₦airaland Forum

megacontrol:
Valid points.

But the discussion and analysis was around the same asset class (i.e RE) but comparing different locations. therefore, they will all be impacted by depreciation or inflation, just by different magnitude.Of course you can do all your discounting, present/future value and stuffs to get your NPV and determine if its a go or no-go.

That is why "today's money/value" was mentioned a number of times in my submission.

megacontrol:
Now if you move to other asset classes then the effect is different.

But then what is the market risk-free rate of return today NEGATIVE (-ve) ... so if you hold X amount in TBills for 30days you will get less than your principal, essentially paying govt for holding your money.

So let those that play safe continue to play safe, there's nothing wrong with that. its all about risk appetite and domain knowledge.

megacontrol:
Hello,

I don't like getting into these but cos you asked a direct question ...Saw this earlier but was trying to settle down before posting a reply.
I tried to put down on notes (attached) before getting back on the road, i'll add another quick scenrios below.

Off course these numbers are not cast in stone, but the general rule and idea remains.

====
MEGAMOUND ESTATE, IKOTA (I'll come back to insert these numbers later)
Land:
Build semi detached or 2 detached duplexes for
Selling price: Detached duplex 80-100m or more

===
ORCHID ROAD, CHEVRON TOLL
Land: 30-35m today
Build 5 units of 3bed + BQ or 4 bed terrace for 100m
Sells each for 38m offplan or 40m-42m upon completion...today's going rates
6 months turnaround .. confirmed known practice

===
IKATE
- 800 sqm costs ~50m 3yrs ago. today same land is 90 - 100m but they won't sell, they'll build and flip
- Pile foundations and Go vertical, good location for block of flats. selling fast today
- Builds 9 units of 2/3 bed apartments... any volunteer should work out cost of building and add
- 2 bed sells for 38-40m and rents for 2.5m - 3m today. Short let rates at ~40k per day... these one i'm certain for sure
- 3 beds sells comfortably for over 40m. i don't have the rental rates tho, but short let rates are similar to 2bed above at 40k/day.

====
You can do the maths.

Buy the land early before it shoots up and wait to appreciate, don't sell but build, build simple and whats going in the market, build brand equity after first project, project will be over-subscribed, then the spillover offtakers are offered the phase 2 in the next location. RINSE & REPEAT.

Cheers

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