The Carlsbad, California commercial property market is a microcosm of the American commercial property market as a whole. Like most of the United States, many large real estate firms purchased a large number of used lots and properties in hopes of cashing in on the real estate boom of the late 90s and early 2000s. While many succeeded in reaping large profits, those who were left holding property during the recession in 2008 found themselves owning property which was now worth much less than they had paid for it. There were also fewer companies willing or able to rent or purchase such properties, leaving many property holders paying property taxes on buildings or lots from which they drew no rent or lease payments. This has continued until very recently, when it appears that the value of commercial property has bottomed out, thus making it an excellent time to buy.

The commercial property market of Carlsbad has always been dependent on the prices and economic strength found in San Diego, Carlsbad’s close neighbor. For decades this city has been seen as the cheaper alternative for small businesses or residential properties that want the economic strength and large customer base provided by San Diego without the high property cost. Carlsbad is known for having a large beach and competitive commercial property rates, which is why it is home to many typical beachfront commercial entities such as surf shops, restaurants and souvenir depots. It is also home to a number of office complexes due to the wide availability of high-level office workers who live in San Diego and the surrounding area. The location of Camp Pendleton within a few miles of Carlsbad also makes it a hot spot for military contractors, especially those dealing with information technology and logistics.

The bottoming-out of the Carlsbad commercial property has once again made it attractive to investors, who feel that it will increase in value due to the strength of the economies that surround it. The lower property costs when compared to San Diego allow Carlsbad to be competitive by allowing businesses to tap into the large population and economy of southern California without being in a place where real estate is at too much of a premium. While certainly not inexpensive, commercial properties in Carlsbad are at their lowest prices in years and look poised to rise in value as the economy recovers. This means that now is an excellent time for businesses to lock in low-rent leases, and for developers and speculators to purchase properties and begin marketing them to new and growing businesses.

By: John E Daily

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Whether you own a commercial property, or are looking to invest in one, now is a great time to shop. The economy may be down, but exciting new prospects are one way that it is going to recover, and with commercial property costs at an all-time low, there has never been a better opportunity to invest.

Buying a Commercial Property

The idea of buying a commercial property is to turn a profit from it. Therefore, you want to invest, not collect. Don’t buy something that you don’t have a plan for, as it will just sit around unused, costing you money.

However, if you see a good deal on a commercial property and think you can make something of it, now is a great time to purchase that building. Some things to keep in mind if you have a plan for a business is to scope out the area for how similar business are faring, set aside money for any problems that might arise, and have a back-up plan for the future. Decide what you will do if, in a year, the investment is just not making any profitable returns.

Shop online. There are literally hundreds of websites available at your disposal. Compile all of the listings that interest you, and being researching them. Try to find as much information as you can about the buildings, including what they were used for and what the area is like. Then, you can contact their listing agents for a showing.

Selling Commercial Property

While it is true that lots of commercial properties and buildings are sitting empty and unused all across the United States, that does not mean that your listing has no chance of selling. In fact, there are lots of things you can do to boost interest in your commercial property and not feel like a dead duck.

The first thing to do is to gather up all of the available information about your property. Know all there is to know about the building including its age, whether repairs or updates have been made, and any problems with it. Include any relevant information that you think will help sell the property.

Get a good agent to help you sell your commercial property. You don’t have to settle on the first one you find. Read online reviews and choose the agent who has the best track record of selling properties that are similar to yours.

Be willing to market your property. A good agent will give you a leg up in this game, but things such as word of mouth and utilizing online listings can help you spread word that your building is for sale. The more people hear about it, the more interest you will generate.

Prepare the building for showings. Clean up anything in the parking lot, sweep and mop floors, and give it a fresh coat of paint. Make the building presentable to potential buyers so that they can focus on the property itself and not all of the little repairs that they will need to do themselves.

By: Beverly Manago

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Whether you are interested in commercial property in New Zealand for your own business use or if you want to invest in it as a landlord to generate revenue, you can find many different types of business properties to choose from in New Zealand. The returns from commercial property investments in New Zealand are usually higher compared to other forms of investments; however, the risks are just as high and investors require solid equity when it comes to acquiring loans to enter this market.

Here are few important questions and points of consideration to get you thinking.

What kind of commercial property do you want to invest in?

Potential opportunities in this market include: office buildings, shopping centres and warehousing. If you are after already tenanted properties it is important to look for tenants with successful business ventures who have long term leases in place. You will need to research the type of market you wish to enter into thoroughly. This includes monitoring economic conditions closely given that commercial properties in New Zealand are more powerfully affected by fluctuations and trends in the marketplace.

Who should you be consulting / seeking advice from?

An essential component to all property investments in New Zealand is the use of professionals such as lawyers, financial advisors and property consultants who can scrutinise every aspect of a potential business opportunity. In relation to commercial investments this includes: leases, extensions, modifications, location factors and Council rules and regulations. The specialist advice available from such professionals is invaluable and money well spent.

What can you afford?

Start by determining your budget. This will help to narrow down opportunities of interest within your price range and will also eliminate those commercial property investments in New Zealand that are simply out of your price reach financially. As mentioned above, this form of property investment is much more difficult to enter than the residential market, it is common for banks to only lend 60 -70%, in addition to paying higher interest rates. You must factor in your means for obtaining finance and serving loans.

Where in NZ do you want to invest?

If you are buying a commercial building for your own business ventures make sure the regional area in New Zealand you decide upon has a strong economic future and that there are no regulations or restrictions in place by the local Council that limit your desired business plans. If investing in property such as retail shopping malls you will want to consider the levels of traffic in the area, ease of parking and the establishment of neighbouring businesses.

There are numerous online real estate listings and resources available to help make your commercial property search in New Zealand easy. This type of property is actually quite popular, and finding opportunities isn’t difficult by any standard. Taking the time to consider the above questions and points will help you begin your search. Note down other questions that come to mind as you search too, it all helps towards finding the best investment possible. Once you have determined which properties you would like to see, you can contact a real estate agent and go visit the properties to make your final decision about which one is right for you.

By: Bruce Spurdle

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London stands as one of the three ‘command centres’ for the world economy (others being New York and Tokyo) and is itself the fifth largest city economy on the planet. The London metropolitan area generated an estimated GBP230 billion in 2005. Even in the face of the present economic recession commercial property in London is a highly desirable piece of real estate.

The appeal of commercial property in London is generated by government policies such as low taxes, particularly for foreigners, a business friendly environment, good transport infrastructure, and a deregulated economy with little intervention by the government. These factors combine to give a lot of freedom and incentive to any company, corporation, or motivated entrepreneur. London’s strong ties to the U.S. economy and its pivotal position within the E.U. mean many businesses can receive dividends from both sides of the Atlantic.

London’s position economically, geographically and culturally cannot be over-stated. As a financial centre London has more overseas banks then any other city, whilst more money is invested in London then the next ten largest European cities combined. On the cultural side it boasts the most diverse ethnic populous of any city in the world: over 300 languages spoken and more than 50 non-indigenous communities which have a population of more than 10,000. Both of these combine to reinforce the fact that London is at the hub of international trade. For example in 2005 London handled 31% of global currency transactions, equating to a staggering daily turn over of US$753 billion. Commercial property in the city is undeniably well positioned to take advantage of the gradual liberalisation of the global market place.

For businesses that operate in London it is essential that they have a base of operations or a head-quarters in the city itself. The price of owning property is exponentially high in comparison to the profits of many businesses, so the opportunity offered by letting agencies is ideal. When looking for commercial property it is vital to make the most of the internet, as it provides the widest array of choice at the smallest expenditure of effort. When considering which letting agency to approach, one should look for evidence of good customer relations and a dedicated and reliable service.

Whether a business is in search of quick short-term gains in a thriving and industrious city, or after a solid base for the foundations of a long-term investment, London is indisputably a world-class choice. Commercial property is unlikely to be affected adversely in the face of a potential economic recession, relative to its European counter-parts, given the pivotal importance the metropolis holds for the global economy. As long as the British government maintains its liberal and non-interventionist policies, business will flourish London.

By: Darren Best

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As we speak Residential Property, financial institutions, stock markets and bank’s interest rates are offering very poor returns & even poorer security for investors. Currently Commercial Property is offering the best returns to investors and also offering the most security for investors.

This is a general guide to Commercial Property in New Zealand for would be investors.

Firstly if you are looking to invest in Commercial Property it is important to identify what your investment goals are. These may range from short term capital gains by buying and selling to long term cash cow investment and even negative investments that are deliberate tax deductible. Once you have established what your goals are you can then determine the type of commercial property you should pursue.

The age old adages of high risk = high return and low risk = low return are simplistic ways to differentiate between the types of commercial property investments available. That being if you are looking for a long term investment with capital growth you will most likely look at low risk investments such as properties with banks, petrol stations and other similar solid tenants. However if you are looking for short term capital gains most buyers will look to either purchase a property at a sharp price for resale, add – value to a property for resale or acquire a vacant property with the intent to tenant it for resale as well as other capital gains vehicles.

Once you have identified what type of investment you wish to pursue the next step is to identify what areas you wish to invest in. I recommend that investors should predominantly invest in areas they are familiar with (so that they can readily view the property and are also able to readily assess the local market), however if investors have valuable and reliable investment advice to call upon then this rule need not apply. However be wary of individuals touting themselves as commercial property experts, whilst many may claim they are the majority without doubt are not.

Next is how you plan / strategise to purchase the property. If you are looking to secure any property at a sharp price never underestimate the power of an unconditional offer. An unconditional offer can be compared to flashing a briefcase of money in front of the vendor and more often than not tempts an owner into accepting a previously unacceptable price.

Once you have purchased a property it is important that you have a clear plan and goals that you wish to achieve. As Commercial Property is generally a business investment it is important to treat it as such, ie if the numbers stack up then a vendor should seriously consider selling and reinvesting that capital in another project. Never underestimate the value of making a smaller gain right now and reinvesting the money into another project.

A clear exit strategy is a central element for business decisions in general and no more so than in Commercial Property. Too often Commercial Property vendors think with their emotions rather than with their heads in their decision making. Commercial Property is a business investment and I cannot stress the importance of seriously considering offers if they stack up.

In summary Commercial Property is at present one of, if not the best investment vehicle available in New Zealand. My best advice for would be investors is to align yourself with an individual experienced / knowledgeable in Commercial Property. The value of having one trusted agent / broker or adviser will be immeasurable over the long term. Repeat business will also ensure that you also get offered the best properties first.

By: Benjamin Jones

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As we speak Residential Property, financial institutions, stock markets and bank’s interest rates are offering very poor returns & even poorer security for investors. Currently Commercial Property is offering the best returns to investors and also offering the most security for investors.

This is a general guide to Commercial Property in New Zealand for would be investors.

Firstly if you are looking to invest in Commercial Property it is important to identify what your investment goals are. These may range from short term capital gains by buying and selling to long term cash cow investment and even negative investments that are deliberate tax deductible. Once you have established what your goals are you can then determine the type of commercial property you should pursue.

The age old adages of high risk = high return and low risk = low return are simplistic ways to differentiate between the types of commercial property investments available. That being if you are looking for a long term investment with capital growth you will most likely look at low risk investments such as properties with banks, petrol stations and other similar solid tenants. However if you are looking for short term capital gains most buyers will look to either purchase a property at a sharp price for resale, add – value to a property for resale or acquire a vacant property with the intent to tenant it for resale as well as other capital gains vehicles.

Once you have identified what type of investment you wish to pursue the next step is to identify what areas you wish to invest in. I recommend that investors should predominantly invest in areas they are familiar with (so that they can readily view the property and are also able to readily assess the local market), however if investors have valuable and reliable investment advice to call upon then this rule need not apply. However be wary of individuals touting themselves as commercial property experts, whilst many may claim they are the majority without doubt are not.

Next is how you plan / strategise to purchase the property. If you are looking to secure any property at a sharp price never underestimate the power of an unconditional offer. An unconditional offer can be compared to flashing a briefcase of money in front of the vendor and more often than not tempts an owner into accepting a previously unacceptable price.

Once you have purchased a property it is important that you have a clear plan and goals that you wish to achieve. As Commercial Property is generally a business investment it is important to treat it as such, ie if the numbers stack up then a vendor should seriously consider selling and reinvesting that capital in another project. Never underestimate the value of making a smaller gain right now and reinvesting the money into another project.

A clear exit strategy is a central element for business decisions in general and no more so than in Commercial Property. Too often Commercial Property vendors think with their emotions rather than with their heads in their decision making. Commercial Property is a business investment and I cannot stress the importance of seriously considering offers if they stack up.

In summary Commercial Property is at present one of, if not the best investment vehicle available in New Zealand. My best advice for would be investors is to align yourself with an individual experienced / knowledgeable in Commercial Property. The value of having one trusted agent / broker or adviser will be immeasurable over the long term. Repeat business will also ensure that you also get offered the best properties first.

By: Benjamin Jones

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Gurgaon, the commercial hub of India, is one of the most developed cities in the country. Over the last decade, Gurgaon has seen some of the major upswings in its real estate market. The prices of the commercial as well as residential properties are on a high on a regular basis. Moreover, the close proximity of the city to the airport has also give an edge to Gurgaon over the other major cities in India.

Why Property Rates are High in Gurgaon?

The property rates of Gurgaon are much higher as compared to other cities of India. This is due to the set up of innumerable industries and multi-national companies in Gurgaon. These firms need commercial properties in order to set up their offices in the city. This has resulted in the price hike of commercial properties. People from all over the country live in Gurgaon to work in these companies. Due to this, there is also an increased demand regarding the residential properties, which include flats, apartments, and condos.

A Profitable Residential Investment

Although there is constant increase in Gurgaon properties; more and more people are continuously investing in these properties. It has been analyzed that the value of Gurgaon Property is likely to increase by 15-20% in the next few years. The availability of good accommodation and the qualitative construction of these houses had made Gurgaon the hottest suburb for investment purposes.

Emergence of Many Luxurious Accommodations

Since 2004-05, many luxurious segments with all modern amenities are being offered to the customers. These include MGF Vilas, DLF’s Aralias, Aralias II, Unitech Larma Lakelands, DLF’s Magnolia, and Ambience Caitriona. There are also some middle and high-end budget projects planned at Sohna Road, Old Gurgaon Road, MG Road, and Golf Course Road. The projects built around the golf course area are constructed as high-end apartments and villas. These accommodations are expected to start from the price range of USD one million dollars.

By: Parbhat Kumar

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As a successful property investor, you will want to make a commercial property analysis of any real estate deal before you consider making the purchase. There are many factors which you should take into account while making your property analysis. Some of these factors which you should look at are: the location of the property, the price, taxes, local government and zoning laws, potential rental income, as well as the options you have for obtaining the property using an investment property mortgage loan.

Commercial property has many guidelines and regulations which must be followed. The last thing that you want to do is purchase investment commercial property, and then find out once you own it that you cannot lease it to the business you want, or that zoning permits you from using the property how you would like to. Whenever you are reviewing a commercial property analysis, it is vitally important to find out about the local governmental rules and regulations which will govern what you can and cannot do with the property in question. Look at what you had planned for the property and make sure everything is in agreement.

Taxes can be a big consideration when you are making a commercial property analysis. Some local areas offer tax incentives for commercial property owners and to certain businesses. If your property can meet the guidelines then you could possibly see a nice tax reduction. Also, if the area taxes commercial real estate at a high rate, you could be in for a real surprise if you did not consider taxes in your commercial property analysis.

Just as there can be tax incentives to buying commercial property in a particular area, the same can be said for financing options. Many commercial lenders have programs which fit a variety of different business and community needs. If your property qualifies you can see a nice reduction in your mortgage interest rate.

Another consideration is the rental rate of other commercial properties in the area. If many properties are sitting vacant that is a sign that you may have serious trouble renting to a business and keeping them for the long-term. This is important for your commercial investment analysis because the rent money is your income on the property.

In addition to all of the above considerations, the usual considerations still apply. You need to look at the location of the property and determine if it is in a good enough location for what it will ultimately be used for. What is the area around the property like? Will people likely come to the location if a business starts there? Who are the residents of the local area and will they benefit from your property’s use?

You will need to look at the land and buildings and determine how much work and cost is likely involved in bringing things up to code and working order. Look at the offering price and consider if it is reasonable or if it needs to be adjusted because of the things you have found while looking at the other factors for your commercial property analysis.

While performing a commercial property analysis you should take all of the above into consideration. You also might want to consider hitting the pavement and talking to people in the area of your potential property purchase. See what the people who already live and work in the area think about the property.

By: Andrew Stratton

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The refinancing of commercial property often occurs for the same reason a person might refinance their home – to reduce high interest rates. The owner may also be looking into refinancing in order to obtain cash from the equity that has been built into the property over time. Regardless of the reason there are few points to remember if you are thinking of refinancing your commercial property.

1.Any capital obtained from the refinancing of the property should be reinvested in the property itself. Any other use of the cash and the interest paid on the new portion will not be tax deductible. This cash-out amount will be considered a consumer debt if its use was found to be outside of the property and is therefore no longer tax deductible.

2.Because loans for commercial properties are typically much larger than those for residential properties, it will pay to consider the type of loan you have in depth before committing to a large loan that will take many years to repay. Compare your options for both fixed rate and variable rate loans. Does the variable rate loan have a cap? How many times is it expected to change? These details can often be inferred from the investment index that is linked to the rate. Be wary of any lender unwilling to discuss these details with you.

3.If you decide to refinance, check to see if the new loan has a “due on sale” clause. This clause works to the benefit of the lender in that it prevents the property from being sold without the approval of the lender.

4.Make sure you know what kind of paperwork will be involved. Professionally prepared stated income reports may be all you need for many types of commercial property, depending on the circumstances. Corporate tax returns, profit and loss statements, and balance sheets may not be required. In rare situations, full appraisals or environmental reports may be needed. The more complex the situation surrounding the refinancing, the more complex the required documentation may be.

5.Hefty penalties that must be paid off for pre-payment of an existing fixed-rate loan may prohibit some borrowers from refinancing. Check the details of your original loan to see if there are any pre-payment penalties.

6.Interest rates on commercial real estate loans have reached as low as 5 percent for a 10-year term. Make sure you get the best rate you can if you decide to refinance. It may be best to lock in long-term debt now – interest rates may or may not get any lower.

7.Consider selling if it is an option for you. Prime commercial real estate is a hot investment in many areas today. Test the market and see what kind of offers come back.
8.If your business is doing the refinancing of the building it occupies, acquiring a term loan may be an option. Term loans usually mature between one and ten years and can give small businesses the operating cash they need.

By: J Suffie

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If you plan to purchase an investment property, you should consider getting a commercial property analysis before any real estate deal. Incomplete research can sink the deal on any real estate. You must understand everything about it before making the purchase.

Many individuals consider several factors when they get a property analysis. The location of the land is very important. Is the land in area that is appreciating? Are there other business property buildings around this place? Also, the price of the asset is very important. Are the taxes expensive? Are there any local government and zoning laws? Finally you should see if the investment property is a source of potential rental income.

All investors must realize that commercial real estate has different guidelines and regulations which must be followed different from residential real estate. You do not want to purchase investment commercial land to find out that you are not permitted to lease it to a specific type of business. You may also be prohibited from making certain improvements on your property which go against the zoning laws. As an investor, it is important to go to City Hall and educate yourself on the local governmental rules and regulations which will govern what you can do with the land. Make sure you are able to do all that you plan on the property in question. Taxes are very important to consider when you are conducting a commercial property analysis. Many local municipalities offer tax breaks or incentives for business property owners who fall under a certain business-type or industry. You may also be eligible for a tax reduction, if you meet the applied deadlines. If the region charges taxes on commercial real estate at a high rate, investors could be unpleasantly surprised…especially if they do not consider taxes in their commercial analysis.

Many lending companies participate in programs which fulfill a variety of different business and community needs. There are many issues lenders take into consideration which influence whether a loan can be granted. Such issues include zoning requirements or economic make-up of the community. Commercial property analysis professionals can evaluate many factors that can help you decide whether or not to pursue a loan for that particular site.

Since your time is very expensive, you should be efficient when contacting your sellers, lenders or brokers concerning a site. Evaluating analysis information can be time consuming, but may cost you the deal if the investigation is not done thoroughly.

Securing the appropriate documents and information for your commercial venture can be hard for you to accomplish on your own. This is one of the reasons why you may want to hire a professional. This person can allow you to maximize your time. You should be able to focus on generating profits from your investments. You should have your commercial land analysis conducted by a professional; consider employing a broker or using investment property software to help you get that commercial real estate you have always wanted.

By: Andrew Stratton

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