Residential vs commercial property – which rental income is more attractive when you look at property investment? We analyze the benefits and drawbacks of each
Commercial property vs residential property: Rental income
Rental income is an important consideration, for people who want to invest in the real estate sector. Property buyers are often confused over which would provide a better income option – an investment in a residential or commercial property. Arvind Nandan, the senior real estate professional, points out that when it comes to residential vs commercial property, the broad principles of asset selection, such as the location of the property, quality of construction, age of the property, and usage remain the same. “When you think of investing, concerning rental income expected in residential vs commercial property, do note a few points. While most residential properties need to be leased on an annual basis, commercial properties are leased for longer tenures. The vacancy risks in residential properties are higher, given the frequent turnovers of tenants. Hence, property buyers need to pay attention to the qualitative aspects of these two segments before choosing commercial vs residential property,” he explains.
How to calculate rent on commercial property in India?
Experts advise that any investment in commercial property with rental income like office, retail, warehouse, etc., requires the potential purchaser to consider aspects like the current leasing environment, the existing ecosystem in the region, distance from complementary and auxiliary industries, legal due diligence, clearances that are specific to the property’s usage, etc.
When it comes to commercial property vs residential property, a residential property must be analyzed for liveability concerning social infrastructure, the neighborhood, and the profile of other residents.
How to calculate rent on residential property in India?
“When it comes to residential vs commercial property, note that in residential realty, the gross rental yields are usually in the range of three to five per cent, per annum, on the fair market value of the property. Let us understand difference between residential and commercial property tax. Net of insurance, property tax and maintenance, the net yields tend to be in the range of two to three per cent per annum. Escalations in home rentals are between five and seven per cent, per annum. On the other hand, in commercial realty, the gross yields are usually in the range of six to 10 per cent, per annum. Net of insurance, property tax and maintenance, the net yields tend to be in the range of five to eight per cent, per annum. Escalations in rentals here, are between three and five per cent, per annum. The overall returns estimate over 10 years, are now around eight to nine per cent per annum in the residential realty sector, in comparison to 13-15 per cent per annum in the commercial realty sector,” explains Amit Goenka, MD and CEO at Nisus Finance
Residential vs commercial property: Risk versus rewards:
- Tax benefits: Commercial and residential properties that are let out, attract tax on income from house property. However, a house property that is taken on a home loan, qualifies for tax breaks under Section 24 and Section 80C of the Income-Tax Act.
- Risk and volatility: This is perceived to be higher in a residential property, due to frequent changes in tenants, higher maintenance and upkeep costs, and lower returns. Commercial properties offer stable, long-term rentals, with predictable income streams.
- Entering and exiting an investment: Both are illiquid assets. However, with Real Estate Investment Trust (REIT) regulations, it would be easier to create a portfolio of commercial properties than residential properties. Also, since the supply of Grade A pre-leased assets is low, the demand is much higher, making it more liquid than residential properties.
Above all these considerations, it is also essential to examine the location, investment size, and tenure, before making the final decision to invest in a residential or commercial property.
Benefits and drawbacks of investing in residential property
|Lower entry ticket||Low rental yields / rental incomes|
|No minimum / smallest size is applicable||Investment in interiors, etc., to make it rent-friendly|
|Loan facilities are easily available||The rental agreement usually cannot exceed 36 months|
|The leasing process is usually easier|
|The comparatively lower holding period for returns, as against the commercial property|
See also: All about tax on commercial property
Investing in commercial property with rental income: Benefits and drawbacks
|Higher rental yield and returns||The capital values of commercial properties tend to remain stable for longer periods|
|Longer-term lease possible, i.e., up to nine years||The property may need to be of a specific minimum size, to be commercially viable|
|Leasing can be in a bare shell or warm shell||Difficult to offload, as there are fewer buyers in the market|
|Commercial values are not very volatile|
|Explore commercial properties on sale in IndiaCommercial Property in ChennaiCommercial Property in PuneCommercial Property in KolkataCommercial Property in Navi Mumbai|
Beware of this if you are investing in commercial property with rental income. To make profits out of a sale, developers may lure prospective investors by showing them a higher rental. This is misleading at times. Understand that they may be including a fitout rent and these are not permanent and so, not bankable. They are paid for a limited period which can be say, five years.
So, how does that work when it comes to the commercial property with rental income? Suppose, the base rent is Rs 60 per sq ft and the fit-out rent is Rs 40 per sq ft. The tenant will pay Rs 100 per sq ft, which is Rs 1,200 per sq ft per year. Now, if the actual selling price is Rs 6,000 per sq ft where a tenant does his fitout, a developer may charge higher, say, Rs 9,000 per sq ft, promising a higher return. This may look attractive but once the stipulated period is over, the returns will drop.