Bread & Butter Properties

Bread & Butter Properties
Generate passive rental income

Friday, September 17, 2010

How 5% growth every year can make you rich

I was reminded about the importance of this when talking to a friend recently, who had made some pretty descent gains, buying and selling houses. If you are in this business of flipping, then you should be looking at at least 20-30% gains to make it worthwhile, for the time, risk and money it takes.

However, this is not what creating passive income from rental properties is all about. Generally, such rental properties do not appreciate by 20-30% per year unless in exceptional cases. But you can probably expect the value to grow by say around 4-5% per year. And believe it or not, that should be enough to make you rich.

Let's say for example, you bought a flat that costs RM100k, and financed it 100% (i.e. loan of RM100k @6% p.a. interest). The interest & principal repayment is roughly RM620 per month, and assume that this is for 30 yrs. Now, if your property value grows by 5% p.a., it would take approximately 14.4 years to double in value ( Rule 72: where you divide 72/5).  And if the growth is 7%, then it will take you a shorter time - 10.3yrs instead. Note in your monthly instalment, you pay more towards interest intially but over time, your payment towards your principal increases (hence, building your equity in the property).

Now, this interesting because, every month as long as you are repaying your instalment, your equity in the house builds up (see the chart above) and finally after 30 yrs, you would have 100% equity; the total interest paid is RM122k, while the property value is around RM432k. So, selling it at that point would net you RM210k! Not much? Well, if you had 10 units of such flats, that would be a cool RM2.1mil gain (if you were to sell of course, and have not refinanced it along the way). This is not taking into account the positive cash flow (plus compounding interest) that you get along the way if your rental is higher than your monthly repayments. Not a bad deal, right? All this from a simple 5% growth per year.

copyright Chris Gan@2010,

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