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You are absolutely right. Being a new member you may not appreciate how these topics have already been done to death and then some already on this forum. I suggest you search the back catalogue of the "Property Market Economics" forum to confirm this. The more healthy and relevant...

Hi Michael I should just add your scenario there assumes CPI rental growth and (more than that - 5.2%) for capital growth. The logical extension of this is that yields trend to zero which of course won't happen. IMO the same factors driving capital growth drive rental growth over the long...

Are the numbers in this study real or nominal? It doesn't say... If real then this is not a fair reflection of the benefits of leverage and the declining real value of the debt. If nominal then Michael your IRR looks optimistic and needs to be discounted. Also, I'm not sure of the...