Oakham Buy-2-Let … Freehold House or Leasehold Flat?

Well my Oakham Property Blog reading friends, as seems to be all the rage with Jeremy Corben asking the PM questions emailed in to him at Prime Minster Question Times, I to wish to answer a question emailed to me from a potential Oakham landlord last week. Nice chap, lives in Barleythorpe, and it turns out, after having a coffee with him, he works in IT, has a spare bit of cash (now the kids have flown the nest) and wanted to buy his first Buy-2-Let (B2L) property.

His main question was ... “Do I buy a freehold house or a leasehold flat in Oakham”?

Most people will say “freehold” every time, because you own the land. However, it’s not as simple as that (it never would be, would it!). The definitive answer though is to research what Oakham tenants want, in the area of Oakham they want!

The tenant is ultimately your customer, and, if they don't want to rent what you decide is best to buy, then you are not going to have a successful B2L investment.

So, starting with the tenant in mind and working backwards from there, you won’t go far wrong.

In a nutshell, find the demand before you think about creating the supply.

Leasehold flats and apartments in Oakham are excellent in some respects as they offer the landlord certain advantages, including the fact that a flat can be initially cheaper to buy. Yields can be quite good, offering better cash flow. The building will already be insured and, yes, there is a service charge, but it’s still for a service at the end of the day and that cost is spread between many others (i.e. when your freehold house roof goes, its falls 100% on your shoulders) and one of my favourites is that there is often no garden to maintain or blown down fences to replace!

However, some Oakham leasehold flats can suffer from poor capital growth. Some leasehold properties have no cap on the level of the service charge and it may get out of control. The length of the lease will significantly affect value if not renewed before it gets too short.

Thankfully there’s not many, but some Oakham apartments/flats have burdensome clauses. Finally, with leases, there can be sub-letting issues – which means you can’t let them out.

So what do the numbers look like? Well, since 2003, the average freehold property in Oakham (detached, semis and terraced) has risen from £131,412 to £184,657, a rise of 40% whilst the average Oakham leasehold property (flats and apartments) has gone up in value from £88,500 to £119,998, a more mediocre rise of 35%. 

I was really interested to note that of the 1,741 rental properties in the Rutland County Council area that the Office of National Statistics believe are either let privately or through a letting agency, 249 of them (or 14.3%) are apartments.

However, there are only 1,168 apartments in the whole council area (be they owned, council rented or privately rented), which represents 7.8% of the whole housing stock in the area. This really intrigued me that, quite obviously, there is a high proportion of Oakham’s leasehold apartments/flats rented to tenants compared to detached, semi’s or terraced. Fascinating, don’t you think?

Every Oakham apartment block, every terraced house or semi is different. Like I said at the start, the definitive answer though is to research what Oakham tenants want, in the area of Oakham they want.

Demand for good apartments near transport links can be popular and can offer the Oakham landlord very good yields with minimal voids. However, Oakham terraced houses and semi’s, whilst not always offering the best yields (although sometimes they can), they do offer the Oakham landlord decent capital growth.

My advice to the prospective landlord as it is to you is do your homework.  One such website, which only talks about the Oakham buy to let Property Market, is the Oakham Property Blog.

Another source of info many Oakham landlords use, is me!

What many Oakham landlords do, irrespective of whether you are a landlord of ours, a landlord with another agent or a DIY landlord, if you see any property in Oakham that catches your eye as a potential buy to B2L property, be it a terraced house, semi or flat ... email me and I will email you back with my thoughts (although I will tell you what you need to hear ... and not necessarily what you want to hear!)