get more from your holiday cottage business

Download Get more from your holiday cottage business

Post on 23-Jan-2015




1 download

Embed Size (px)


Slides from the Get More From Your Holiday Cottage Business event held on 16th July at Darts Farm, Exeter. Joint event with Francis Clark, Stags, Holiday Cottage Advice and e-strategy.


  • 1. Get more from your holiday cottage business

2. Chairmans Welcome John Endacott Partner 3. Housekeeping 4. Programme Simon Cooper, Partner, Stags Alistair Handyside, Holiday Cottage Advice Paul Collings, Tax Technical Partner, Francis Clark Stuart Devlin, Digital Director, e-Strategy Ltd 5. Simon Cooper FRICS Partner Holiday Complexes 6. Improved market Greater number of buyers Cash buyers thin on the ground Many aspirational buyers Buyers primarily still coming from London and Home Counties Funding is still tight Lenders are cautious Current market conditions The West Country is Stags Country Cornwall | Devon | Somerset | Dorset 7. Location, location, location House and residential/agricultural element Business element Valuation an art not a science! Gross turnover after VAT important Net profit before bank lending and drawings also important Appropriate yields are used as a multiplier Valuing your holiday business The West Country is Stags Country Cornwall | Devon | Somerset | Dorset 8. Recent sales Liskeard, Cornwall Guide price 795,000 The West Country is Stags Country Cornwall | Devon | Somerset | Dorset 9. Recent sales Dorchester, Dorset Guide price 995,000 The West Country is Stags Country Cornwall | Devon | Somerset | Dorset 10. Recent sales Beaworthy, Devon Guide price 1,600,000 The West Country is Stags Country Cornwall | Devon | Somerset | Dorset 11. Recent sales Launceston, Cornwall Guide price 995,000 The West Country is Stags Country Cornwall | Devon | Somerset | Dorset 12. Could the property be divided? Could planning permission be obtained for residential use? Permitted development rights on agricultural buildings Planning considerations The West Country is Stags Country Cornwall | Devon | Somerset | Dorset 13. Formal valuations for bank lending and tax planning Calculations for CGT liability on sale Other work that Stags undertakes The West Country is Stags Country Cornwall | Devon | Somerset | Dorset 14. Owners of Higher Wiscombe Chair of English Self Catering Chair of Premier Cottages Chair Visit England Quality Standards National award Winners Regional award Winners Green award Winners Guest feedback award winners 15. Agenda Checking out your Marketing Channels Luxury Eco Huts Blue Chip Luxury Lodge Market Top Tips to take-away Any questions? 16. Check out your marketing channels Over 1000 possible websites to advertise your property 17. Case Study, could apply to most Elite Cottages 350 advertisers, at 125 = 44k How much to build website, wages, coffee etc? How much left for marketing? Less than 20k 18. What to check? No of Facebook followers? Elite 98, Premier Cottages 12885, Blue Chip 5166. Are those Facebook followers active, are posts liked, followed and commented on? 19. What to check? Check how they show up on Google Paid for PR campaign? Ask to see coverage Non social media Marketing? Ask to see it 20. On the site itself Does it have online availability? Do they charge for Special Offers? Any third party advertising? Find someone you know, and askany good? Do they have a direct (and obvious) link to your website and email address? 21. Summary Take the time to check out advertising partners. Make sure you track your booking sources. 22. Think about this A video to highlight the unique features of your property 23. Alternative Business Opportunities Luxury Eco Huts from Quality Unearthed Luxury lodge developments from Blue Chip 24. LUXURY ECO HUTS A Buy to Holiday Let Opportunity from Quality Unearthed 25. The Huts 26. The Proposition Buy a bespoke hut from 30,000 up to 100,000 per unit from a range recommended by QU. Each of the huts is built by reputable British companies all of whom have strong green credentials. Prices include all furnishings, inventory and off-grid utilities package. Lettings service provided by Quality Unearthed Ltd, an established glamping agency. Net yields of 10% and 15% are achievable for the right locations. Returns are much higher than holiday cottages or barn conversions. Finance available through specialist lender who understands the sector. Payback of capital and interest over 5 years. Economic life of hut is at least 30 years, if well maintained. Much longer than a yurt or safari tent. Housekeeping to be provided by landowner following guidelines from QU Planning required. Should not be a major obstacle outside National Parks. 27. The Sites Modest scale development comprising a single hut and up to a maximum cluster of 6 Secluded rural setting well away from farm buildings, neighbours and busy roads. For guests, privacy will be key. Attractive outlook and far reaching views will be a major draw. Lake or riverside setting a plus but must be flood free. Paddock or meadow without intrusion from sheep and cattle. Clearing in wood. Hard standing track access to site or within 100 metres. 28. Who are Quality Unearthed? Glamping agency, part of the Quality Cottages and Quality Villas group QU has been trading for 3 years, the parent company for 30 years Customer base of 50,000 For further details of the service contact: Nick House 01386 881121 or 07766 810799 29. The Opportunity The Luxury lodge market is greatly undersupplied and positively booming Revenues and booking numbers are rising steeply YOY Its a young and affluent (future proof) market place Perfect for short breaks, and completely unrestricted by Peak seasons 30. Our Credentials Blue Chip Holidays have more than 13 years experience in the 4&5 star rentals market A 1000+ property portfolio (the largest of its kind in the South West) Over 100 luxury lodges under management 31. Consultancy Experience in consulting on developments ranging from 1 to 150 lodges Advice on land/location suitability, product selection and mix Assistance with planning applications and funding Realistic returns projections Bespoke pricing benchmarked against real time market data Step by step guidance throughout the development process Savings on inventory procurement 32. The Benefit Proven, low risk NET yields between 4% & 10% per annum To find out more: Sam Wrigglesworth 07590070853 33. Other Options Shepherds' Huts Yurts Pods 34. Top Tips Website, clear, accurate and Google friendly Review marketing partners Set up On-line bookings Check competition, and check prices Enable guest reviews Get some great photos Have a video made Use Social Media Keep the properties spotless 35. Get More From Your Holiday Cottage Business Paul Collings ACA CTA TEP 36. Property Ownership - structure Many different ways in which Holiday Cottage might be owned. Sole Trader; Partnership; Limited Company; Different tax regime for each need to take advice with respect to both properties. 37. Expenses Generally Profits computed in accordance with normal business principles Insurance; Repairs; Advertising costs; Mortgage Interest. 38. Increasing mortgage tax relief.. Mrs Smith purchases a property in 2002 for 70,000. It is now worth 150,000. She has managed to pay off the majority of the borrowings attaching to the property. All that remains is 20,000. Mrs Smith would be able to borrow a further 50,000 from this mortgage and still be able to obtain to claim tax relief on the amount involved. 39. Furnished Holiday Lets (FHL) New criteria introduced with effect for 2011/12 onwards To qualify as a FHL the following criteria need to be satisfied: Available for letting for more than 210 days per annum; Actually let for more than 105 days per annum; and Longer term lets should not be for more than 155 days in total. In addition the letting must be on a commercial basis. 40. Why is qualifying as a FHL relevant? It is important for Capital Allowance purposes. Important for Capital Gains Tax purposes. Also relevant for Pension Purposes 41. Repairs and Renewals Recent change of view from HM Revenue and Customs with respect to repairs in unfurnished Properties. Furnished Properties able to claim 10% wear and tear need to ensure that property is FULLY furnished FHLs can claim capital allowances. Annual Investment Allowance can be claimed so same tax effect. 42. Capital Gains Tax If meet FHL criteria then can claim Entrepreneurs Relief on Disposal. Rate of CGT normally 18%/28% - in this scenario 10%. Must meet criteria for 12 months prior to the disposal/cessation of the business. Replacement of Business Asset relief also available possibly a replacement business asset potentially useful if looking to expand your business. 43. Entrepreneurs Relief Clearly Entrepreneurs relief is a valuable relief! Sale Proceeds 250,000 250,000 Cost of property 50,000 50,000 200,000 200,000 Annual Exemption 11,000 11,000 Chargeable Gain 189,000 189,000 52,920 18,900 44. Replacement of Business Asset Relief A furnished Holiday let is sold for 250,000 crystallising a gain of 200,000. Two years after the disposal a second furnished holiday let was acquired for 300,000. Any tax arising on the earlier disposal can be rolled over into the new asset. The base cost of the second property is 100,000 the tax on the earlier disposal is therefore effectively deferred 45. Dont forget VAT.. Provision of Holiday Accommodation is a taxable supply for the purposes of VAT Does your structure mean that you should be registered for VAT? Holiday makers are unlikely to want to pay VAT Consider VAT recovery using pre-registratio