Buying New York Residential Property – Setting Expectations

Posted by Wei Min Tan on March 14, 2019

Bravo for taking the step towards investigating the property buying process.  Here is a summary of key points for a foreign/overseas investor to understand when buying property in New York.

 

 

Don’t expect to find a good deal from your computer 3000 miles away

Real estate is very local. Even local New Yorkers won’t know which is a good deal unless they walk the streets and visit apartments every day. You absolutely can’t find a good deal from browsing online from 3000 miles away.

 

Everything you see online will look good because they are posted by the seller’s broker. What you need to know are both upsides and downsides, the latter you won’t be able to find out online.

 

 

Contact:  tan@castle-avenue.com

 

 

If you are a buyer, get a real estate agent

In the US, agent commission for both buyer and seller sides come from the seller. However, the buyer’s and seller’s agents still represent the interest of their respective clients. There is no “discount” for not having a buyer’s agent. It just makes the seller’s agent happier since she would be getting the entire commission which would otherwise be split 50/50.

 

Read more: New York Disclosure Form on Buyer’s agent vs Seller’s agent

 

 

Securing the deal

In New York, a real estate contract needs to be in writing. This means, even if you have an agreed upon price with the seller, the seller’s agent could continue showing the property to other potential buyers. To secure a deal, a contract needs to be fully executed – buyer needs to sign, put down the 10% deposit and seller needs to countersign. The fully signed contract then has to be delivered to buyer’s attorney.

 

Until a contract is fully executed, both buyer and seller can back out. In a heated market, the seller could continue entertaining higher offers. Speed in getting the contract signed becomes crucial to securing the deal.

 

 

Freehold or leasehold

The vast majority of properties in Manhattan, New York are freehold. Freehold vs leasehold is a British concept. It’s the top question when discussing properties in the UK or Commonwealth countries. In New York, it’s almost all freehold except for Battery Park and a few buildings spread around Manhattan.

 

 

Return expectation

Foreign buyers invest in Manhattan for its stability and global status. Many clients also buy because of a child coming to New York or the United States for college. It’s almost never because they want to make enormous returns, which they know can be better realized in an emerging market. The risks are lower in Manhattan and hence the returns are lower. Property here won’t appreciate 50 percent a year.

 

 

Capital gains and other taxes

The four types of taxes to be concerned about are capital gains tax, income tax, monthly property tax and inheritance tax. Reference our New York Residential Property Capital Gains And Other Taxes article for an overview.

 

 

Mortgage financing for foreign buyers

While many foreign buyers still buy all cash, mortgage financing is available. The major banks ceased financing to foreigners during the prior financial crisis. Then they started opening up and now, many of the major banks are financing foreign buyers. Reference our writeup, Mortgage Financing For Foreign Buyers.

 

 

What We Do

We focus on global investors buying Manhattan condos for portfolio diversification and long term return-on-investment.
1) Identify the right buy based on objectives
2) Manage the buy process
3) Rent out the property
4) Manage tenants
5) Market the property at the eventual sale

 

Wei Min’s media interviews by CNBC, CNN, New York Times on the subject of investing in Manhattan property

 

 

Deal Examples

1) 88 Greenwich in FiDi.  Corner apartment with double height, 17 feet ceilings makes this apartment very voluminous.  Buyer client purchased with tenant in place.  It has since been re-rented to another long term tenant.  Building was a great value buy and one block south of New York’s largest development, the four World Trade Center buildings.  We targeted rental demand coming from professionals at the WTC.

 

 

2) 200 Chambers in Tribeca.  Top building commanding top rents.  This was a blue-chip strategy because while price per square foot was high, rents were high as well.  The building’s low carrying costs makes the rental yield attractive.  This corner unit has dual exposures to the N/E.  Whole Foods is behind the building.  Always rented to high quality tenants.  Purchased at around $1 million and appreciated significantly since.

 

 

3) 959 First Avenue, client purchased at pre-construction stage.  Amazing interiors and the reservation deposit was only 10 percent, maximizing leverage and minimizing risk for buyer.  Represented multiple buyers at the $2 million price point.

 

Article was updated March 14, 2019

 

 

Follow On Instagram

 

 

Related Articles:

Foreigner Buying Property in New York, 8 Questions That Matter

New York Prime Areas

Best New York Property Agents

About Wei Min

  • Focuses on investors of Manhattan condominiums, interviewed by CNBC, CNN, Wall Street Journal, New York Times
  • Ex-Citibanker, managed $500 million portfolio
  • MBA, University of Illinois at Urbana-Champaign
  • Manhattan resident since 1999. Currently lives in Tribeca with wife and 2 kids
  • 352 burpees in 23 minutes, student of muay thai kickboxing

Contact Wei Min

641 Lexington Avenue,
22nd floor,
New York, NY 10022





Recent Blog Posts

Stay Up to Date

Sign up for our newsletter!

Thank you!

We have received your subscription and will be in touch soon!



About Wei Min


  • Focuses on investors of Manhattan condominiums, interviewed by CNBC, CNN, Wall Street Journal, New York Times
  • Ex-Citibanker, managed $500 million portfolio
  • MBA, University of Illinois at Urbana-Champaign
  • Manhattan resident since 1999. Currently lives in Tribeca with wife and 2 kids
  • 352 burpees in 23 minutes, student of muay thai kickboxing

Work With Wei Min

CONTACT US