Selling a house is always a very stressful event. The advent of the Information Age has meant that at least some of the stress can be taken out of the home selling process through the use of MLS brokers. In this article we will take a look at what the MLS is and what it has to offer to home sellers.

What is MLS?

MLS stands for Multiple Listing System. These are privately owned databases on which home sellers can list their property under the approval of certain real estate brokerages. A brokerage is a company that employs real estate agents: the intermediary between the buyer and the seller.

The benefits of MLS

There are several benefits of listing your home with an MLS broker. The chief benefit is in the area of cost. When you list with an agent, the sale of your home will mean that you sign over a portion of the price to the agent as a commission. This can mean a lot of money leaving your pocket to pay someone else, usually to the tune of tens of thousands of dollars (an average commission for a real estate agent hovers around $7,000.00).

When you sell your house on the MLS, the agent who finds the home is acting on the behalf of the buyer; they use the MLS to find homes that their clients may be interested in. There is usually still a commission paid to the buyer`s agent, but this is often only half of the cost of using two agents to sell your home. If you pay a flat fee to list your home on the MLS, the savings may be even more substantial, as a one time rate of a couple hundred dollars is the only fee the brokerage will charge.

Listing your home on the MLS will not only allow you to keep more money from the sale of your home, it may also help to sell your home faster. Most MLS systems are used by a few different brokerages, and these brokerages may be national and even international in their market. This means that you are no longer tied to local market conditions as far as looking for buyers; anyone who uses that MLS listing system may find your house. It`s much more far reaching than other means of advertising a home for sale.

Listing your home on the MLS through a broker can mean that you deal with two of the most important areas of home selling in one step; not only will you be able to keep more money from the sale for yourself, you will also have a potentially wider market as far as buyers.

Real estate is often known as the safest investment available. Because,real estate investing executed with correct evaluation of the property (and its true value), can result in good earnings. This is one reason how come a few people engage in real estate investing as their regular job. The dialogue of real property are broadly centered toward residential real estate; commercial real estate seems to be not as popular. All the same, commercial real estate also is a good alternative for investing in property.

Commercial real estate includes many various forms of properties. Most folks associate commercial realty with only office buildings, parks or manufacturers/ industrialized units. Even so, that’s not entirely all of commercial real estate. There’s more to commercial real estate. Health care centers, retail structures and storage warehouse are all good examples of commercial real estate. Even residential properties like apartments (or any property that comprises of more than 4 residential dwelling units) are considered commercial real estate. As a matter of fact, such commercial real estate is much sought after.

So, is commercial real estate really profitable? Well, if it were not Lucrative I wouldn’t of have been writing about commercial real estate at all. So, commercial real estate is productive for sure. The only matter with commercial real property is that acknowledging the opportunity is a little difficult as equated to residential real estate. But commercial real property profits can be real huge (in fact, much bigger than you would anticipate by residential real estate of the same proportion). You could take up commercial real estate for either reselling after appreciation or for letting out to, say retailers.

The commercial real estate development is as a matter of fact handled as the 1st sign for emergence of residential real estate. Once you acknowledge of the possibility of significant commercial growth in the area (either due to tax breaks or whatever), you had better begin assessing the potential for appreciation in the prices of commercial real estate and then go for it promptly (equally soon as you find a good deal). And you must really work towards getting a good deal.

If you find that commercial real estate, e.g. land, is available in large chunks which are too costly for you to purchase, you could look at forming a small investor group (with your friends) and purchase it collectively (and split the profits later). In some cases e.g. when a retail boom is expected in a region, you may determine it profitable to purchase a property that you can change into a warehouse for the intent of renting to small businesses.

So commercial real estate exhibits a whole plethora of investing chances, you just need to seize it.

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Slovenia has emerged as a one of the best overseas property destinations and has been ranked in the top 10 countries in the world to buy and growth is forecast at up to 300% in the next 10 years. Successful property investment is all about location and Bled property is one of the best in Slovenia.

Bled and takes its name from the small Lake Bled where it is located.

Bled property is popular as it has not only a beautiful setting but the town is also conveniently located for other local attractions, as well as Austria and Italy which are within 2 hours drive.

This means that investors looking to buy bled property as an investment can take advantage of solid capital growth, as well as a buoyant rental market.

Beauty

Visitors to Bled are always charmed by its stunning views and its beautiful alpine lake. Lake Bled is only about three miles in circumference. A foot and bicycle path circles the lake and the journey around the lake takes about an hour. The island in the center, of the lake is actually the only island in Slovenia.

Bled Island has for centuries been the symbol of the area. It can be reached on one of the famous ‘pletna’ boats. It is customary for visitors to visit the island, to climb the 99 steps to the medieval chapel and to ring the wishing bell. An imposing castle watches over the lake and surrounding areas.

The best view of the lake and its magnificent mountain setting is from the ramparts of Bled Castle, which dates from the 11th century. The castle watches over the town and lake and is perched on a rocky outcrop about 100 meters over the Lake.

The surrounding area offers some of Slovenia’s highest peaks of the Julian Alps and Bled is a popular stop off point for those on their way to ski slopes.

Access

Traveling to Bled is easy by air, car or rail.

Ljubljana – Brnik International Airport is 36 km away and regular daily services operate between Ljubljana Airport and all major European airports. To drive to Bled is easy and takes around 40 minutes, from the capital Ljubljana, furthermore Bled is only 47 km from Slovenia’s borders with Austria and Italy. Lesce Bled station is on the route between the cities of Munich, Salzburg, Villach, Ljubljana, Belgrade, Athens and Istanbul The station is only 4 km Bled. Bled – Jezero station is on the route between Villach, Jesenice and Nova Gorica.

Bled is located in the Gorenjska region. The region is home to most of Slovenians largest mountains, including the Country’s highest peak Mount Triglav, at just less than 2900m. The Julian Alps and the stunning Triglav National Park are within Gorenska as are the “great lakes” of Lake Bled and Lake Bohinj. Skiing takes place at a number of places in the region with Kranjska Gora being the most popular with skiers.

Bled Today

There is a restaurant in the castle and also a museum tracing the history of Bled from its humble beginnings as a Bronze Age settlement to its place as a major tourist attraction today. The town of Bled is an important convention centre and tourist resort, offering a wide range of sport activities (golf, fishing, riding) as well as being convenient for mountain treks and hikes and has numerous cosmopolitan bars and restaurants.

Capital Gains and Rental Income

If you are looking for property for sale in Slovenia as an investment then buying property in Bled looks to be a solid long term investment – from both a capital growth viewpoint and for solid and rising rental incomes.

Consider buying property in Bled or Slovenia generally and you may be glad you did.

Forecast growth by a respected UK investment TV show, is anticipating growth of up around 280% in the next 10 years and interest in property investment in Slovenia is at an all time high. Of course you will need an Estate Agent in Slovenia to help you with your property investment and this article will give you tips on choosing the best Slovenia estate agents.

There are many Slovenian Estate agents to choose from and here we will look at choosing one to help you get your dream property.

Here are your general guidelines for choosing an estate agent in Slovenia.

1. Cut Out Middlemen

There are lots of “middlemen” selling property in Slovenia, however most are not regulated. For your security you should only deal with a licensed estate agent that is based locally and governed by local laws. This means their business conduct is regulated by a strict code of rules, which are designed for your protection.

2. Find an Agent That Knows Slovenia

Many middlemen are simply interested in selling their own properties – these may not be the most suitable ones for you. You need to find an estate agent that knows the areas they sell in. Check how long they have been in business and that they have a good knowledge of the area you are buying in and get some references if possible.

3. You’re Aims

Are you buying property for sale in Slovenia for capital gains, rental income, or a mixture of the two? Always match your specific aims with a location that can deliver what you require and find an agent that will understand and match these needs. This is really common sense – but many investors simply buy without thinking about the above and it costs them later on In conclusion, make sure you do your homework and that means a visit to get a feel for the area and property you are investing in.

4. The Buying Process and Finance

For buying property in Slovenia will only take around a month to complete the contracts and the salient points to consider are outlined below. Once you have found your property you will be required to pay a 10% deposit which if the seller decides not to proceed will be returned to you – but doubled, under Slovenian law. If on the other hand, you decide to back out, the seller will keep the 10% deposit. Mortgages are now available to foreign nationals.

For example, Volksbank offer 70% mortgages, secured on your investment property in Slovenia not on your primary residences elsewhere. When you want too buy, you will need to produce your passport; your estate agent will then apply for a tax number for you as well as an EMSO number, both of which are required to complete a property transaction.

You should use a local Lawyer to check all paperwork, ownership details and contracts, who is familiar with Slovenian law. When sending your final payment check your banks for favorable rates – or seek out a specialist foreign exchange company. Make sure you shop around, there are big variations in currency exchange rates offered and these can make a significant difference to your purchase price.

You should also open a bank account locally – this will enable you to pay all your local costs easily and promptly. Bank accounts are easy to set up and can be done on the same day and require only a passport as proof of ID.

5. Management Of The Property

You can also get Slovenian estate agents to offer property management services.

This will include everything from finding tenants for your house to making sure the house is ready for guests and also make sure wherever you buy your Slovenia property it is safe, secure and maintained

Finally

Buying property in Slovenia can be a lucrative investment destination and if you choose the right Slovenian estate agent, you can maximize your growth potential.

Your estate agent can help you get the right property which fits your investment aims, budget and thereby maximize your long term growth potential.

Choosing the right estate agent is essential when buying property in Slovenia so make sure you do your homework!

Seller financing is an important and popular tool that can help buyers purchase a property they could otherwise not be able to buy. Sellers are sometimes willing to become “banks” for the buyer, taking payments just like a bank would until the loan is paid off. In all other respects the transaction is the same as through traditional financing – the deed is transferred to your name, and you simply make your payments to the seller instead of to a bank.

More and more sellers are offering financing because the rate of return they can get is better than through income-producing investments like certificates of deposit, money market accounts, or other “safe” investment vehicles. It’s easy to understand: a seller will be much happier receiving 7 percent interest on the mortgage he offers you than receiving 2 or 3 percent from a money market account.

For buyers, seller financing can be a cheaper alternative. You won’t pay loan fees, or PMI premiums, and in many cases the credit checks and underwriting requirements are much lower. (Some sellers won’t even check your credit.) In general the closing costs involved in seller financing are much lower than with traditional financing.

Why would the seller be willing to finance your purchase of their property? There are a number of possible advantages. The seller may be willing to offer financing if:

* The property type is difficult to finance through traditional third party lenders.
* The property has been on the market for 90 or more days.
* An “as-is” closing is desired on a property in need of repairs.
* The owner has not met minimum holding time or title seasoning requirements required by traditional lenders.
* An immediate closing required due to imminent foreclosure or other financial burdens.
* A quick closing is preferred by seller to free up investment capital.
* The seller wants long-term interest income.

The last situation listed is especially common. Here’s why: let’s say you’ve owned a rental property for a number of years and have paid off the mortgage. You enjoy the monthly income you receive from rental payments, but you’re not interested in being a landlord any more. By selling the property and offering owner financing, you still get monthly income – but you avoid all the duties of being a landlord, since that’s now the new owner’s role. In addition, you’ve avoided any capital gains taxes that might be due if you sold the property outright.

Here’s why seller financing can be advantageous to you as the buyer:

* You can often put little or no money down. Some sellers will require ten, twenty, or thirty percent down, but many will accept less than ten percent, especially if their goal is to receive monthly income from the property in the form of mortgage payments.
* You’ll face lower credit requirements. As I mentioned earlier, some sellers won’t check your credit at all. Most will simply make sure you’ve had no bankruptcies or foreclosures in your past.
* Sellers won’t require you to have an underlying (qualifying) income. If it’s an investment property you’re buying, a traditional lender will expect you to have sufficient income to cover at least some of the monthly payments on the property in case your units are vacant for a period of time. Sellers assume your income will be derived from rent payments. As long as the rent you will receive covers the monthly payments, the typical seller won’t ask about your monthly income from other sources.
* The terms can be more flexible. You and the seller agree on terms – you can decide on any terms you’re comfortable with. Price, interest rate, terms, and any other loan requirements are all up for negotiation. If you have unusual needs, you and the seller may be able to reach an agreement that a traditional lender won’t. For instance, let’s say you work on commission, and at year-end you always receive a lump-sum payout. If the seller agrees, you could make lower monthly payments for eleven months of the year, and a larger payment on the twelfth month.
* Closing costs are lower. Sellers don’t usually ask for points, loan application fees, origination fees, etc. The seller isn’t covering advertising costs, overhead, or other costs that a lending institution has to cover.
* You’ll complete less paperwork. Sellers don’t answer to a bureaucracy, so the only paperwork you’ll complete is what’s absolutely necessary for the transaction to be legal in your locality.
* The sale can take place much more quickly. I’ve known people who have been able to close on a property within a week of signing a contract.

Some sellers will ask for a balloon note – they want monthly payments for a certain number of years, and after that they’d like to cash out. Situations like that are common when the owner is nearing retirement age. If the owners are in their early 60s, for instance, they’re probably not concerned about receiving mortgage payments for the next 30 years… five or ten years may be long enough.

When the balloon payment is due, you’ll simply get traditional financing (or use another creative financing method.) If your goal is to refurbish the property and re-sell it, make sure you negotiate for enough time before the balloon note becomes due for you to complete your repairs and sell the property.

Keep in mind that the loan agreement you reach can have “unusual” requirements. It’s not uncommon to buy a property using owner financing and find a clause in the contract stipulating you can not sell the property for at least five years – the owner wants to be sure he receives mortgage payments for at least five years before receiving the balance of the principal. Make sure you’re comfortable with whatever agreements you reach.

There’s a major advantage to using seller financing if you’re trying to accumulate properties: if you’ve bought a property financed by the seller, the transaction will not show up on your credit report. That can be an advantage if you’re trying to buy multiple properties, or if your credit is marginal to begin with. Properties purchased through seller financing are “transparent” to lending institutions.

When you’re looking for flipping properties , some will be advertised as “owner financing available” or “seller financing available.” In many cases, the seller may be willing to offer financing but isn’t advertising that fact. If you find a property you want to buy, you can always make seller financing a contingency of your offer.

Like most things – you won’t know until you ask. If the seller isn’t interested in carrying financing, that’s okay… because he or she doesn’t have to agree.

If the sellers weren’t originally offering financing, they’re unlikely to entertain the idea unless you put the request in writing as a part of your offer to buy the property. Think about it: if you’re selling a property, and a person casually asks if you’re interested in financing it, you’re likely to say no. If their request comes with an attractive offer on the property, and you haven’t had many offers… you may be more willing to at least look at the possibility.

Think about it: Are real estate prices higher now than they were ten years ago? Absolutely! Think about what your parents paid for their house. (For example, a friend’s father paid $12,600 for his home back in 1963. Today the home is worth $415,000.) Rent prices also continue to rise. Years from now, the price you’ll pay for the average home will be much higher than it is today.

In 2003, the U.S. government published statistics regarding median home prices. Take a look at how rapidly the average home has appreciated over the past 35 years:

1970 $23,000

1975 $35,300

1980 $62,200

1985 $75,500

1990 $95,500

1995 $113,100

2000 $138,400

2005 $182,000 (estimated)

What’s interesting to note is that while prices have boomed in the past five years, prices have risen at double-digit levels in every five year period. Very few investments can match that level of appreciation over the long-term.

Real estate prices are extremely likely to continue rising. There are a number of reasons why; let’s look at just a few. Over the next twenty years, the following is expected to happen:

* The U.S. population is expected to grow by more than 40 million people.
* The U.S. median income is expected to increase by 50 percent.
* Ten million people will choose to buy vacation homes in the U.S.
* More than sixty million children and grandchildren of baby boomers will enter the housing market.
* Environmental restrictions and land shortages will tighten property development in popular areas, causing a decrease in supply and an increase in housing prices.
* More than 60 million baby boomers will seek retirement income, and many will sensibly turn to real estate investments.
* Minorities and immigrants will continue to buy homes in record numbers. Currently 75 percent of whites live in their own homes, while only 40 percent of Hispanics and Asians own their homes. As their rate of home ownership increases, demand for housing will increase.

So what’s the end result? Real estate prices will continue to rise – making smart real estate fliping a great way to grow wealth.

There are two basic ways to get income (cash) from real estate investing: buying and selling properties for a profit, or by collecting rent from tenants who occupy your properties. Most successful real estate investors do both.

If you “flip” properties, the profits can be either used as income for living expenses, or to invest in more properties. The average real estate investor doesn’t seek to earn an income from their properties (at least not at first); most try to increase their net worth. But over time, you can do both.

For example, let’s say you buy a house for use as a rental property for $150,000. If your mortgage payments, taxes, insurance, etc add up to $1,200 per month, and you collect $1,300 per month in rent, you’re generating very little monthly income. But you are building wealth.

How? Each year, more of your principal is paid off and as the property appreciates in value, your equity grows. (In effect, your tenants are paying your mortgage for you.) If interest rates fall and you refinance your loan, you may be able to widen the gap between your expenses and your rental income. Or you may choose take a “cash out” refinancing in order to free up capital for other investments. Whether you leave the equity in the property or take cash out, you’re building wealth.

As years pass, you’ll have significant equity in the property. If you hold the property long enough, you’ll eventually pay off your mortgage… and the money you were putting towards mortgage payments can now be used as income or to fund other investments.

If you’re a “buy and hold” investor, then your short-term income potential is low, but your long-term wealth potential is high, and eventually your income potential is high once your properties are paid off. If you “flip” properties, you can still build wealth by continually reinvesting profits, or you can use some of the profits as income.

In either case real estate investing is profitable and financially rewarding – and over the long-term, it’s one of the best investments you can make.

Are you having difficulty selling a property? Would you like to buy a home or an investment property but you don’t have enough cash for a down payment?

If you answered yes to either question, a lease with option to purchase (lease-option) can solve your problem. But it’s important to understand the pros and cons of lease-options to maximize your benefits.

A lease-option is a combination real estate rental, sales, and finance technique. It is a property lease for a fixed time period, such as 12 or 24 months, with an option for the tenant to buy the property at an agreed option price during the lease term. (Lease options are sometimes also called “land contracts.”)

In general, the lease-option technique is one of the quickest and least expensive methods available to investors for buying and selling real property. The purchaser is not required to conform to the various underwriting guidelines that banks and other lenders require. The seller, unlike an underwriter working for a mortgage company, requires little in the way of documentation. The seller providing the financing doesn’t care where the money for a down payment comes from as long as it comes from somewhere. After all, to the seller cash is cash.

Buyers like lease-options because little up-front cash is required. Sellers also like lease-options because they provide necessary cash flow to pay the mortgage and property taxes from a tenant who has a vested interest in treating the property well and who is likely to buy it.

A lease-purchase is different from a lease-option because it obligates the tenant to purchase the property at the end of the lease. With a lease-option the tenant has the right, but not the obligation, to purchase the property.

With both, however, the tenant usually pays an above-market rent and receives a monthly rent credit toward the down payment. And, of course, both a lease-option and a lease-purchase obligate the seller to sell the property at the previously agreed-to terms.

What hurdles will you face? It should come as no surprise that the biggest obstacle to a lease-option transaction is often the real estate agent. The reason is the agent receives only part of their commission up-front at the time parties enter into the lease-option. The commission balance is paid when the option is exercised. Many agents who can’t afford to wait for part of their commission don’t realize a lease-option is better than no sale at all.

Advantages for Sellers
Unless your property is located where there is very strong demand from buyers, lease-options can be especially advantageous for home sellers.

Primary property seller advantages are:

* Strong Demand from Prospective Buyers: No matter how slow the local real estate market might be, there is almost always good demand from lease-option buyers. Many prospective home buyers can usually afford the monthly payment but they often have insufficient cash for a down payment. The lease-option solves this problem by giving the tenant-buyer a rent credit toward the down payment. In addition, the tenant-buyer usually pays up-front, nonrefundable consideration for the option; typically several thousand dollars.
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* Top Dollar Option Price: Because of strong buyer demand for lease-options, home sellers can often demand and get top dollar for their properties. Usually the option price is set at the market value when signing the lease-option. If the market value of the home goes up during the lease-option term, the buyer benefits. If the property drops in value, then the tenant typically doesn’t complete the purchase. (That’s an advantage of a lease-option; there’s no obligation, just the right.)
*
* Higher Quality Tenants: During the lease-option, the tenant-buyer usually takes good care of the property; after all, they’re hoping to own it someday. The average lease-option tenant will take much better care of the property than a typical renter will.
*
* Above-Market Rent: Another seller advantage is earning above-market rent. Landlords can usually charge tenants 10 to 20 percent above market rent levels.
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* Seller Keeps the Tax Deductions: During the lease-option period, the seller retains all the property income tax deductions. If a tenant complains about not receiving any tax benefits, a reminder about the rent credit toward the down payment usually ends the discussion.

Advantages for Buyers
Lease-option benefits aren’t one-sided deals. Advantages for buyers include:

* Small Amount of Up-Front Cash Required: The amount of up-front cash needed to acquire a home or other property on a lease-option is usually small; often just a few thousand dollars for the first month’s rent plus non-refundable option consideration. This option money is in lieu of a security deposit.
* Monthly Rent Credit Builds a Down Payment: The unique characteristic of a lease-option is the rent credit toward the buyer’s down payment. Typically, the rent credit is 10 to 100 percent of the monthly rent, depending on how motivated the seller is to sell. The higher the rent credit percentage, the greater the probability the tenant will buy.
* “Try Out” the Property before Buying: Another special lease-option benefit for the tenant is the ability to try out the property before buying. If it turns out to be undesirable, the tenant hasn’t tied up a large amount of cash in a home that might be difficult to resell.
* Control Property with Very Little Cash: Buyers enjoy great leverage; they have the ability to control a property and profit from its market value appreciation with very little cash. Lease-option buyers have this unique advantage.
* Longer Terms Mean Greater Profitability: Although most residence lease-options are for short terms, such as one or two years, smart investors seek lease-options with the longest possible term. They assume the property is likely to appreciate in market value over the long term.

As a seller, you should try to collect the maximum amount of option money you can. The more the buyers or tenants have invested in your property, the better they will take care of it. And, if they decide not to exercise their option, you’ll keep the option money – so the more you get down, the more you keep.

The amount of the premium will vary depending on where your property is located. In general, an option premium can range from $1,000 to $10,000. Your goal will be to charge what the market will bear in your particular area.

As a buyer, on the other hand, your goal will be to pay as low an option premium as possible. Why should you invest more than you have to? Then, if the property appreciates in value, when you exercise your option your profits will be greater. In effect you can build equity in the house while you’re leasing it.

To help you understand the process, here’s an example of a lease-option. A buyer has signed a lease-option agreement for a single-family house that gives him the right to purchase it at any time during the next twelve months. (Again, he doesn’t have to buy the house; he has the right.) He agrees to purchase the house for $100,000, and he gives you a $2,000 option premium. If you give the buyer $100 in credit towards the purchase of the house from each month’s rent payment, at the end of the 12-month option period the buyer would have accrued a total of $1,200 in credit that could be applied toward the purchase price. (If you wanted to be more generous and offer the buyer $200 per month in credits, you could simply increase the price of the house by a corresponding amount.)

If he exercises his option at the end of the 12-month period, then his purchase price for the house is $98,800. If he doesn’t exercise the option, you keep the credit towards the purchase and the option premium (if your original lease-option contract is written that way).

A lease-purchase works in a similar way, except the buyer has entered into a contract to purchase the house; he simply hasn’t completed that purchase. If the lease-purchase contract is for 12 months, at the end of 12 months he must purchase the home or he is in default. You keep the option premium and any credits he’s accrued if he defaults.

The lease-option technique is similar to a purchase option in that it grants the right to investors to purchase property at a predetermined price within a predetermined period of time. The lease-option technique, however, combines the basic lease or rental agreement with an option to purchase contract. Whether you are a buyer or a seller, lease-options provide greater flexibility in structuring transactions while simultaneously reducing your level of risk.

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You’ve decided to move. The west coast of Ireland and its magical countryside is your chosen destination. Weekends golfing and sailing are among your aspirations. After hours of scrutiny you and your family realise that hiring a specialist Property Finder such as Emerald Haven will save you both money and time. As with all of our clients, you demand and expect something a little bit special and as with all of our projects we will deliver it. Maybe it already exists! A 200 year old farmhouse whilst retaining it’s charming and weather beaten stone exterior, is fitted out with the most state of the art technology and interior designed furnishings. We’ve found it, you love it, we’ve negotiated down the price and our costs are covered twice over. It sounds straight forward and it really is.

Of course, your dream home won’t always be waiting to be purchased and the best property finders in Ireland should strive to present you with the closest matches available. This is not an ideal situation for the buyer but it is a common one. When you pay someone to look for your dream home you expect them to find your dream home. However, there are solutions out there and in this article we hope to make the decision process that small bit easier if it’s not going your way. So, what should you be considering if your dream house is not on the market? Well…………….

1. You can continue looking. Ensure that the Real Estate Broker, Buyers Agent or the Property Finder agrees to keep searching until you are either satisfied or instruct them to do otherwise. If you are not in any way constrained by time this may be the most cost efficient approach as that perfect place may come on to the market eventually. Also, if time is becoming an issue, your service provider should be approaching Irish homeowners with speculative offers!

2. Purchase the property which is the closest match to your requirements and move right in! Of course flexibility is the secret here and if you are willing to compromise on some of your specific requests then your Property Locator should have no problem finding a suitable home within your timeframe.

3. Purchase the property which is the closest match to your requirements and the one that you believe has the potential to be redesigned or renovated to your specifications. This is a great way of putting your own stamp on your home but does not come without some words of caution! Once you are living in your property any major redesign or construction work will cause disruption and probably a great deal of inconvenience. First hand experience in the property industry has taught us this lesson. Such a project requires a determined approach and most importantly a strong relationship with your partner! You will also need a robust project plan, a trusty builder and a tight reign on your budget.

4. The final and in our experience the most sanity preserving method is to use a Property Finder with an in-house Development Consultancy team. This is a revolutionary breed of company and one that will manage everything from the initial search process to a complete redesign project and delivery of your bespoke and tailored property. Although a relatively simple concept, this approach is the ideal way of ensuring that if your perfect home isn’t available when you want it then all is not lost. Organisations such as Emerald Haven will take a very specific brief from their clients at the outset of what they expect from their dream property. Your search team will then undertake a comprehensive property search based on your requirements. The priority should always be to find an existing property which meets all of the clients needs. However, if this is not possible, your property finders Development Consultancy team will be in a position to offer suggestions on how a property can be redesigned to a tailored fit and should provide a detailed plan and budget to achieve this. Once agreed, and the property has been purchased, the Development Consultancy team will manage every detail for you and your next big decision should be when to plan the house warming party!

Supply of fresh real estate in Bangalore is likely to slow down with the approval of new Comprehensive Development Plan (CDP) for the city. Most of the project-launchings are deferred as the real estate developers are seeking fresh sanctioning of their plans, in compliance with the new Floor Space Index (FSI) defined in the master plan.

Nevertheless, the CDP has all the potential to transform Bangalore into a world class city. For the purpose of effective land use, the city real estate is divided into three broad categories viz. Main Area category, Specific Area category and Constraint Areas category.

The main area category identifies its core as:

Large public and semi public infrastructure including government-owned public sector units;
Large transportation structures—railways and airports;
Dedicated land uses such as operational areas;
Scheme areas earmarked for development schemes and projects;
Heritage conservation areas.

Similarly, the other two categories also identify their core areas, in order to undertake reforms in a systematic and planned manner. Real estate developers, also, find this plan as rational and forward-looking. The industry veterans say that Bangalore properties will be benefited with this initiative in the long run, however some glitches can be seen in the short to mid term, which may impact property values in the affected areas.

Change in FSI, as per the area category, will also ensure effective utilization of real estate, and both builders and buyers will be benefited out of it.

Another boon that new CDP is likely to bring for Bangalore Properties is spatial data. A whole new Metropolitan Spatial Data Infrastructure (MSDI) would be implemented over Bangalore in order to deal with the growing complexities in the urban development and administration of Bangalore. The system would enable easy access to maps and spatial data on Bangalore properties with satellite-based remote sensing.