Richard Butler Creagh: Real estate abroad

The British – as you probably know, lead the nations that buy real estate abroad. And they mainly drive real estate markets in the most popular locations to buy real estate not only in Europe but also in the world. The best example of this is the Spanish real estate market.

Buying real estate aboard is not only an apartment or holiday home, but also as a capital investment and as an investment that is expected to bring stable cash flow from real estate.

If you are interested in real estate markets around the world it is worth looking at some facts and statistics. Over the past few years, the same countries are in the top most popular places to invest in real estate in the world.

Spain. The most favourite destination for buying property, by English investors and families looking for a second home for vacation or moving to Spain. Spain has been the number 1 property buyer abroad for many years. It is a place for those who are looking for a Life in a warm country. Property prices in Spain have been rising steadily over the past few years and still, Spain remains relatively cheap compared to other warm countries. The average property price in Spain in 2018 was £117,131. Which places are the most popular in Spain for buying property abroad by foreigners? Most foreigners buy real estate in Torrevieja on the southern Costa Blanca. Next is Camposol near Murcia. The town of Estepona on the Costa del Sol, Villamartin on the Costa Blanca near Orihuela Costa and Condado de Alhama near Murcia – one more good places to buy a property at a golf course in Spain.

FranceAlthough not as popular as Spain for the purchase of foreign real estate, France among the British “home buyers” occupies a leading place in our statistics and portal “Home in the Sun”. Closeness, beautiful properties and charming locations are decisive. Both in the south of France on the Cote d’Azur and the northern outskirts of France. The profile of a client looking for real estate in France is slightly different than, for example, Spain. They are mainly people looking for real estate for retirement. “Full time” pensioners who are looking for a quiet life in France, mainly in rural locations. Farms, country houses and country properties are selling. The average property price in France was £137,000. It’s still more attractive real estate prices compared to Great Britain. In addition to the Cote d’Azur, the most popular places to buy real estate are Britain in the north of France and around Nancy and Morbihan.

Portugal. Real estate in Portugal is not cheap in Europe. Portugal is more expensive than Spain and France. The average price of real estate is £220,000. According to data from “Home in the Sun”. Buyers with a higher budget seem to be choosing Portugal to buy a holiday home. Great climate, friendly nation, beautiful scenery of the south of the country, i.e. the coast of the Algarve. Real estate maintenance costs in Portugal are also higher than in Spain. Albufeira, Faro and Portimao are cities that the British choose to buy property in Portugal. Poles are also buying property in the Algarve.

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Richard Butler Creagh helps companies to raise finance in ways that is sometimes out of reach for mainstream lenders. Getting bridging finance is a big financial decision and choosing the right provider is crucial. Have a look Richard Butler Creagh website here. Check out the Richard Butler Creagh Twitter page to learn everything you need to know about bridging loans & short term finance. Richard Butler Creagh also has a library of real life bridging finance scenarios showing how bridging finance lenders have helped a range of diverse clients here. You can also learn more about bridging finance by reading Richard Butler Creagh indepth guides about all aspects of bridging loans here.


Richard Butler Creagh News

2018 was a great year for Henley Finance. We have financed just over 50 projects with a total loan portfolio of just under £12. It has been a busy year with a lot of challenges and learning curves which resulted in many successes.  We have had a lot of new interest in the investment in our projects. We have proven ourselves to be an extremely reliable source of income for our investors and a safe one too. We have not lost any capital on any project as our experience and relationship with the borrowers enables to keep a close look at the targets of the project and if those are met.


In general finance companies, including Henley Finance, invest their client’s capital into securities or lend them. Generally, the higher the risk the higher the reward but also more likelihood of losing capital. Often the stock market is tempting for investors as the returns there are quite significant but also the loses. The property market in the UK has been relatively stable, in the Brexit circumstances. However, the banks have been reluctant in lending money onto high loan to value, which has opened an even bigger niche for bridging finance. The attitude of banks towards lending is rather skeptical. The banks reluctant to finance developments on the value of the project and are keener to look at the value of the property before the project. Big finance companies are less efficient in helping borrowers to finish the project and going through. Henley Finance is known for its individual approach to borrowers and devoting enough time to each project to ensure it completes.

At Henley Finance a highly motivated and experienced team ensures that the processes are being moved smoothly. This enabled to achieve a 30% profit margin on existing loans and over 26% on the entire portfolio with well-balanced security to minimize the risk. Those kinds of returns are unheard of in the banking industry. Last year Bank of America managed to achieve a 3% earning on their portfolio which is ten times lower than the earnings of Henley Finance.

Richard Butler Creagh said “A small team which works efficiently can do more than a large team” this is promotingly because of repetition of tasks cross-checking and general lead times which result in inefficiency. While Henley Finance is looking to expand the aim is to maintain the efficient size to enable high yield for our investors. We have already entered increased our investment portfolio by 10%. With our team, we are confident that the company can handle multiple times the current portfolio and maintaining the current standard of profit and engagement with clients.

To get in touch with Richard, visit the Richard Butler Creagh website. You can also connect with Richard Butler Creagh on his facebook page here. Watch this video to find out more about Henley Finance.


Richard Butler Creagh: UK House Price Index

First of all, the location and attractiveness of the location. In the first place, we usually focus on the place of work. Most of the migration, whether external or internal, is mainly caused by the search for better employment. Well-paid jobs are usually found in capitals and larger cities. However, the closer to the centre, the more expensive properties. This is at the forefront of any property investor especially when the local government is planning any travel links to good sources of employment.

Potential buyers also value the proximity of offices, cultural and entertainment facilities, educational facilities and aesthetic values ​​of a given place. For entrepreneurs, the most important places are easily visible, prestigious and with good transport accessibility. The prices of real estate for service purposes in city centres are high, and their owners can, in principle, freely shape the price.

The inflow of people is also a very important element influencing the prices of real estate. As we know, the United Kingdom as a multicultural society has one of the highest values ​​of migration around the world – even despite the upcoming Brexit. Thus, real estate in these places is increasing, which foreigners are particularly interested in. Regardless of whether their goal is to rent or buy.

Where is the most expensive, where is the cheapest?

From the beginning of 2013, up to today, the average price increased by over £65,000. Undoubtedly London is the most expensive place to buy and rent. The average price of real estate located in the capital is £500,000. Over the last 5 years, this value has risen by as much as 56%. In addition to London, it is also particularly expensive in the east and south-east. The major cities in these regions are particularly expensive in St Albans, Cambridge, and Watford (East of England) and in Brighton and Hove and Reading (South East).

Why should a flat cost so much?

The reasons for this are quite obvious. A huge interest of potential buyers, but also an increasingly limited number of offers. It is nothing but high demand and small supply, which means that prices in these places have been growing rapidly for a long time and there is no indication that they will stop.

The most expensive real estate in the UK are found in Greater London (Greater London) he Kensington and Chelsea commune is the absolute record holder. For an estate there, you should pay an average of £1.2 million. £800,000 this is also the average for City of Westminster, Camden, City of London and Hammersmith and Fulham. An apartment in London also means work in London and hence higher earnings.

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Richard Butler Creagh is highly familiar with the financial and property market and can help tailor an investment approach designed to benefit from this opportunity. To ensure that your next purchase is the best investment available, contact Richard Butler Creagh on his official website here. You can learn more about the different types of house price information available by following Richard Butler Creagh‘s facebook page here. Read more about Richard Butler Creagh work and career here.

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Real Estate VS Stocks – Which is a Better Investment?

Richard Butler Creagh on Properties vs. Stocks

Welcome to the Richard Butler Creagh blog. Today we’ll talk real estate VS stocks. But before investing in real estate or stocks, you need to know that there is no perfect investment; they both have their advantages and disadvantages. Thus, your preferences and capability to keep up with risks should affect your decision. Read on to find out more.

Based on history, we can conclude that in the long-term investing in the stock market brings at least three times higher rates of return than the real estate market. The added value that such an investment can bring to the portfolio is a weak correlation with the stock market. It is, therefore, a good proposition for large investors, for whom security is just as important as the rate of return. In such cases, adding real estate to the portfolio will significantly smooth out the capital curve. In the long term, however, it will be at the expense of the final rate of return.

Pros and cons of investing in the stock market. The biggest advantage of investing in the stock market is a higher average rate of return on investment. Unfortunately, as usually happens, it is also burdened with higher risk In the case of index investment one should not forget about the simplicity and the fact that we can start our investments from small amounts. The biggest advantage of the stock market is, however, that it includes depreciation in its valuations.

Pros and cons of investing in real estate. In the case of investing in real estate, actually, the only plus is the lower volatility of prices, although it is less liquid because it is more difficult to withdraw from investment, especially physical investment. The downside to investing in real estate is certainly the lower rate of return than on the stock exchange. With such volumes, it is practically senseless to even invest small amounts in real estate market funds, because the management fee will pay us all profits. Therefore, the only alternative is the independent purchase of the real estate, where the downside is the large initial value of the investment.

And here is the argument that we can take an apartment for a loan and rent it, and the tenant will repay part or all of the loan. Of course, for some investments, this kind of strategy may work, just like the stock market can go to buy LPP on debut and stick for many years. On the scale of the entire financial market, such inefficiency on the real estate market may, however, last only for a certain period of time. Long-term assumptions should not be counted on. In the long-term, this effect will be neutralized by growing interest rates or falling rental prices.

The biggest downside of investing in real estate is the fact that depreciation and maintenance costs are not included in the prices. Over the years, the property requires investment in the form of repairs and repairs. In the case of an exchange of this kind, the problem does not exist.

Real estate or stock exchange? Objectively looking at this moment, the capital market seems to be the most attractive place to invest its financial surpluses. Low-interest rates combined with the dividend policy of the growing number of companies means that in the long term it is the only direction that should ensure returns on capital. The only downside is actually the relatively large variability of valuations. In the long term, however, it compensates for a higher rate of return on investment. So when I combine investing in real estate and the stock market, I personally choose the latter solution.

So, real estate vs. stocks – which would you prefer?

Richard Butler Creagh is the founder of Henley Finance. Find out more about getting the right finance for you on the Henley Finance website.

Watch this video to find out more about Richard Butler Creagh and property investment.


The Most Painless Approach to Securing a Bridging Loan


Bridging loans are fast becoming mainstream these days. What used to be considered a niche loan is gaining more popularity in recent years thanks to the fact that more people have come to realise all the many benefits that it can bring about especially if they are involved in property investments.

Bridging loans are considered to be short-term solutions for financing problems. It is possible to take this loan to finance a property purchase especially if the goal is to get proper financial cover for the period prior to a mortgage that is meant to get paid off for the long term.  Some people might get scared at the idea of having to take out a loan that needs to be paid within a period of twelve months only, especially one that is meant to pay for a property purchase. However, this should not scare people off especially since this means is that you are only taking a loan that would normally not be available if you are going to take advantage of it through traditional lending channels.

Consumers are especially interested in this type of loan due to how it allows them to secure a new house even before they can complete the sale of their old property. It is also quite common to use this type of loan today in order to win a bidding war. There are property owners that take advantage of property auctions as it allows them to secure a property fast and often, at a very competitive rate too. However, properties bought from an auction need to get the entire purchase completed within a short period of time. Since it is usually impossible for buyers to have pockets enough to pay for the costs, they take advantage of a loan.

Still, getting financing through traditional means would require a long time. Property auctions require the amount to be paid within 28 days only. This is where people turn to bridging finance to get the funds that they need. Bridging loans are a lot faster to process and the requirements tend to be less challenging when compared to what traditional lenders require.

When applying be aware that the industry has essentially skyrocketed over the years, thanks to the increase in the instances of auction house buys. This means that due diligence is needed in order for you to find the right lender. Not every single one of them is going to be the same so it is up to you to find one that is credible, reliable, and trustworthy at the same time.

The best and fastest way for a bridging loan to get approved is to make sure that you have some sort of security to use as a leverage for the loan. Your credit history can also factor in on whether your loan is going to be approved fast or not. A good credit history would mean faster approval. So, keeping a good financial record can truly benefit you in the process. Do compare your choices before you make a choice.

Watch the video below to learn more.

Learn more about how you can get your bridging loan application approved faster by reading about Richard Butler Creagh online. You can also checkout Richard Butler Creagh Visual CV here.

How to Buy a House at Property Auctions

Tips on bagging a Property at an Auction


While it is true that purchasing a property at an auction does come with some inherent risks, when done right, it is also a great way to secure a good bargain. If you are prepared to take on the risks involved, you will find that buying at a property auction can offer you some very incredible savings.

For those that are doing this for the first time, the prospect may be a bit intimidating to you. To help guide you on your first attempt at buying a property at an auction, below are some tips for you.

Find an auction

You need to locate auction houses that offer properties where you are interested in buying a property from. Many of the London auctions tend to offer properties that are located in London as well as in the Home Counties. For auction houses outside of London though, expect that they are likely to focus on local properties.

After finding an auction house, secure an auction catalogue by being part of their mailing list. These catalogues will be available a few weeks before an auction so this should give you enough time to find out about the pricing as well as the sale conditions.

Check the fine print

This is something that you should never skip on when joining an auction. Read through the document and make sure to send a copy to your solicitor. Be aware too that flats and houses that are sold in auctions tend to require some renovation and modernisation. Being aware of the extent of the repairs needed is helpful and a survey is often a good way to do so.

Ensure fair value

Find out more details on the local property market before you will sign up for the auction. This will help you get an idea of the actual worth of the property. This will also help you set a maximum bid. Be aware that it is a common mistake that people make during auctions to get carried away and bid more than maximum. So, always make sure to set a specified limit and stick to it.

 Bring the right stuff

Find out what kind of ID you will be asked to show. Know about the methods of payment that are being accepted as well. For a successful bidder, an exchange of contract is to be expected a deposit fee amounting to 10% of the property’s purchase price is expected to be made too, along with the auction house fee. Purchasing from an auction often requires four weeks to complete. Be aware that if you do not get it completed by the set date, the seller could sue you and you will likely lose the deposit too.

Watch Richard Butler Creagh video below.

Auctions need not be that intimidating when you know what to do. Before taking part in one, learn more about how you can get the best property deals at auctions by checking out Richard Butler Creagh website here. You can also connect with Richard Butler Creagh on Soundcloud here.


Golden Rules to Keep in Mind when Buying Property at Auctions


It is becoming an increasingly popular practice for estate agents these days to partner with an auction house when selling properties. A large volume of properties is now being auctioned off with the goal of getting more members of the public to get access to them, instead of just offering them to private investors only.

If you are considering the possibility of buying a property through this method, there are things that you will need to learn first. Doing this for the very first time can be a little challenging. But when you know what are the things that you can expect from an auction process and what are the things that you should not do when you attend one, you can effectively avoid making expensive mistakes and other common pitfalls.

Research first before the biding day

You will want to know exactly how the bidding process works before you will start making one. Refer to the auction catalog to get a good idea of the flow of the process. You will feel more at ease during the actual auction when you already know what to expect. Also, make sure to visit the property that you are interested in to assess ahead of time if it is really going to be worth buying or not. It helps to take someone along when you do the visit to get another opinion and a different perspective on the property.

Learn some auction house jargon

It is easy to get overwhelmed with the bidding process when you do not understand auction speak. There is jargon specific to auction houses that you will want to familiarise yourself with to understand better what is going on. From reserve price to guide price to sale price, make sure you know exactly what each of these terms means.

Get your finances arranged ahead of time

You will be expected to pay 10% of the purchase price along with fees the moment that your bid has been finalized. In addition, you will be given a 14 to 28 day period of completion. It helps if you will be able to secure an approval in principle when it comes to financing your purchase before you will push through with the bidding.

Fees can easily add up

You will realize that the fees involved in a bidding process can easily add up. You will be charged an auctioneer or a buyer’s fee. There will be legal fees, as well as new finance fees, lender exit fees, survey fees, broker fees, and many others. It is important to do due diligence beforehand so you know exactly what you are getting into.

Dry runs are a lifesaver

It helps to know ahead of time how things are going to happen. Visit other auctions in other auction houses to observe how the bidding process unfolds. Observe at least two auctions to get a better feel for how things work.

If you want to learn more about buying properties at an auction, visit Richard Butler Creagh website. For more advice on bridging finance and property auctions, check out Richard Butler Creagh here and follow Richard Butler Creagh on Vimeo.


Extra Costs of Buying Investments

Richard Butler-Creagh founded Henley Finance which provides short-term bridging finance to property development sector. Find out more about the extra cost of buying investments below:

There are a lot of worries today on how expensive properties are. The truth is it is even more expensive than most buyers and investors think because of the number of costs associated when buying an investment property that many of us fail to take into consideration. Let’s take a look at the most common costs related with buying your next investment property.

Stamp duty

Stamp duty is one of the most expensive costs associated when buying an investment property. The cost of stamp duty differs depending on the state and value of your property. It can easily add 5% to the cost of your property. This is money you have to prepare since the banks won’t lend you this.

Legal fees

It is imperative to have a solicitor on your side to help you when you want to buy a property. Solicitors can charge anywhere from £600 to £1000 for your property purchase. A solicitor will help you with the signing of contracts, making sure the settlement processes will run smoothly, ensure all activities and processes are conducted legally and save you from anything that could affect you in the future by doing all the necessary due diligence.

Building and pest inspection

When you are planning to buy a stand-alone property rather than an apartment, it is crucial to organize a building and pest inspection. Older properties usually have a number of hidden issues that you may not have noticed on your initial inspection. So, don’t be too surprised if they turn up on the report. The expenses of a building and pest inspection may differ, but these are a good form of insurance. Remember if buying at an auction, this needs to be done well before the auction day because auction sales are unconditional.


A suitable accountant will pay for themselves many times over by understanding the investor’s personal situations and help them arrange your investments properly and as well as making sure you will take the advantage of the myriad of legal tax loopholes available to investors.

Property manager

It is vital to engage with an expert property manager to look after your assets. While property management costs differ from agency to agency, this is not an area to try and cut back on costs. There is a huge difference between professional property managers and your rents being collected by the local estate agency.

Visit Richard Butler-Creagh website here, Connect with Richard Butler-Creagh through Linkedin here and watch Richard Butler-Creagh video here.



Top Facts about London’s Property Market

gI_66742_hf logoAt Henley Finance we bring you the latest news from the world of bridging finance and specialist property lending. Leading property agent “Portico” has recently launched out a fun quiz to find out what Londoners actually know about the capital’s property market.
“How many days, on average, does it take for a London property to go under offer?” is the question from the quiz that has the most incorrect answers. 67% of the quiz takers has thought the average time it takes for a property in London to go under offer was 32 days or fewer. But based on actual fact, because of subdued market conditions, the correct answer was almost double to what the people know, it is 60 days and only 27% of the quiz takers answered correctly. Despite of the fact that the Bank of England has recently voted to keep interest rates unchanged, there were a lot of uncertainties surrounding the rate. Only 25% of the respondents were not able to correctly recall the UK’s present base rate of .25%
The respondents were also asked “How many active London rentals are currently on Airbnb?”. An enormous amount of 66% of quiz takers were not aware of the number of Londoners using the short-term let site, instead choosing for much lower figures.
The findings were indeed surprising. The quiz showed that Londoners know their house prices, it has 80% able to identify which property among the four choices was currently on the market for £300,000 or less. Londoners are also clearly clued up on buying properties. 52% were able to answer how much “Stamp Duty” would be due on a £500,000 additional property and only 77% was aware of the minimum deposit needed for a London Help to Buy equity loans.
London is one of the best cities in the world to work, whether it is in the financial institutions or a trendy design company. London office space has some of the most expensive in the world at 250 dollars per square foot. This is twice as expensive as the 5th most expensive place which is Shanghai at 136 dollars per square foot.
Specialist lenders have witnessed the total value of their lending increase to £17bn per year in 2016 – more than a three-fold increase from the low base of £5bn recorded in 2009.
Specialist lenders are now in a position of strength following the market’s turbulent past and are effectively catering for the growing number of ‘non-standard’ borrowers in the UK who fall outside mainstream lenders’ criteria.
If you are interested on London’s property market, visit the official page of Henley Finance and Richard Butler Creagh here. Know more about Richard Butler Creagh and read more industry updates on his Twitter page. Watch this video to find out more:

Benefits of the Credit Card


Are you planning to get a credit card?

Being able to handle credit responsibly is one way to know you are mastering your finances. It’s like learning to start a fire and not let it burn you or get out of control. For someone that is committed to that growth process, it’s not a trap to be avoided at all cost. It’s an excellent sign that they have the personal control to reach their own financial success and accomplishments. Seek out a financial expert like Richard Butler-Creagh to help you manage your financial status. Richard Butler-Creagh is a professional property developer based in London, UK. He is a consultant and a major shareholder at Mainstream Commercial Finance Ltd., which has been in business since 2006.

Fire can be one of the most devastating forces in the world, and yet some say civilization began when we figured out how to control its power. Credit cards are the same. Ask anyone you know if credit cards are good for anything, and you might get a response like: “They’re to be ripped up and burned!”

There was good reason to hold that opinion back then. In the days leading up to the Great Recession, a lot of consumers were getting burned by the trap of easy credit and perceptible consumption.

We can line up two crowds of people right now, one for each side of the argument. In both crowds, you will find people successful in their money matters and people who are not successful. It is not just people with debt who mess up their money. It is a valid criticism based on the facts. Most people are aware of the dangers of debt and have arranged their lives in a way which minimizes those dangers.

The simple fact is that you don’t have to get into debt if you own a credit card, but to handle credit appropriately you need to exercise financial control. It’s a natural part of financial growth, which comes with certain benefits if you learn how to manage your finances well.

These are some benefits to credit cards that debit cards do not offer:

Credit history:
Because a credit card is regarded as a credit instrument, you build a credit history even if you pay off the entire bill every month. Using a debit card offers no credit-rating advantage. Chances are you will buy a house and car on credit, which makes a good credit rating imperative in this day and age.

When you buy something with a debit card, that money is taken out of your account instantly. If you get home and discover a defect, you are dependent on the vendor’s conscience to get your money back. With a credit card, you have a fallback position. If you are unable to resolve the dispute, you can get the credit card company to refuse payment to the vendor and you are never charged.

Affinity credit cards offer rewards not available to debit card holders. Although a few debit card issuers offer points or rewards, they are not nearly as common as for credit cards, even those that aren’t part of an affinity program.

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