How To Get a Loan For Property Development
Funding for property development projects can be accessed through specialist banks, building societies, and private lenders or investors.
It is possible to access a significant amount of funds for your property development.
Most lenders are willing to provide funding up to 65% of gross development value (GDV) of each project after assessment.
Some lenders may provide up to 100% of construction costs.
When looking for a loan for property development, a lender will require a collateral from the developer.
This can be capital invested into the project, or equity from another property used as security.
To get a loan, a property developer must demonstrate that they are able to accomplish the goals of the project.
Relevant development experience, and a track record of successful development projects can help.
Without a good record, you’re not likely to get a big loan from any source for property development.
However, you may be able to get small loans for individual rental property, or a small commercial property.
Most property developments use more than a single funding options to provide the funds required to complete a project.
These funding options include bridging loans, development finance, joint venture funding and mezzanine finance.
If you want to invest in property and don’t have enough cash, then you need property development finance.
It includes mortgages, business loans, and even unsecured personal loans.
Some lenders may need a proper business plan, others will just look at your credit score.
Property development funding is usually around 65-80% of the build cost. Before committing to a property development project, conduct research into the local market.
How Property Development Financing Works
Property development is purchasing a property, making improvements on it, and then selling it to another party.
Large developers including small investors benefit from property developments.
The process from property acquisition, development, and sale to investors can take several months or even years to complete.
Property development loans can generate potentially huge profits for property developers.
As an investor, you may still need to put up some type of collateral receive the loan.
Most lenders will ask the developer for a down payment on the property.
To avoid paying interest and fees, the investor can offer to provide a credit facility.
The credit facility is a way to pay the preliminary costs of the development.
Investors also need to provide personal guarantees for the loan.
Make sure to do your research ahead of time. Know exactly what you are looking, and the location of the property you’re interested in buying.
It is important that you find personal guarantees. This will ensure that the loan is 100% yours and not based on a collateral promise.
This will help you keep your property development financing affordable.
Most lenders will finance a percentage of the site purchase, as long as relevant planning is in place.
The risk posed to the lender is much greater during the construction phase, and the security more difficult to sell in the event of loan default.
If you have an interest in property development, you can approach a company or group of investors to get funding.
It is important that you know a little about what you are getting into.
You should work out carefully who you are looking to attract as potential investors.
For instance, if you want to make money from rental properties, you will want to target properties in areas that are likely to become attractive to tenants in the future.
A piece of land may not be suitable for development depending on the location and the population.
You can search the local market to see if there are any properties that fit your criteria.
It is important that you do not miss out on a good investment, simply because you did not realize it was a good investment.
When shopping around, try to find something that will fit your lifestyle.
The location and the amenities included should also be considered.
You can always hire a consultant to help you with the process of how you can finance a development.
A professional will look at the current market conditions and at the current trends.
Their knowledge can help you decide how to handle the negotiations when you buy or build a property.
Take advantage of their experience to save money.
Understanding how property development funding works is crucial to making a start on development project plans.
Sometimes a broker fee 0f 1-1.5% will be charged and added to the loan.
Do Property Development Loans Have Additional Costs?
Property development funding costs can vary from lender to lender. The amount of interest charged is generally from around 5-16.2% p.a.
The interest rate charged will depend on the perceived risk of the application.
A lender will look at the location, clients experience in similar projects, loan size, and the overall loan to GDV (end value).
There may be other fees to consider. Most lenders charge an arrangement fee of 1-2% of the loan amount.
Some lenders will also charge a redemption fee of 1-2% of the loan amount when the loan is redeemed.
The redemption fee is sometimes charged on the gross development value.
Requirements For Property Development Loans
Lenders assess the value of a property and offer a loan based on that, and the borrower’s eligibility.
Lenders assess the predicted value of the property once the development project is complete. To apply for a loan, you must submit an application.
The application should show how much you paid for the property, the cost of the development and professional fees, and building timescales.
A bad credit rating will have a seriously detrimental effect on an application. , so borrowers need to make sure they’ve checked it before they apply.
Even after loan approval, the borrower will still be monitored throughout the project.
The interest paid on the loan will be negotiated with the lender during the application process.
To apply for funding from any source, you need to be well prepared.
The basic process to follow include:
Demonstrate your credibility
Plan for multiple locations
Plan for working with multiple lenders, not just your preferred lender.
Do your research and create a detailed cost analysis of the projects you’re planning for.
Be ready to present your project to lenders.
Provide extensive documentation to substantiate your background, and financial history.
What do lenders look for when assessing property development loan applications?
Each lender has their own methods of assessing loan applications.
Expect to have to provide the following information:
Personal details – including name, date of birth, and address of borrower or the directors of the company.
Details of any planning permission – includes planned revisions or future applications.
Detailed costs and timescales – should be broken down by month and what the loan will be spent on.
Details of professional advisors – includes architects, accountants, solicitors and contractors.
Updated development CV for all borrowers – include details on previous developments undertaken.
How To Keep Your Property Development Costs Low
No matter the source of your funding, your profits will be higher if you can keep your development costs low.
Keeping your development costs low will result in a better profit for you, and your equity investors in the project.
It is easier to secure funding for lower cost projects than for relatively higher cost projects.
Having a disciplined approach to property development can help you build successful projects.
What can you do to keep costs lower?
Find locations with more favorable costs. Do not limit yourself to just developing in your local area.
Look for potential projects in a location with more favorable cost structure.
Contractors and vendors
Look for contractors that are licensed, insured, and have a track record of getting work done on time.
Look into the history and capabilities of each sub-contractor you plan to work with before signing any contracts.
Due diligence is important when hiring essential experts. Working with the right vendors and sub-contractors makes a big difference in cutting costs.
Speak to other real estate developers in the location to ask about their costs for similar developments.
Take your time to evaluate the local market, and demand for the kind of building you are developing.
Be sure to scale your project to meet that demand.
It is better to develop a small project that ends up being fully occupied, than a larger project that has a high vacancy rate.
The longer a property is in development, the higher the carrying costs will be. You cannot reduce your carrying costs.
You can only reduce the amount of time it takes to get the project completed.
Focus on buildings or properties that don’t need as much work. Full construction projects take longer and have no ongoing operating income until leased up.
If you don’t budget for it, that doesn’t mean it won’t cost anything. You need to plan every step of the project as thoroughly as possible.
Know what costs to put in your estimates, and what to expect on site. Think about things that could realistically happen, not just your best-case scenario.
You may need to have a contingency item in your budget to cover unexpected cost overruns.
Reasons for seeking property development funding may include:
Buying land or property
If you have found a property or land you wish to buy, getting financing quickly may be important in making your property development plans real.
Financing planning expenses
Planning costs are often underestimated. Funding can help pay for external consultancy.
Some lenders will cover up to 100% of the development costs depending on the project.
Selling a completed development has costs including marketing. You need funds to cater for such expenses.
Types Of Property Development Financing
Private property development financing is good for investing in a private residential property.
Both private individuals and residential property developers can apply.
Some lenders will expect a detailed business plan and others will focus more on your credit score.
Have a well outlined investment strategy in place when you approach a lender. This can help you get a good rate.
First time financing
Before taking a property development loan for the first time, work out which property development funding option is most relevant to your circumstance.
Building construction loans
Depending on the type of project you want to develop, many funding options are available.
Building development loans are for more extensive projects and ground-up developments.
Experienced developers can use property they own to secure funds.