How Do you Select Best industrial property and commercial business Buildings for sale in Johannesburg South?
[tag] is a specialist field. Not all property agents know enough about the commercial property market and the property type to do it well. Sellers in Johannesburg South should choose their agent with care.
The owners of investment property that want to sell their asset should carefully choose a real estate agent that is well versed in the market trends and the property type. That agent should also show a high level of current market share and success in commercial property in Johannesburg South over the years.
Selling commercial property is not an ‘experiment’ or an exercise in ‘hope and pray’. When undertaken correctly in any market situation by a skilful agent, a property will attract enquiry and a sale is possible. The result then sits on the client’s ability to accept the industrial property for sale market price and market evidence. There are always buyers out there; they just have to be found and the sellers need to be accepting of the market trends.
Interesting Facts About Industrial Property and Commercial Business Buildings for Sale in Johannesburg South:
To sell or lease a commercial property as a real estate agent you have to tap into the target market and do it well. This says that you have to understand that target market in your location before you start the process of promotion. To define a target market is sometimes hard given the relative property.
Ask yourself these questions:
- What media will reach the target market in a direct and sustained way?
- What is the best time to promote the property to the target market?
- What is the capability of the target market to act and purchase the property at the moment?
- Why would the target market buy or lease such a property now or at any future time?
The internet today is playing a significant part in the promotion of property. It is cheaper but available to all in most marketing campaigns. It has a sustained promotional life and has the ability to capture enquiry for many weeks.
When the enquiry starts to come in, it should be captured and categorised. The value of a great database of buyers, sellers, landlords, and tenants is high in the operation of a real estate office. The more people you know the better the listings and enquiry will be. This is where a team of good salespeople all running an accurate database of well qualified prospects can make a significant difference in the market place.
Listing Commercial Property - Can You Price a Property to Sell In Offices?
Investing in commercial real estate is entirely different than buying residential properties. Commercial properties are substantially more expensive and must comply with state and local zoning laws. Property owners must have appropriate permits and insurance prior to leasing space to tenants and include provisions according to the American with Disabilities Act.
Commercial real estate includes a variety of properties such as apartment buildings, condominium complexes, shopping malls, retail outlets, office buildings, industrial parks, and plots of vacant land.
When investors purchase vacant land the property must be inspected and approved before buildings can be erected. Property owners must obtain appropriate building permits through their county's zoning commission. Investors need to conduct due diligence to ensure properties are zoned for commercial use before submitting a purchase offer.
Leasing rates for commercial real estate is substantially higher than residential properties. Depending on the area, rental home prices hover around $5 per square foot, while commercial leasing prices can be $10 to $15 per square foot. Prices depend on the type of property, location, and facility use.
Buying commercial real estate can offer a higher level of profit than residential properties, but also carries a higher level of risk. Investors must take time to understand all aspects involved and partner with professionals who they can turn to for advice. Otherwise, they place their self at risk for foreclosure, lawsuits, and tenants who default on leasing agreements.
Search for Commercial Retail Space For Sale Near Me in Johannesburg South
A real estate agent listing a commercial property should undertake a detailed property inspection before they give any indication of price or rent to a landlord or property owner. In only this way can they really know what the property is all about; that is what positive and negative aspects the property can create as an investment.
Every property is different and for that simple reason it pays to have some form of checklist to run through when as an agent you are listing the commercial property. The focus of the inspection will change depending on whether the property is to be for sale or for lease but here are some of the key issues that you would want to know about in listing the property for sale.
- Ownership of the property together with the split if any on property ownership
- Decision makers for the ownership
- Location detail and survey plans of the plot
- Details of the improvements in the property
- Details of all the leases and occupancy documents that apply to the sitting tenants
- Tenant contact detail for access in further inspections
- Details of rental paid at the current time and how that is documented
- Vacancy factors and areas that are soon to become vacant
- Details of the expenditure to run the property both today and over the last 3 years (in this way you can check the way the property has performed)
- Orders and notices that may have been issued over the property and which remain outstanding
- Matters relating to current negotiations in leases for further terms or amended lease situations
- Details of any existing lease incentives that have been provided to tenants currently and which remain active for the future
- Access arrangements for people and vehicles getting into and away from the property
- Any encumbrances, liens, and interests from other properties in the area and that can impact the subject property
- Services and amenities that serve the area and the property
- Energy supply and energy consumption factors
- Environmental factors that are current or could impact the property usage
- Heritage matters that can impact the property
The list does not end here but it is a good summary of the main elements that apply in a property inspection. Any one of these items could have issues to impact the price of the property. Importantly you are finding the issues before you price and list a property.
When you have the property correctly documented it makes the sale and any lease negotiation much easier. Most buyers today will undertake their own due diligence in the sale and settlement process. Make sure you find the problems before the buyer does and have all the right answers ready.
Industrial Real Estate Market, Is It Set To Create Record Breakthroughs in 2017?
Industrial property is the entry point for many property investors to the commercial property industry. As a property type, industrial property is relatively straightforward with little complexity. The property owner just needs to target and strategise the following issues when looking for a property to buy:
- Stable tenants
- Achievable rentals
- Good property location
- Industrial property precinct
- Growth of the local community and business sector
- Vibrant industrial community supplying services, products, and raw materials
- Access to transport links, ports, airports, and railheads
So now let's look at the industrial property needed today by tenants.
What do Industrial Tenants Need?
Traditional warehouses will include quality height, size, loading and unloading facilities, quality office space to support industrial operations, ample car parking for staff and customers, hardstand areas for operational flexibility, and high levels of security to protect the tenant's goods and their operation.
Industrial tenants today are far more sophisticated and demanding when it comes to selecting a property to lease or buy. The investor should therefore select a property that has all the elements of property usage that tenants expect in the local market. Tenants know that the property will impact operational costs and eventually the bottom line of their business. Tenants will choose their property well as a consequence.
Taking the First Step to Investment in Industrial Property
Industrial warehouses are simple to construct and have a long economic life hence the investor sees it as an entry-level investment vehicle and popular. Providing they select a sound and strong tenant, and apply a good lease, the stable future of the property for investors is normally achievable.
There is very little management required on industrial property, and as direct result many private investors will manage industrial property themselves. Unfortunately this does have negative connotations, in that the first time investor sometimes has little awareness of the specialist terms and operational conditions that is supported by lease documentation on their property.
With industrial property it pays to recognise that the property may be uniquely and specially suited to a particular tenant. This means that the vacancy threat in industrial property must be carefully monitored as any lease reaches the end of term. It is not unusual for industrial property to remain vacant for a lengthy period in the current market.
Mortgage Lenders and Industrial Property
Mortgage lenders for fully leased warehouses occupied on the long leases see them as being good collateral for loans. Long-term financing is typically available for industrial investors at competitive interest rates. The investors of industrial probably find it easy to refinance an expanding portfolio on the back of their established industrial and well leased property.
The secret to success in industrial property investment is to have:
- Good leases
- Good tenants
- Good vacancy awareness and minimisation strategies
- Sound recovery of property operational costs
- Good maintenance controls
- Good insurance strategies
- Minimal exposure to risk from the property
- Well established permitted use and compliances
- Good income and expenditure budgets
Industrial property is the market segment that is normally suffering early in an economic downturn. That is due to the close integration between the industrial business community and the consumer. Fortunately, it is the industrial property market that responds quickly when the economy moves towards growth and stability. Landlords should respect this fact and monitor their way through the downtimes as they will always come and go.
Investment Property is cyclical and will on average move through a complete cycle every 7 to 10 years. In today's market, many investors know that real opportunity exists today at the beginning of a new property cycle. This cycle is currently evident in most countries and major cities.