Egypt, S.Arabia step up trade ties through coordination council talks    Egypt reviews progress on $200m World Bank-funded waste management hub    Egypt urges Israel to accept Gaza deal amid intensifying fighting    SCZONE showcases investment opportunities to eight Japanese companies    Egypt, ADIB explore strategic partnership in digital healthcare, investment    SCZONE, Tokyo Metropolitan Government sign MoU on green hydrogen cooperation    Egypt welcomes international efforts for peace in Ukraine    Al-Sisi, Macron reaffirm strategic partnership, coordinate on Gaza crisis    Contact Reports Strong 1H-2025 on Financing, Insurance Gains    Egypt, India's BDR Group in talks to establish biologics, cancer drug facility    AUC graduates first cohort of film industry business certificate    Egyptian pound down vs. US dollar at Monday's close – CBE    Egypt's FM, Palestinian PM visit Rafah crossing to review Gaza aid    Egypt prepares unified stance ahead of COP30 in Brazil    Egypt recovers collection of ancient artefacts from Netherlands    Egypt harvests 315,000 cubic metres of rainwater in Sinai as part of flash flood protection measures    Egypt, Namibia explore closer pharmaceutical cooperation    Fitch Ratings: ASEAN Islamic finance set to surpass $1t by 2026-end    Renowned Egyptian novelist Sonallah Ibrahim dies at 88    Egyptian, Ugandan Presidents open business forum to boost trade    Al-Sisi says any party thinking Egypt will neglect water rights is 'completely mistaken'    Egypt's Sisi warns against unilateral Nile measures, reaffirms Egypt's water security stance    Egypt's Sisi, Uganda's Museveni discuss boosting ties    Egypt, Huawei explore healthcare digital transformation cooperation    Egypt's Sisi, Sudan's Idris discuss strategic ties, stability    Egypt to inaugurate Grand Egyptian Museum on 1 November    Greco-Roman rock-cut tombs unearthed in Egypt's Aswan    Egypt reveals heritage e-training portal    Sisi launches new support initiative for families of war, terrorism victims    Egypt expands e-ticketing to 110 heritage sites, adds self-service kiosks at Saqqara    Palm Hills Squash Open debuts with 48 international stars, $250,000 prize pool    On Sport to broadcast Pan Arab Golf Championship for Juniors and Ladies in Egypt    Golf Festival in Cairo to mark Arab Golf Federation's 50th anniversary    Germany among EU's priciest labour markets – official data    Paris Olympic gold '24 medals hit record value    A minute of silence for Egyptian sports    Russia says it's in sync with US, China, Pakistan on Taliban    It's a bit frustrating to draw at home: Real Madrid keeper after Villarreal game    Shoukry reviews with Guterres Egypt's efforts to achieve SDGs, promote human rights    Sudan says countries must cooperate on vaccines    Johnson & Johnson: Second shot boosts antibodies and protection against COVID-19    Egypt to tax bloggers, YouTubers    Egypt's FM asserts importance of stability in Libya, holding elections as scheduled    We mustn't lose touch: Muller after Bayern win in Bundesliga    Egypt records 36 new deaths from Covid-19, highest since mid June    Egypt sells $3 bln US-dollar dominated eurobonds    Gamal Hanafy's ceramic exhibition at Gezira Arts Centre is a must go    Italian Institute Director Davide Scalmani presents activities of the Cairo Institute for ITALIANA.IT platform    







Thank you for reporting!
This image will be automatically disabled when it gets reported by several people.



Developers' offering guaranteed rental income to property owners is 'advertising', unrealistic: Experts
Companies resort to overpricing units in order to afford guaranteed rental income to customers
Published in Daily News Egypt on 03 - 10 - 2022

Some real estate developers came up with an unusual idea to market their projects, especially in the New Administrative Capital, as they would offer guaranteed rental income to unit owners for a specified period after completing the project, even if the property is vacant. It seems to be a great service for unit owners who seek long-term lease, with guaranteed rental income and a range of property care services without the hassle of searching for a tenant or managing their units.
At first glance, the idea seems attractive from an investment perspective for possible unit owners, especially in new uninhabited cities, but would the guaranteed rental income actually benefit the unit owners, or is it a ploy from real estate developers?
There are two types of companies that support this idea: the first uses it to deceive clients, with no binding clauses in the sale contract for a guaranteed rental income, while the second type would actually offer guaranteed rental income but would also overprice the unit.
Daily News Egypt surveyed some stakeholders and commercial directors in some real estate development companies to better understand the situation.
Moataz Shalaby, Chief Commercial Officer at Ajna Developments, said that the idea of offering guaranteed rental income exists in many companies around the world, but only in a part of the project, while in Egypt, it covers all the units of the project, as suggested, accompanied with a significant increase in the price of units.
Shalaby added that this increase would be compensated in one way or another in the form of the guaranteed rental income, but after the completion of the project and the start of operation.
He pointed out that this is impractical and not in the interest of clients, because the real value of the return over time may decrease significantly in light of change in local currency rate.
He explained that with the increase in supply in some new cities, it is difficult to rent all units in the first year of operation. In addition, some companies deceive their customers through contracting with international advertising agencies, and all of this is unfounded.
Kareem Mamoun, Commercial Director at Glamour Developments, said that the relationship between developer and customer should be based on a clear and binding contract. The developer promises, but does not have to, explaining that after four years, for example, it is not possible to predict how much the unit price will be. Therefore, it is unrealistic to set guaranteed rental income.
Mamoun noted that some companies resort to increasing unit prices in order to afford the guaranteed rental income, which may harm customers, in the case of reselling it because then he would sell it at a lower price (its real price).
He believed that the mandatory leasing is a smart advertising ploy through which real estate developer is able to attract customers, as well as secure liquidity to develop other projects, while paying a certain percentage for a specified period to customer in a form of a rental, while deluding customers that this return is a result of renting their units.
It is a big risk and the rights of customers are not guaranteed. This idea can be applicable in case of commitment to lease without the developer being obliged to set fixed return, according to Mamoun.
Some confuse this idea with the normal unit management companies that lease and collect the rental on behalf of owners in return for administrative expenses, he concluded.
Similarly, Ahmed Samir Al-Desouky, CCO at ADC Developments , stated that the guaranteed rental income is a new method of selling units through increasing unit price. He added that developers and brokers are the only beneficiaries of this idea. Unit owners would not benefit from this guaranteed rental income in the long term based on the unit's return on investment (ROI).
Al-Desouky disclosed that this type of selling contracts is very successful among category C clients, which prompted many companies to follow this method of payment. Furthermore, some clients see that the mandatory leasing is a good opportunity for them to buy a unit and receive a return without the hassle of getting involved in a long process of renting.
He further noted, "However, it is considered a great risk for some companies that offer prices per square meter at low values, and will not be able to withstand expected construction costs; Especially that most of them are commercial and administrative projects in the form of towers."
He pointed out that the cost of constructions, electromechanical works, finishes and smart systems are very high in projects compared to selling prices per meter in some projects, justifying this by lack of sufficient experience with some companies that offer low prices per meter in order to attract customers.
He added that companies' resort to mandatory contracts guarantees customers their money and helps to maximise their benefit, in addition to that, it is a message of reassurance to customers that the project will be operated and leased, in addition to, continuous increase in unit prices.
Mohamed Ellethy, property consultant at GPS Misr Investment, said that some real estate companies offer return on down payment with a minimum of 35-50% of total unit price, besides spiking units price more than its market value without discounts but this discount is in the form of annual return provided by the developer to client.
Ellethy explained that return of mandatory leasing may reach 25-30% annually, added that mandatory leasing contracts are currently being used by some large and small companies, some of them have no business record, which is risky to use.
Mandatory leasing is just a marketing ploy from companies in New Capital due to a large number of projects, which are approximately 400 projects especially in the downtown area, he noted.
He disclosed that this contract sometimes is unfair to customers because he does not interfere in the rental process, and if a developer makes more profits from renting a unit, the unit owner obtains the agreed percentage only and the rest is taken by the developer.
However, there is a demand for this method of contracting and some projects are sold out on this system, besides, there are some clients who are looking for such a system to pay their installments from leasing revenues, Ellethy added.
Ellethy elaborated that the mandatory leasing is very common among commercial, administrative and mixed-use projects but now it also applies on residential units.
He believed that the number of clients that are wishing to contract on mandatory leasing are not less than 40% of the total possible customers.
From a legal point of view, it is not possible to add a clause for guaranteed rental income in a contract before completing the unit, meaning that the contract is essentially void, he concluded.


Clic here to read the story from its source.