROI calculations when Investor has not taken house loan. Real Estate Independent House Assumption Country India State Karnataka City Bangalore Area Outer Area Plot Size (Sqft) 1,200 Sqft Land/ Plot Rate (INR) 4,000 Plot/ Land Cost (INR) 4,800,000 Registry & Other Charges 10% (A) Total Cost to buy Land/ Plot 5,280,000 Construction Cost (Per Sqft) 1700 FAR allowed (Assumed) 2.5 Construction Area (Permissible Sqft) 3,000 Construction Area (Actual Built Sqft) 2,600 (B) Construction Cost (Architectural) 4,420,000 (C)Interior Cost approx. 16% of (B) 707,200 Total House Cost (A+B+C) 10,407,200 Maintenance Cost and Property Tax Per Month 3900 (D) Total Maintenance Cost Per Year 46,800 Home/ Mortgage Loan If any 0 Interest Rate 8.50% Loan Repayment Term (Years) 15 EMI Payable 0.00 (E)EMI Paid Yearly 0.00 Total Amount (Loan and Interest) Paid 0.00 Total Interest Paid 0.00 Total % Interest Paid 0.00 Rental Rate Per Sqft/ Month 8 Rental Income Monthly 20,800 Rental Income Yearly 249,
2 Return On Investment for Real Estate - Independent House Proposition Without House Loan Yr Cost Details Amt Invested Income Details Amt Receive Return ROI % 1 Total House Cost (A+B+C) 10,407, No Income on 1st Year ,407, Total Yearly Cost (D+E) EMI and Annual Rental Income 249, , % 3 Net Rise with Inflation 267, , % 4 Net Rise with Inflation 285, , % 5 Net Rise with Inflation 305, , % 6 Net Rise with Inflation 327, , % 7 Net Rise with Inflation 350, , % 8 Net Rise with Inflation 374, , % 9 Net Rise with Inflation 400, , % 10 Net Rise with Inflation 428, , % 11 Net Rise with Inflation 458, , % 12 Net Rise with Inflation 491, , % 13 Net Rise with Inflation 525, , % 14 Net Rise with Inflation 562, , % Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Net Rise with Inflation 601, , % Net Rise with Inflation 643, , % Net Rise with Inflation 688, , % Net Rise with Inflation 736, , % Net Rise with Inflation 788, , % Net Rise with Inflation 843, , % Net Rise with Inflation 902, , % Net Rise with Inflation 965, , % 2
3 23 Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Net Rise with Inflation 1,033, , % Net Rise with Inflation 1,105, ,059, % Net Rise with Inflation 1,183, ,136, % Net Rise with Inflation 1,266, ,219, % Net Rise with Inflation 1,354, ,307, % Net Rise with Inflation 1,449, ,402, % Net Rise with Inflation 1,550, ,504, % Net Rise with Inflation 1,659, ,612, % Net Rise with Inflation 1,775, ,728, % Net Rise with Inflation 1,900, ,853, % Conclusion: One can easily understand that if investor invests in real estate through his/ her own savings and plan to get return through Rental Income, it takes almost 23 years to get positive ROI. In this case, investor purchased plot and then did the construction through his/ her own savings. Advice/ Solution: Client First Asia tries to resolve this problem and will suggest that Investor shall do Value Investing like Warrant Buffet has done in last years and grown his wealth to approx. USD 86 Billion growing at rate of 20% compounding. 3
4 Case-2 (Without Loan): Person has purchased plot in cash and has built the house by taking home loan. Assumptions: Following table shows you the assumption taken for ROI calculations when Investor has taken house loan at current home loan interest rate of 8.5% and pays in 15 years. Real Estate Independent House Assumption Country India State Karnataka City Bangalore Area Outer Area Plot Size (Sqft) 1,200 Sqft Land/ Plot Rate (INR) 4,000 Plot/ Land Cost (INR) 4,800,000 Registry & Other Charges 10% (A) Total Cost to buy Land/ Plot 5,280,000 Construction Cost (Per Sqft) 1700 FAR allowed (Assumed) 2.5 Construction Area (Permissible Sqft) 3,000 Construction Area (Actual Built Sqft) 2,600 (B) Construction Cost (Architectural) 4,420,000 (C)Interior Cost approx. 16% of (B) 707,200 Total House Cost (A+B+C) 10,407,200 Maintenance Cost and Property Tax Per Month 3900 (D) Total Maintenance Cost Per Year 46,800 Home/ Mortgage Loan If any 6,000,000 Interest Rate 8.50% Loan Repayment Term (Years) 15 EMI Payable 59, (E)EMI Paid Yearly 709, Total Amount (Loan and Interest) Paid 10,635, Total Interest Paid 4,635, Total % Interest Paid 43.58% Rental Rate Per Sqft/ Month 8 Rental Income Monthly 20,800 Rental Income Yearly 249,
5 Return On Investment for Real Estate - Independent House Proposition With House Loan Yr Cost Details Amt Invested Income Details Amt Receive Return ROI % 1 Total House Cost (A+B+C) 10,407, No Income on 1st Year ,407, Total Yearly Cost (D+E) EMI and Annual Rental Income 249, , Net Rise with Inflation 267, , Net Rise with Inflation 285, , Net Rise with Inflation 305, , Net Rise with Inflation 327, , Net Rise with Inflation 350, , Net Rise with Inflation 374, , Net Rise with Inflation 400, , Net Rise with Inflation 428, , Net Rise with Inflation 458, , Net Rise with Inflation 491, , Net Rise with Inflation 525, , Net Rise with Inflation 562, , Net Rise with Inflation 601, , Net Rise with Inflation 643, , Total Yearly Maintenance 46, Net Rise with Inflation 688, , Total Yearly Maintenance 46, Net Rise with Inflation 736, , % 19 Total Yearly Maintenance 46, Net Rise with Inflation 788, , % 20 Total Yearly Maintenance 46, Net Rise with Inflation 843, , % 21 Total Yearly Maintenance 46, Net Rise with Inflation 902, , % 22 Total Yearly Maintenance 46, Net Rise with Inflation 965, , % 5
6 23 Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Total Yearly Maintenance 46, Net Rise with Inflation 1,033, , % Net Rise with Inflation 1,105, ,059, % Net Rise with Inflation 1,183, ,136, % Net Rise with Inflation 1,266, ,219, % Net Rise with Inflation 1,354, ,307, % Net Rise with Inflation 1,449, ,402, % Net Rise with Inflation 1,550, ,504, % Net Rise with Inflation 1,659, ,612, % Net Rise with Inflation 1,775, ,728, % Net Rise with Inflation 1,900, ,853, % Conclusion: One can easily understand that if investor invests in real estate and takes home loan to get return through Rental Income, it takes almost 32 years to get positive ROI. Rather bank earns from you and investor end-up paying almost 44% of interest for the loan amount in 15 years. In this case, investor purchased the plot and then did the construction by taking bank loan. Advice/ Solution: Client First Asia tries to resolve this problem and will suggest that Investor shall do Value Investing like Warrant Buffet has done in last years and grown his wealth to approx. USD 86 Billion growing at rate of 20% compounding. In addition to this Client First Asia suggest that an investor shall never take loan until an emergency occurs. However, taking loan at the interest rate of 2-4% per year can be considered for good ROI proposition but banks/ lenders don t offer such rate as to avoid their own revenue proposition. *Above ROI proposition has been prepared by considering all possible factors and prevailing market rates. It has been prepared by one of the Global Director of Client First Asia (Catering value investing services to India and UAE) who is Certified Financial Planner from CII, UK and has Award in Introduction to International Wealth Management by CISI, UK. 6
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