In an endeavour to enable the investing community to smartly invest their money I am bringing you this piece of writing on real estate - the market, the players, the forces, the fundamentals and valuation. In all the subsequent lines I address the topic only from an individual's perspective rather than from the perspective of a commercial player.
Let us first start off understanding the unique features of real estate compared to other investment avenues.
UNIQUE FEATURES
- Real estates are real assets that have physical existence.
- They have real value as compared to other real assets like gold or art which only have a perceived value.
- They have alternate uses. For eg. a piece of land can be used for agriculture, industry or for domestic residential purpose
- They are immovable.
I would classify the players in the market into three.
- Firstly, the property developers.
- Secondly, the citizens who want to buy their dream houses and
- Finally, those who see it as an investment option.
The market also has got several organised and indegenous middlemen. However, the rest of this post will adress the issue only from the point of view of an individual who sees real estate as an investment option.
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THE FORCES
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Real estate is also subject to the market forces i.e. the demand and supply factors. Population growth is a very obvious factor which will increase the demand for real estate on a overall basis. However, I believe that increase in industrialisation is the most important factor that would influence the demand for real estate in a particular geographical area. Increasing industrialisation provides more employment opportunities and increases the concentration of people around a particular geographical location. Further, it also increases the standard of living thus prompting people to expect more space around them. Industries themselves would also need real estate spaces to carry their operations.
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THE FUNDAMENTALS IN INDIAN CONTEXT
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Any investment, derives its value based on the return that it generates. So, the fundamental factor that needs to be analysed first is the return or more precisely the rent that a real estate would generate. The tenth five year plan in India estimated a shortage of 22.4 million dwelling units. I believe that the severity of such a shortage in the urban area would be much higher compared to other parts of the nation. I further believe that India is still an under industrialised nation and see a huge potential for further industrialisation which would fuel the demand further. On the other hand the population density in the major cities in the nation is already at an alarming level (see table 1) and could be a major constraint, in the short term, to increase the supply. Therefore, as far as, the major cities like Bombay, Delhi, Chennai, Pune, Banglore etc. are concerned, I believe that the rentals might see an uprecedented growth levels in the short term. However, I believe that in the long run, the industrialisation would get widespread in terms of the level of concentration which could reduce the pressure on rentals in such locations. On the other hand, I believe that the rentals in the 'not so hot' regions of the nation would be fairly stable now. However as the industrialisation gets widespread the rentals in such regions will also see the same phenomenon that the major cities are witnessing today.
Source: Wikipedia
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According to Wikipedia the population density of India is at around 312 persons per k.m. While this is quite high compared to several other countries, I believe that this figure is much nominal considering the fact that most part of India is habitable. With a population growth estimated at just around 1.50% per annum I believe that population growth wouldn't be such a huge factor affecting the real estate prices atleast in the medium term.
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The input cost wouldn't affect the valuation of the super structure since the asset is valued based on its return generating capacity. However an increase in costs of inputs like cements, steels and sand, in an ideal scenario, would push the land price downward. This is because the value of the the entire asset as a whole on cetris peribus basis, has to remain same. Therfore an increase in the cost of construction will bring down the land price to compensate for the escalation.
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VALUATION
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The rentals and the fundamentals are too different for different geographical locations. Rentals also vary too much within a particular city. Therefore, I am not going to ascertain the fair value in a particular location. Instead, in this section I shall explain on how should one try to find out the fair value of a residential property and I will be illustrating it with an example of an hypothetical city that is growing as well as the cities like Pune, Banglore or Chennai.
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Before proceeding to discuss further, it is necessary that I introduce the concept of present value. Today the bank interest rate is around 9%. Rs.100 invested in a bank deposit would increase the value of your wealth to Rs.109 one year down the line. Looking at it from another point of view, Rs.109 to be received one year down the line is worth Rs.100 today.
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Essentially the value of the real estate should be the present value of the rental income that will be realised in the future. Rental income and interest income are subject to differential tax system. Hence, the analysis of valuation would be more accurate if it is on a post-tax basis. Therefore both the income as well as the opportunity cost of capital should be adjusted for tax. As mentioned above, an individual should realise atleast a pre-tax return of 9.5%. Assuming that he is subject to a 30% tax, the post tax return should be at around 6.65%. Similarly the rental income is also subject to tax. However, as per the current tax structure, in India, only 70% of the rental income is taxed and as such the effective tax rate will be at around 21%. Table 2 provides a sample valuation sheet for a hypothetical city mentioned above.
The assumptions in the table about annual growth rate, taxes etc. are purely for illustration purpose and shouldn't be considered as my estimate or opinion about how much future rentals could go up in any part of the nation. Considering such assumption the value of the property in the hypothetical city is only worth 79 times the annual pre-tax rentals that the property could fetch today.
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VALUATION OF VACANT LAND
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A prudent reader might be wondering now as to how could these principles be employed to value a real estate property like a vacant land that does not earn any rentals. In an ideal situation the market would never reward an asset that is kept idle. Therefore the valuation of such a land should be based upon how much rental could it fetch if a proper super structure is constructed on it. The cost of constructing the super structure should be reduced from the present value thus computed to arrive at the value of the vacant land.
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The above principles are easier said than used. Most importantly, it is very difficult to identify the future rentals of a property as real estate has got alternate uses and the returns that could be generated varies based on the purpose to which it is put. It is neither correct to assume that all the investor would use it for the purpose the produces maximum return. For instance, a commercial property might yield more returns than a domestic property but there cannot be too many commercial properties. It is also really difficult to predict the growth rate of rentals. A different growth rate than what is projected could affect the valuations both favourably (if actual growth rate is higher) as well as adversly (if the actual growth rate is lower).
