Foreign Perspectives

Archive for the ‘Overseas Investment’ Category

Although not too many people are doing it at the moment, this is probably one of the best times to consider buying an overseas property as prices are generally rather more depressed than they normally would be. Having said that there are lots more people selling or at least trying to these days which in itself brings up similar issues.

For a start there’s the different legal system to consider. Even if you’re European and buying or selling in another European country you can still find that, although illegal, the local authorities will retain some of the proceeds of a sale in case it turns out that you owe them any taxes. It’s worth pointing out to the legal person dealing with your sale that they are legally required to treat you as though you were a national of the country and that applied even if you fully intend to take the proceeds abroad afterwards so long as it’s to another European country.

Obviously with a property investment you can be talking in terms of quite substantial amounts of money and if you’re going to be changing currencies then it’s worthwhile looking into your options to reduce the costs of exchanging the money to the other currency and also of reducing the risk to you of there being a substantial move in the exchange rate. For example, this year the pound/euro rate has moved from around 1.10 to around 1.20. Ten cents doesn’t sound like much but if you’re looking at a typical property of around the EUR 300,000 mark that’s EUR 30,000 of a difference which is enough to cover legal fees with change or think of it as the swimming pool that you quite fancied.

How do you reduce these charges and risk? If you go to your bank as most people do you are likely to be hit with the maximum charge possible although the charge can be even higher if you just use the local legal people to send you the proceeds as they’ll add charges on top of that. The best way is to go to one of the specialist money brokers who can shave 5% or more off the charges that the banks apply and can also arrange to fix the rate you’ll get months in advance which eliminates the uncertainty in the amount that you will ultimately receive. Aside from the charges from the rate fix, there are no downsides as if the exchange rate moves in your favour you can let the fix lapse and exchange the money at the current rate.

On non-financial matters don’t neglect the time delays inherent in overseas moves generally. Not only does the money take longer to arrive (unless you just take it as a suitcase full of cash which is quite legal though may raise a few eyebrows), but it’s obviously going to take longer for the removal truck to move your stuff from A to B. There aren’t any formalities required in moving your own stuff around Europe although expect checks for illegal immigrants at the ports and be sure that the lorry doors are secured with a padlock (most aren’t) to avoid a few questions along the lines of the “have you packed the case yourself” familiar to air travellers.

It’s best to plan the move more carefully than you would for a normal domestic move as you’ll appreciate from the above that there are a lot more places that complications can arise.

If you’re selling property outside your home country it’s easy to fall into the trap of pricing it in the local currency and then forgetting about it.

That usually works fine if property sales in the foreign country move at a fairly brisk pace but often they move at a much more sedate pace than you are accustomed to. Whilst exchange rates between the major currencies rarely move quickly they do move and over a period of many months the price translated back into your home currency can change quite substantially.

For example, take a property that you wanted to sell for £60,000 at the start of 2007 and you therefore priced it at EUR 90,000 (£60,641). By the start of 2008 you could sell that property for EUR 85,000 and pick up £62,553. You might think that a year is a long time to have a property on sale but in many European markets property sales proceed at a very sedate pace and it’s not unusual to have a house for sale for quite an extended period before you find a buyer.

If you are counting in your home currency it can often pay to check whether or not you can lower the local price but still collect the same amount of money as obviously it can speed up the sale of the property.

Although you’d think that there would be fewer Americans travelling abroad these days with the weak dollar, it seems to be the opposite that’s true. Not only are they travelling abroad more, but they’re considering purchasing property abroad too which is relatively unusual as well.

The dollar makes for a really serious price rise from the American perspective. Take the example of a property notionally priced at €800,000. Not so long ago that would have equated to around $1,000,000 but these days it’s a lot closer to $1,400,000 which is one serious price rise by any measure.

But even on the much smaller scale of vacation spending there’s quite a significant effect on costs if your income is in dollars. Typically this means that Americans on vacation in Europe need to downgrade the quality of accommodation that they use during their travels and we’ve noticed a significant shift towards the use of hostel reservation systems which wouldn’t normally generate much American business.

On the other side of the coin this, of course, means that property in America is pretty cheap for Europeans at the moment and it’s quite common to see American property promoted in European markets currently. If only I’d a few dollars to spare, I’d be quite tempted to buy a vacation rental property over there at the moment as the current strong euro/weak dollar isn’t what one would normally expect ie there’s going to be a swing back the other way in due course.

The actions that the American, British and European central banks have taken have all affected their respective exchange rates of course.

We’ve seen the pound move from a typical $1.50 to more like $2 these days and that’s obviously had quite a considerable effect on international trade between the two countries which has always been substantial. Although it’s clearly an advantage to tourists from the UK going to America clearly the move in the other direction has gone down substantially.

Within Europe the pound has gone from around 60p to the euro to more like 80p for a euro these days which, combined with the dramatic price increases in discount airline flights, has pretty much killed off British tourism in Europe this year.

But the impact on tourism is just one aspect (and a minor one at that) of the impact on the European economy. It might be great for the European tourists to have really cheap holidays this year but if the exchange rate continues at anything like the current level they’ll soon find themselves out of a job as their products are priced out of the range of export markets.

When people think of moving to France their first thought as to how to generate an income is to buy a gite complex and rent it out to people from back home.

It sounds like an idyllic lifestyle, doesn’t it? You work one day a week and the rest of the week you can be sunbathing by the pool.

The snag is that you need to wash all the sheets and towels and carry out maintenance work during the week. OK, so two days work and five at the pool? In theory, you might get away with that though, of course, the guests will be using the pool too and, usually, expect you to do things for them like organise tours or the area, tell them all the best places to go and so on.

What’s frequently forgotten about in all this is the financials that go along with this lifestyle. From a typical six or seven person gite you can probably get around 700€ a week in the peak season. That size of gite equates to a small three bedroom house in size and, of course, amount of work to look after. In reality most people aim for a gite complex of around four or five gites. On the whole, you’ll eventually reach an occupancy of around ten weeks per year for the gites which translates into around 35,000€ a year of an income.

However, there’s the matter of expenses to consider. Bearing in mind that you only have four or five hours to reset the gite between guests you’ll end up hiring a cleaner to help you which eats into the income somewhat and you may need someone to look after the pool. There’s also the business of maintenance: unlike a normal house rental you’re getting a new set of tennants virtually every week and that tends to be quite hard on the furnishings so you’ll need to renew at least some items pretty much every year.

Oh, and don’t forget the taxes!

I’ll look at the normal alternative to this next time ie buying a B&B.