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Auckland - Bay of Islands - Rotorua
Combine Auckland with the beautiful unspoilt paradise of Bay of Islands; and Rotorua, the geothermal wonderland.
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8 to 12+ Nights from $1,855 w/air, hotel & air taxes*
This sample price includes ALL air taxes & fuel surcharges: priced within the past 7 days for arrival on Saturday, August 22, 2015, departure from Los Angeles Intl, CA. Choose your own departure city and dates.
This 8 night sample itinerary includes:
Price history for this itinerary (past 14 days):
From Phoenix, AZ for 8 nights
$2,161 * incl.tax
Related Itineraries:
Auckland - Coromandel Peninsula - Rotorua; Auckland - Rotorua - Queenstown; Auckland - Rotorua - Queenstown - Franz Josef; more >>
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Auckland (68) Auckland and Bay of Islands (4) Bay of Islands (4) New Zealand (77) Rotorua (22)
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Paid bills
How long should you keep copies of paid bills? I am trying to organize and would like to get rid of as much unnecessary stuff as I can. Thanks for your help.
Keep copies of tax returns for at least three years, that's the usual tax audit period unless they suspect you of fraud. All other bills I keep only two months. I pay bills all at one time , rubber band the receipts, write the month on them and toss two months later. I do keep my cancelled checks about a year. If you ever need a copy of a credit card bill, the company will provide it for free.
tossing paid bills is NOT the thing to do. most contain your name, address, and account number. 3 of the things needed for identity theft. shred them when you are ready to get rid of them. i actually use mine to light my fireplace.
any bills that are business related expenses should be kept along with that years tax return. for that matter, any bill or receipt that can be used as a tax write off should be kept. to save space, switch to electronic billing on any available accounts. no paper to keep up with. you just have to keep up with the receipts.
i keep mine for 5 years, as that is how far the state tax commission will go back on an individual. businesses are 7 years.
i DO get my CC bills electronically, so i have no paper bill on most things. in those instances i keep the receipt for tax purposes, and just print off the bill if the whole thing can be a write off/deduction. all this goes in that years tax folder.
each year i clean out the file drawer and put the prior year's folders in a small box. this goes inthe top of the closet and the oldest info goes in the burn bin. i have 2 years worth to dispose of this year, as i did not do at the start of 2005 due to moving.
cancelled checks should also be destroyed. think about it, to use a check on the web all you need is the routing number and account number. my mother found this out the hard way.
My bank has a note by the teller's wicket that recommends that if you pay bills by "credit" (read "debt") card ...
... ask for a new card account on which there is only a very low credit limit, for internet intercourse is quite public, thus risky.
Hope you never suffer from identity theft - it's very draining, in terms not only financial but also time wise. Plus emotionally.
A PITB - Pain in the Butt!
Hope you all have a satisfying and joyful week.
ole joyful
I pay for many of my purchases (not a large number, as I live alone - and frugally) in cash.
We get milk in cartons about 3" square and about 7" high - some of which I rinse, cut off the top that's built like a house roof, cut down one side of two of them, slide them together and staple them so that they form a small file box. Just the right size to hold a number of envelopes.
Label a dozen envelopes (preferabley windowless, being more sturdy and don't snag the receipts) "January" to "December", collect sales receipts for each month as it comes, using paper clips.
Now my box has a dozen envelopes in it, with "Feb" at the front, in which I've been collecting receipts this month, "March" behind it.
At the end of this month, I'll put this envelope, containing all of the sales receipts for this Feb. at the back of the box, leaving "March" envelope showing - filled with the receipts for stuff bought last March. I remove them, remove the paper clip, staple them, and place them into another empty envelope that I label "March 2004" and put into a similar file box stored at some distance from my desk.
That way, if I find a receipt for an item that I bought during the past year that got dropped somewhere in the house, car, pocket, etc. I can place it into the relevant file envelope currently in play. I've been known to find receipts over a year old - and I know where to put them, as well.
Not having "Quicken", I'm still keeping paper records, so when I find the neglected receipt, I can update the account book as well - adding the "$1.57" item to the "Expenditure" column, plus over in the appropriate individualized column on the right - and subtracting it from the "?" expenditure item at the bottom of each month's page, to which items were added where the total of the receipts didn't match the amount of money in the wallet.
Keep a register of checking account on the back of the page (or, possibly, on the back of the "January" page for most of the year, moving to the back of the "Feb" page, etc. as needed.
Not as careful about this item, though, as it is a reconstruction of the cheque register that I carry with my cheque book (Yeah - Canadians spell funny).
I enter pre-authorized payments on the cheque register, as well - as required, if I'm not to end up with the account overdrawn at times.
And I've arranged to have accounts at a bank where I can have the account operational without having to pay them monthly fee to maintain it - with additions for writing over a certain number of cheques monthly, overdraft protection, etc.
And - I am *not* about to pay them for the privilege of making a deposit (though most don't charge for that).
Hope your accounting system is fairly simple - and working effectively for you.
If you don't boss your Dollars - they'll boss you.
By the way - I use those milk-carton-file-boxes to sort out mail from family, current bills that need to be paid (after writing on the envelope what day is deadline to avoid penalty), receipts for charitable contributions to use for deductions from income tax liability, income tax-related mail from stockbrokers, bank, insurance cos., pension plan, etc. that I need for tax preparation, also.
ole joyful
Not only is it important to prevent ID theft, but it's also fun! YOu can get a decent shredder for probably $25.
As for how long to keep stuff, if I were organized, I'd get rid of CC bills after a year. As it is, they tend to collect in the file cab for longer. Altho, if you buy anything big w/ a card that promises an extended warranty--keep that bill, in case you need to use the warranty. Phone bills and stuff you can get rid of more often--keep last month's, tho, in case they charge you a late fee or something. I keep my oil/electricity bills for a year or more so I can look for patterns of usage, and estimate what it'll cost for the next year.

subset: commoncrawl


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Record: 39 – 24 – 12
Chicago -
Winnipeg -
Mar. 29 at 6:30 p.m.
Nashville 4
Washington 3
NY Rangers 2
Boston 4
Anaheim 3
NY Islanders 2
San Jose 3
Philadelphia 2
FINAL (SO)Boxscore
Arizona 2
Pittsburgh 3
Tampa Bay 0
Detroit 4
Ottawa 3
Toronto 4
FINAL (OT)Boxscore
Florida 2
Montreal 3
FINAL (OT)Boxscore
New Jersey 1
Carolina 3
Columbus 4
St. Louis 2
Los Angeles 1
Minnesota 4
Buffalo 3
Colorado 5
PERIOD 3Boxscore
Dallas 1
Vancouver 2
Washington -
NY Rangers -
Mar. 29 at 2 p.m.
Florida -
Ottawa -
Mar. 29 at 4 p.m.
Detroit -
NY Islanders -
Mar. 29 at 4 p.m.
Boston -
Carolina -
Mar. 29 at 4 p.m.
Calgary -
Nashville -
Mar. 29 at 4 p.m.
Anaheim -
New Jersey -
Mar. 29 at 6 p.m.
San Jose -
Pittsburgh -
Mar. 29 at 6:30 p.m.
Winnipeg Free Press - PRINT EDITION
Smart move is to send Scheifele back
Mark Scheifele has one chance at gaining a permanent spot this season with the Winnipeg Jets and that's to earn a gig on the team's top line.
Despite coach Claude Noel's insistence that Scheifele could stick with the big club in a smaller role, the reality is GM Kevin Cheveldayoff will need more.
Scheifele could fit on the right wing of a line centred by Olli Jokinen with Evander Kane manning the left side. If he can't cut it there, Scheifele will most likely find himself back with the Barrie Colts of the OHL.
"I have to come into each game and show I can handle NHL players," said Scheifele, after Monday's training camp skate. "Each day I have to get stronger and show I can play all areas of the game. Going back to Barrie isn't even on my mind right now. My focus is on making this team."
Playing seven or eight minutes in a third- or fourth-line role, however, won't be effective use of Scheifele in this condensed season.
It's top six or bust for the first-rounder and right now all those spots are nailed down, but for right wing with the Jets' No. 1 group. Kyle Wellwood currently has that job but he's Winnipeg's most versatile forward and can play anywhere if Scheifele does make a push for permanent residence.
Cheveldayoff will have to be thoroughly convinced his top prospect is ready to contribute at a high level before he burns a year of his entry level contract on a 48-game schedule.
There are any number of factors involved in this decision and while Scheifele's play will be No. 1, the others have significant relevance. Scheifele will almost certainly start the season here and get a five-game look. But if he's not on fire and suggesting his pace won't fade, expect Cheveldayoff to return him to the Colts.
The Jets' record will also play a role. If the team is 4-1 at the five-game mark and Scheifele has contributed, his case to stay will get stronger.
The opposite, however, is also true. If the Jets struggle early and their already long-shot playoff chances get slimmer, it'll be hard to justify keeping Scheifele in Winnipeg.
Not last in the pecking order of this decision process is the matter of a culture the Jets are attempting to establish. Entitlement is not part of what the Jets are trying to instill in their players and all draft picks, but for the rarest of exceptions, should expect a stint in the AHL with the St. John's IceCaps.
Scheifele might very well make the team this year or next out of training camp. But he's going to have to show that he can contribute in the NHL as a pro and not a project.
Putting the 19-year-old Scheifele on a line with grinders Jim Slater and Chris Thorburn, as he was during Monday's practice, isn't efficient use of this particular prospect.
Mark Scheifele is not being groomed to be a banger. The intention is for him to some day be the team's No. 1 centre. He needs to play in key situations, take important draws and learn to handle the professional rigours at both ends of the ice against the game's best players.
The Colts are the top team in the OHL's Eastern Conference standings and head coach Dale Hawerchuk has loaded up his team for a playoff run. There are no certainties, but Scheifele's prospects at a long and deep playoff chase are much better in Barrie than in Winnipeg.
Playoff games are critical to a young player's development and can't be discounted. If Cheveldayoff keeps Scheifele for six games, he must stay in Winnipeg for the season and those junior playoff games will be lost. Scheifele would be eligible to play in playoff games in St. John's upon the end of the Jets season but the IceCaps are not a playoff team at this moment.
Scheifele has five games to turn Cheveldayoff's head to such a degree that he determines he can throw aside both contract and culture concerns.
Noel admitted on Monday he thinks in the now, while it's Cheveldayoff's job to always have the big picture in mind.
Don't expect Cheveldayoff to get caught up in the emotion of the moment.
email@example.com Twitter: @garylawless
Republished from the Winnipeg Free Press print edition January 15, 2013 C1
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Gary Lawless is the Free Press sports columnist and co-host of the Hustler and Lawless show on TSN 1290 Winnipeg and www.winnipegfreepress.com
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After a Grey Cup winning stint with the Toronto Argonauts in the communications department, Lawless returned to Thunder Bay as sports editor.
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Sharing A Glass And Cut Inside Of Lip
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Stopping the Spread of HIV...HIV if you get infected blood or sexual fluids into your system. You can't get it from mosquito bites, coughing or sneezing, sharing household items, or swimming in the same pool as someone with HIV. Some people talk about "shared body fluids" being risky for HIV, but no documented cases of HIV have been caused by sweat, saliva or tears. However, even small amounts of blood in your mouth might transmit HIV during kissing or oral sex. Blood...
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Did I make the biggest mistake of my life? (SHARING A PIPE)I shared a marijuana pipe with someone that is HIV+. Is there risk here?What if his lip was bleeding and I didn't notice? My lips were pretty chapped at the time.I will donate my next paycheck!! About $250!Any advice would be amazing!My doctor said...
Response from Robert J. Frascino, M.D.
The Robert James Frascino AIDS Foundation...mark. And I probably don't have to say this, but crack, even with a safe-pipe kit, is bad news." I recently smoked out of a glass pipe(marijuana...no pills or powder for me) after someone who is HIV+. I know that you cannot get HIV through casual... Read more »
Hopeless...please help.Hi Dr.Bob, I've been anxiously waiting your reply to my previous question,and although you ignored mine, you answered several others that seemed even to me, a little silly. There are no questions concerning increased risk in pregnancy, I have...
Response from Robert J. Frascino, M.D.
The Robert James Frascino AIDS Foundation...tender and could bleed.. Here is my situation. I had eaten a half hour to an hour before I drank out of the HIV + gentlemans glass. What if my gums had bled at the time. I don't know if they did ,, but worse case senerio, what if they had been... Read more »
cuts in lipslately I have been sharing drinks through glasses with a person who has a possibility of HIV virus,then I found out that I have tiny cuts on my lips due the hot weather that dry my lips.Will I get infected?
Response from Ryan M. Kull, C.S.W
Columbia University's Health & Related Services...is why we don't see HIV being transmitted through kissing. The CDC has never documented a case of HIV transmission through sharing a drink or food with an infected person. It is highly unlikely that you would be infected by sharing drinks.RMK Read more »
HIV nose mucus enters clapped cut lipsA realative of mines is infected with HIV/AIDS. I gave this relative a kiss on the cheak, thinking that It was not possible to become infected. Unfortunately my relatives nose was dripping mucus due to the cold weather. Some of the mucus fom her...
Response from Robert J. Frascino, M.D.
The Robert James Frascino AIDS FoundationThis forum is dedicated to HIV-positive folks, particularly those who have concerns related to fatigue and/or anemia. Questions related to HIV transmission, prevention, safer sex, HIV testing and risk should be sent to Dr. Bob at his "Safe Sex and... Read more »
HIV Transmission...an HIV-infected person? Can I get HIV from casual contact (shaking hands, hugging, using a toilet, drinking from the same glass, or the sneezing and coughing of an infected person)? Can I get HIV from mosquitoes? Can I get HIV while... Read more »
Oral Sex: What's the Real Risk for HIV?...on the type of contact. HIV is most easily transmitted throughunprotected (no condoms) anal sex, unprotected vaginal sex, and sharinginjection drug equipment. Oral sex has been shown to be less risky than these activities, but it isnot... Read more »
How Risky Is It?...risk of becoming infected with HIV is from sharing needles to inject drugs with someone who is infected with HIV. When you share needles, there is a very high probability that someone else's blood will be injected into your bloodstream.... Read more »
AIDS Myths and Misunderstandings...Myths About "Catching" HIV Many people believed that HIV and AIDS could be transmitted by a mosquito bite, by sharing a drinking glass with someone with AIDS, by being around someone with AIDS who was coughing, by hugging or kissing someone with... Read more »
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Posted by Carrie, 8 Replies...My boyfriend (poz) and I (neg) were wondering if HIV can pass threw sharing the same shaving razors. The concern is obviously that if he nicks himself while shaving his face and gets blood on the razor, Read more »
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Posted by rainbowhisperer, 6 Replies...reason I am who i am. Jesus put me here to love and take care of children. I have devoted my whole life to children.Thank you in sharing in my happiness I just wanted to brag for a minute. With love always. Read more »
sharing utensils
Posted by Anonymous, 2 RepliesHello Everyone. I have tried asking this question, but am usually met with hostility when it comes up, the usual response being that I am rather slow or young, which I am not. I have a loved one who is AIDS positive. I love her very much but... Read more »
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The Evolution of God
By Robert Wright; Arthur Morey (Narrator)
(Tantor Media, Compact Disc, 9781400112814)
Publication Date: June 2009
Other Editions of This Title: Paperback, Hardcover, Compact Disc, MP3 CD
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The prize-winning author of The Moral Animal and Nonzero presents a groundbreaking examination of religion through the ages.
Robert Wright is the author of Nonzero, The Moral Animal, and Three Scientists and Their Gods. He is also a contributing editor to the New Republic and a contributor to Time, and Slate, and he runs www.BloggingHeads.com, a rapidly growing Web site for intellectual discourse. He has taught in the philosophy department at Princeton University and the psychology department at the University of Pennsylvania. He lives in New Jersey. Arthur Morey has recorded over one hundred audiobooks, winning AudioFile Earphones and Best Voice Awards, as well as an Audie nomination. He has performed fiction by John Updike, John Irving, Richard Russo, Julie Orringer, and Jack Vance. Nonfiction titles include The Informant, Unlikely Allies, Citizens of London, and Munich 1938. Arthur attended Harvard University and the University of Chicago and has performed Off-Broadway, Off-Loop, and in Italy. He taught writing at Northwestern University for ten years and also works as an editor and ghostwriter.
"[An] in-depth approach yields original insights." ---Kirkus


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The Northwest Oklahoma Counseling Association (NOCA) is offering a continuing education (CE) seminar Thursday, April 9, from 1-4:30 p.m. in the Student Center Ranger Room on the Northwestern Oklahoma State University Alva campus. The three hour seminar is approved for ethics CE for those licensed as a professional counselor (LPC) and marriage and family counselors (LMFT) and those licensed as alcohol and drug counselors (LADC).
March 31, 2015--A watercolor painting, a landscape photograph and an acrylic painting won the top honors in the 12th annual Northwestern Oklahoma State University Art Society (NAS) Art Show. All of the winning pieces will now move downtown for a special one day only show during the First Friday Art Walk on April 3.
March 31, 2015--One day each year is designated for incoming freshmen to enroll for classes at Northwestern Oklahoma State University. Freshman Connection allows these students the chance to have first dibs at fall classes and will be held at the Alva campus on Wednesday, April 15, with a morning and afternoon session to accommodate student schedules.
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Properties in Bromley, Outer London between £30,000 and £2,000,000
Properties in Bromley, Outer London
Gallery view List view Map view 75 properties found
To provide you with the best possible service we only show properties for which estate agents have provided full and valid postcodes. You may find more properties in our List or Gallery views.
£475,000 5 Bedrooms Gilbert Road, Bromley, BR1
A superb five bedroom semi-detached house located in the ever popular Bromley Old Town. The property itself features two lovely interconnecting reception rooms,15"9 x 11"1 kitchen/breakfast room, family size rear garden and set over two further
Your Move - Bromley
£475,000 5 Bedrooms Jackson Road Bromley BR2
Five bedroom, two bathroom semi detached house in excellent condition throughout. Comprising reception room with stripped wooden floors, good size dining room, modern fitted kitchen, modern family bathroom, spacious modern shower room, South West facing g
Langford Russell - Locksbottom
£485,000 Sold STC 5 Bedrooms Homesdale Road, Bromley, Kent
An attractive double fronted semi-detached five bedroom family home. The generous accommodation comprises an entrance hall, two large reception rooms, a stunning kitchen/dining room, utility room, guest w/c and shower room, a rear garden with patio area.
Sinclair Hammelton - Bromley
£499,950 5 Bedrooms Southlands Road, Bromley, Kent
Five Bedroom Semi Detached House situated just moments from the much sought after Raglan Primary School and local amenities. We feel this would be ideal for a growing family given the size of accommodation and local schools. Bickley station is within
George Proctor - Bromley Common
£499,995 Sold STC 5 Bedrooms Pickhurst Lane, Bromley, BR2
A fine example of a 1930s extended five bedroom house set in the ever popular location of Hayes. The property features two reception rooms, both with gas effect fireplaces, conservatory, kitchen/dining area, downstairs cloakroom, integral garage. Upstairs
Your Move - Bromley
£530,000 Under Offer 5 Bedrooms Alexandra Crescent, Bromley
We are delighted to offer for sale this impressive and extremely spacious 1930's 5/6 bedroom extended semi-detached family home which has been the subject of considerable improvement and extension. Positioned in a quiet residential road to the north of B
Homezone - Shortlands
£539,950 5 Bedrooms Marden Avenue, Hayes, Bromley, Kent
Deceptively spacious 4/5 bedroom extended semi detached family home having extensions to both the rear of the house , which is a two storey and a loft conversion. The ground floor accommodation comprises of entrance hall with door through to kitchen and
George Proctor - West Wickham
£600,000 Sold STC 5 Bedrooms Harwood Avenue, Bromley, Kent
OPEN DAY Saturday 1st February - We are delighted to offer for sale this exceptionally well presented five bedroom 1930's semi detached house situated in an enviable location on the highly regarded Palace Estate. This beautiful character family home has b
Homefront - Bromley
£600,000 Under Offer 5 Bedrooms Ravensbourne Avenue, Shortlands
An impressive five bedroom, three reception, two bathroom semi-detached family home presented in excellent order throughout and situated approximately two minutes walk to Shortlands Station with local shops nearby. The property comprises lounge with feat
Homezone - Shortlands
£624,995 5 Bedrooms Knighton Park Road Sydenham SE26
Located on a wonderful residential road in central Sydenham moments form the high street and superb transport links. Offering spacious living this semi detached hells adjoining Victorian home has five bedrooms, a 29 foot through lounge with extremely hig
Acorn - Sydenham
£650,000 Sold STC 5 Bedrooms Monks Orchard Road, Beckenham, Kent
A deceptively spacious 1930s end of terrace family home situated within a tree lined road and within the catchment area of the highly regarded Langley Park Schools. (highest performing comprehensive school in the borough of Bromley at GCSE level and A
Sinclair Hammelton - Bromley
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text: Almighty Dolla Anthology How far would you go? What would you do? Would you steal, lie, kill or cheat just to get ahold of that Almighty Dolla? Four short stories told by four of the greatest storytellers. These stories are short and sweet, but are also very JUICY! They will have you sitting on the edge of your seats as you read about how far people would go to get that Almighty Dolla. In each story, drama unfolds, lies are told, money is stolen, and much more, all because of that Almighty Dolla. Sit back and enjoy "A Gold-diggin' Hustler", "Money Hungry", "For the Love Of Money" and "Deceived", the Almighty Dolla tales.


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Prep Wrestling: Apollo tops Willmar in 8AAA semifinals
ALEXANDRIA -- Willmar, the No. 5 seed in the Section 8AAA wrestling tournament, upset No. 4 Moorhead 36-31 in the quarterfinals before being ousted by top-seeded St. Cloud Apollo 45-26 on Saturday.
Willmar finishes the season 7-10. The individual portion of the tournament is Friday and Saturday in Bemidji.
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This Wordless Wednesday is brought to you by dress up time!
|Baby's First Limited Edition Princess Dress.
|Baby's First Limited Edition Princess Dress.
|The only two things you need to know before you start homeschooling.
|Homemade Donuts and Homer Price
|Homeschool IRL:
When you don't even care that they're hanging upside down off the sofa so long as they're doing independent reading.
|Peeking through the French Doors that separate our bedroom from the office.
|This cubby unit holds most of my supplies, the keyboard is slightly out of the way with rarely used supplies in the corner.
|Everything in it's place. I give it a week.
|Both kids' desks have open cubbies on the end.
|Top Shelf Work
|Fun stuff on the bottom shelf.
|Back right bookshelf contains all of our group read aloud books, the instructors guides for the year and maps.
|Mickey ears, pictures of the kids last day of private school and my very own droid.
|Yes, my whole world is turned upside down, from time to time.
|Pretty Floral Displays
|Awesome Topiaries
|Yummy Snacks!
|A Different View of Cinderella?
|Ahsoka goes to see Cinderella.
(Christopher declined to create photographic evidence of his going to a princess movie.)
|You *shall* go to the ball!
|Ahsoka is ready to watch the sun rise at the Fantasia pool.
Chris and Kylee survey The Hollywood Tower Hotel
|"1401 clear for take off. Contact departure on frequency four-two-niner."
The odds are astronomically small that the kids would each be chosen on consecutive rides."1401 clear for take off. Contact departure on frequency four-two-niner. "
|All suited up and ready for training!
|A boy and his lightsaber.
|Fighting the Dark Side.


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Inside SweetGeorgia
Get a glimpse inside SweetGeorgia! Watch the process of how we make our hand-dyed yarns and fibres and discover what it means to be passionate about colour.
Get a glimpse inside SweetGeorgia! Watch the process of how we make our hand-dyed yarns and fibres and discover what it means to be passionate about colour.
We are growing a collection of knitwear designs to beautifully complement and feature our yarns. Everything from one-skein patterns to more complex lace shawls »
Interested in carrying SweetGeorgia Yarns in your local yarn shop? We'd love to hear from you! Contact us for our wholesale application and details »
Don't spin out of control! Felicia Lo, founder of SweetGeorgia Yarns, shows you how to spin yarn confidently in the colors you've always wanted »
Want to learn to knit? spin? design your own knitwear? We have a class for that. Check out our collection of classes held at our Kent Avenue Studio »
Driven by an obsessive relationship with colour, Felicia has been writing about knitting, spinning, dyeing, and weaving since 2004. Follow her adventure in colour and fibre here »
The Manly Sweater (after a year of working on it, off and on) is done! But it's still drying. I am gifting it to the DH for our anniversary, but again, _it's still drying_. It was easy to knit, but I think the armholes are too small… Manly Me Look what else is drying… dyed…Continue Reading →
There is work to be done and coffee to be drunk. I received a few packages this week, so you can be sure there will be some dyeing going on soon — but not tomorrow. Tomorrow is my 4th wedding anniversary. Last year, I thought it would be funny to have Kraft dinner and hotdogs…Continue Reading →
Remember this nice [GGH Savanna yarn?](http://blog.sweetgeorgiayarns.com/archives/2004/12/the_joy_of_self.html) To make this [lovely cabled sweater?](http://blog.sweetgeorgiayarns.com/archives/2004/10/sleepless_in_sa.html) We drove all the way out to Steveston to buy it. And it's not my colour. It's kind of a beigy-oatmeal colour — natural looking. But it makes me look ill, so I overdyed my swatch to see if I could get something…Continue Reading →


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SANTA ANA MUNDO AGUILÓN 14th November 2006 COSTA ALMERÍA, SPAIN 29% below Only 10% deposit market value Great leveraging opportunities First class golf development €2,564 per m2 Only 45 minutes All apartments from Almería airport with sea views Less than €26,000 down Executive Summary We are pleased to bring you a deal that has everything - prospect of capital growth, considerably under the market value and serious leverage - all in Britain's number one second home destination, Spain, in the heart of its hot spot region of Almería. We're very excited about Santa Ana. It is located 20 minutes from Mojacar, and being offered at €2,564 per m2 against the market price of at least €3,800 per m2. Santa Ana is part of the greater Mundo Aguilón golf resort, a high-end development offering 2-bedroom apartments with underground parking and private terrace space, fantastic views of the golf course and of the sea just under 2km away. Sea views and a golf course location tend to add high premiums to property prices. In addition to these, there will be excellent facilities including golf clubhouse and tuition, communal pools, year-round security, shops, bars and restaurants and a hotel and spa to be built at a later stage. In short, it is planned as a top quality development. Santa Ana is part of a master plan which is funded by one of Spain's foremost banks, BBVA. Furthermore, BBVA's development arm is one of the active partners in the project. By far the best thing about Santa Ana is the financial package. The price is €256,400 (£176,828) for a 2-bedroom apartment, an amazing 30% under market value. With just a 10% deposit required and 90% payable on completion, the opportunity is there to use leveraging to great advantage. At a conservative estimate of 5% growth over 5 years, the value of your property could increase by 81%. This means a truly remarkable 810% return on your initial investment. And all this in a stable, mature market like good old Spain! Read on to find out more – we think this deal is a winner. Spain - Santa Ana 2 Deal Summary Key Points WHY COSTA ALMERIA? (PAGES 4-5) Reasons why we think that the Costa Almería is a great place to invest. • Only 10% deposit required LOCATION AND INFRASTRUCTURE (PAGES 6-7) • 30% discount About the area and transport links. • €2,564 per m2 ABOUT THE DEVELOPMENT AND DEVELOPER (PAGE 8) 2-bedroom apartments on a golf development with sea views. • 70% LTV mortgages SITE PLANS AND FLOOR PLANS (PAGES 9-10) • Assignable contracts UNDER MARKET VALUE (PAGE 11-12) • 45 minutes from On average 30% below market value. Almería airport RENTAL COMPARABLES (PAGE 13) Average returns for similar properties in the area. DEAL STRUCTURING (PAGE 14) 10% deposit, 90% payable on completion; range of financing options. SENSITIVITY ANALYSIS (PAGE 15) LTV available and contingency. COVERING YOUR COSTS (PAGE 16) Rental yield forecast. PROFIT FORECAST (PAGE 17) Capital growth projections. RETURN ON INVESTMENT (PAGE 18) Equity increase due to capital growth. PAYMENT TIMETABLE AND EXIT STRATEGY (PAGE 19) TAX (PAGE 20-21) Overview of tax system in Spain MORTGAGES (PAGE 22) We recommend Bancaja for mortgages, others available. LAWYERS (PAGE 23) CURRENCY (PAGE 24) Spain - Santa Ana 3 Why the Costa Almería? EXCELLENT CLIMATE RESTRICTED PLANNING The south coast of Spain has long been a magnet for northern Having learned the lessons of over-development further Europeans seeking respite from cold, cloudy drizzle and round the Mediterranean coastline, the authorities have when you look at the climate it's not surprising. With an clamped down on the planning permission process. Much average of 325 days of sunshine per year, the south eastern of this region is protected national parkland with the corner of Spain enjoys beautiful year-round weather. It has remainder being agricultural land. It is notoriously difficult a semi-arid climate with mild winters and long, warm to to obtain change of land use permission, and all other hot summers and very low rainfall too. In fact, Almería building requests have to go through a complicated and is reported to be the sunniest region in Europe, with an time-consuming process at various levels of government – local and regional. It is not permitted to build on front- average 3000 hours per year1. line seafront land, any new buildings must be set back, and no building can rise higher than three storeys. This is good EASY TO GET TO news for the property investor as it restricts supply and South eastern Spain is extremely well-served for air preserves the region's natural beauty. travel. There are major airports at Almería, Malaga, Alicante and Murcia. It is possible to fly to the area IMPROVING INFRASTRUCTURE direct from all parts of the UK, with no need for a The Almería province will benefit enormously from time-consuming transfer in London. All the budget the upgrade of a stretch of road through the region to airlines fly to either Malaga (2 hours drive), Alicante motorway status. When completed in approximately 18 (2 hours), Almería (1 hour) or Murcia (11⁄2 hours). months (mid-2008), it will create a high speed route to Flight time is approximately 21⁄2 hours. Valencia and Barcelona and onwards up into France. This will make travel in and out of the region much quicker GORGEOUS SETTING and will drastically reduce journey times to these attractive The province of Andalucia is a large one, and its eastern cities, making it easier to explore other parts of Spain. end, the Almería region, is blessed with beautiful scenery. The Sierra del Aguilón (Mountains of the Eagles) rise up BEAUTIFUL TOWNS AND PLACES TO VISIT to the north and gorgeous sandy beaches stretch out along Andalucia is a stunningly beautiful region, jam-packed the Mediterranean. In between there are quaint hill towns with fascinating historical sites, reflecting and celebrating and the famous, atmospheric "white villages" where it hundreds of years of civilisation. Not-to-be-missed seems time stands still. Dramatic rock formations dot the destinations include the Alhambra of Granada, the coastline and you might recognise places you have seen in romantic and historic Seville, several nature reserves famous "spaghetti westerns", and "Lawrence of Arabia", including the mountains of Sierra Nevada and Cabo de which were filmed in the region. Gato-Nijar reserve. Mojacar was built as a Moorish hill- fort and its streets snake up the steep hillside, offering great views from the top. Dotted along the coastline are old Moorish towers, lookouts for sea-borne invaders. 1. http://spainforvisitors.com/module-ContentExpress-display-ceid-110-meid-1054.htm?meid=1054 Spain - Santa Ana 4 Why the Costa Almería? GOLF LIFESTYLE The south of Spain has always attracted the keen golfer Life in southern Spain is laidback and relaxed. Perhaps it with its excellent year-round temperature and challenging is something to do with the weather, or maybe it is the and beautifully designed courses. There is plenty to interest proximity to the beach, but life is lived at a slower pace players of all levels. In addition to the course at Mundo there. In common with the rest of Spain, life should be Aguilón, there are several other courses in the area which enjoyed, and spent happily with family and friends in offer variety to players of all standards. front of a cold glass of wine and a plate or two of tapas, or relaxing on the beach, or savouring the great outdoors ACTIVITIES (INCLUDING SKIING WITHIN 2 HOURS DRIVE) or just making the most of your absence from the rat race, This region of Spain is one of those places where it is even just for a little while. possible to spend a morning on the beach and then enjoy an afternoon's skiing in the Sierra Nevada, approximately 2 hours inland. As well as golf – there are a couple of other courses in the area if you fancy a change from the course at Mundo Aguilón – there are the obvious attractions of the beach – swimming, boating (there is a marina at nearby Garrucha) and water sports. You can also go horse-riding, hiking, play tennis and enjoy a host of other outdoor activities, thanks to the pleasant weather. YEAR-ROUND RENTALS With its mild climate, south east Spain attracts visitors all year round. Golfers, in particular, relish the opportunity to play in the mild weather, compared to the heat of the summer. This means good potential for rental yields, even outside of the high season. On a recent site visit at the end of October, there were still plenty of people on the golf course, by the pool and in the sea. Spain - Santa Ana 5 Santa Ana Costa Almería, Spain LOCATION Mundo Aguilón golf development is situated on the Costa Almería at the eastern end of the Andalucia region in the south east of Spain. At the foot of the Sierra del Aguilón range of hills, and just under 2km from the coast, the development will occupy a 200 hectare site, built around an 18-hole golf course. The Costa Almería consists of miles of sandy beaches, interspersed with rocky outcrops and hidden coves. The nearest seaside town is San Juan de los Terreros where the beaches are excellent for families as they are gently shelving. The town itself has good amenities and has recently begun upgrading its beachfront, including a brand new esplanade with wooden beach-side bars and restaurants. The coastline is unspoilt as large-scale and high-rise development is not permitted on the frontline, and no INFRASTRUCTURE building can rise above 3 storeys. This means that while FLIGHTS: there are plenty of tourist amenities, the area retains an The south east of Spain is extremely well-served for airports. authentic Spanish feel, with no shortage of friendly local Almería is the nearest airport to Mundo Aguilón, and is bars and restaurants to while away a pleasant few hours. 45 minutes drive away. Other airports in the area include Murcia (90 minute drive), The ancient Moorish hill town of Mojacar is a short drive Alicante (2 hours) and Malaga (2 hours). There are also plans to away. Popular with writers and artists, this settlement is build a second runway at Murcia Airport to accommodate the demands of tourism. a warren of narrow streets lined with shops, boutiques, All the budget airlines fly from all major airports in the UK restaurants and small galleries. It is an attractive place direct to one of these airports, removing the need for a time- to visit and has a weekly market, as well as colourful consuming transfer in London. annual fiestas, the best known of which is British Airways, British Midland and Iberia also fly to the region "Moros y Cristianos" in June. 2km away on the coast is from London airports. Flight time on average is 21⁄2 hours and Mojacar Playa, stretching for 9km along sandy beaches, fares start from £40 return. with bars and restaurants to suit every taste. Just east of ROADS: Mojacar Playa is Garrucha, a former fishing village and later Almería region is well served for roads and has had much a port where the metal from nearby mines was shipped, funding to improve and upgrade the network. The latest project where there is now a large marina. is the upgrading of a section of road to fast motorway linking this area to Valencia, Barcelona and France. This is due to be Elsewhere in the region there is much to explore, completed mid-2008. including a large national park, Cabo de Gata-Nijar, a CAR HIRE: marine and land eco-system of great significance. It covers Spain has an efficient high-speed rail network, but outside of a huge area south west of Mojacar. Also in the region the main cities, rail services are minimal. It would therefore are several systems of caves and an attraction called Mini be advisable to hire a car on arrival. All the major car hire Hollywood, which celebrates the numerous "spaghetti companies are represented in Spain and you can expect to pay westerns" that were filmed in the region. around €240 for a week's hire of a family-size car. Spain - Santa Ana 6 Santa Ana LOCATION CONTINUED... Road networks in the area are good, with a stretch of with many historic buildings and a charming old town. dual carriageway currently being upgraded to motorway It has galleries, museums and good shopping facilities. It is standard. It will link the region with the motorway even possible to take a ferry from here to North Africa. network to Valencia and Barcelona, and on into France. When this road is completed (mid-2008) it will slash Almería is well provided with golf courses – Desert journey times to these fabulous cities. Madrid is currently Springs, Playa del Este and Marina Golf are all within an around a 4 hour drive away. The city of Almería, the capital hour of Mundo Aguilón. These offer challenges to all levels of the region, is an hour's drive and is a bustling port, of golfer and provide variety for the golf aficionado. • Puerto de • Los Jurados los Peines MUNDO AGUILÓN San Juan de los Terreros • N W �E S MUNDO AGUILÓN Location N San Juan de los Terreros Seaside town with bars, restaurants etc - 2km Mojacar Pueblo and Playa W �E Hill town with shops, boutiques and restaurants, and beaches – 20 minute drive S Almería City 1 hour by car Madrid 4 hours by car Almería Airport 45 minute drive Murcia Airport 90 minutes by car Malaga Airport 2 hours by car Alicante Airport 2 hours by car Spain - Santa Ana 7 Santa Ana ABOUT THE DEVELOPMENT ABOUT THE DEVELOPER Mundo Aguilón is a high-end golf development, which The Mundo Aguilón development is underway with the aims to be the best in the region. The 18-hole golf course backing of Anida, the property development arm of BBVA, was started 6 months ago and has already been landscaped. one of Spain's largest banks. The apartment buildings are arranged around the course, offering views of the greens and fairways, as well as sea and The architect for the Santa Ana section of Mundo Aguilón mountain vistas. The basic infrastructure of the site is well is a firm called Arquivir, a well-established Madrid-based underway, roads have been laid and surfaced, streetlights company who have enormous experience in all kinds of installed and a long cycle-circuit already completed which building projects, all over Spain. The Mundo Aguilón skirts the whole site. design is headed by Antonio Arrechea Fúster, a senior architect in the practice. You can visit their website at The development as a whole will benefit from the amenities www.arquivir.com where you can view their extensive provided for the golfer. The main attraction is the course track record, which includes residential and tourist units, itself, and residents will be offered preferential rates to use apartments and schemes all over Spain, in addition to civic all facilities, including the clubhouse, the golfing school and municipal work for a variety of public bodies as well as and shop. Each section of the development will benefit commercial projects, hotels, schools and libraries. from a large communal swimming pool, shops, bars and restaurants. There will also be other sporting facilities, The project manager for Santa Ana is Barry Haslam-Walker, including tennis courts and fitness centre. At a later phase a quantity surveyor with 20 years of project management of the development a hotel and spa will be built. Owing experience. His company's website (www.novopro.com) to its proximity to the foot of the Sierra del Aguilón, it is gives full details of their work and experience. He has easy to enjoy hiking in the hills, which offer great views of extensive experience of the Spanish construction market the surrounding area. You may even spot an elusive eagle – sector together with international experience on a wide these hills are named Mountains of the Eagle in Spanish. range of development/construction projects throughout Europe, North/South America and the Middle East. The section of the Mundo Aguilón development we are offering is called Santa Ana. It will consist of 238 apartments in total, with the great advantage that all of Price 2-bedroom, 100m2 these will be sea-facing, providing great views. There will be Euros € 256,400 ninety 2-bedroom apartments available to the investors, and these will be finished to a high standard. They will Sterling £ 176,828 have underground parking, garden areas and the whole Exchange rate calculated at 1.45 euros to 1 pound sterling site benefits from year-round security surveillance. The apartments will be arranged in terraced "stepped" design, with each enjoying their own private outside area. Spain - Santa Ana 8 Mundo Aguilón W N Santa Ana Siteplan �S E W N �S E W N �S E W N �S E The area marked in red indicates the development plot. The coast lies 2km south east of the plot. View from Santa Ana plot. Spain - Santa Ana 9 Santa Ana Floorplans The above image shows a conceptual design for the Santa Cristina plot belonging to BBVA ANIDA, elsewhere in the Mundo Aguilón, designed by Antonio Arrechea Fúster. 100m2 apartment Spain - Santa Ana 10 Financials UNDER MARKET VALUE An apartment in the Santa Ana development is a great to raise finance through early, discounted sales is investment because of the combination of two factors: diminished. a great discount (30% to market value) and the fact that only a 10% deposit is required. As you will see in However, as with all markets, individual situations the profit forecast on page 17, this combination could and conditions sometimes occur where a developer produce a return on investment of 800% within 5 years is happy to sell some of his property quickly and at a at just 5% capital growth per year. large discount. If he has a high risk approach, this could be in order to maximise his land buying and building Finding a suitable development and negotiating ability on multiple sites. If the developer has a low risk a large discount to market value is not an easy approach, he may wish to cover his downside by securing task in the emerging markets of Eastern Europe. steadfast financing through selling off-plan contracts. At In Spain it is twice as difficult, especially on golf Santa Ana the latter is true. developments with direct sea views. Demand for this type of property is still strong, the market in To verify the discount on offer from the developer, we Spain is mature and developers have access to can compare prices and values of other developments of excellent financing options, meaning that the need a similar nature. The following table shows a selection of our comparables. Playa Macenas- Lorca Golf Valle del Este Santa Ana Desert Springs2 Marina Golf4 Los Patios 1 Resort3 Golf Resort5 Building type Apartment Apartment Apartment Apartment Apartment Apartment Bedrooms 2 2 2 2 2 2 Price € 256,400 € 422,950 € 279,000 € 294,496 € 243,480 € 210,000 Living area (m2) 100 100 100 100 65 63 Price per m2 € 2,564 € 4,230 € 2,790 € 2,945 € 3,746 € 3,333 San Juan de Location Mojacar Vera Lorca Mojacar Vera los Terreros Sea view Yes Yes No No Yes Yes Swimming pool Yes Yes Yes Yes Yes Yes Golf Yes Yes Yes Yes Yes Yes Private parking Yes Yes Yes Yes Yes Yes 1. http://www.imagineAlmería.com/playa_macenas/apartment__los_patios_2_bedroom 2. http://www.imagineAlmería.com/desert_springs/apartment_2_bedroom 3. http://www.imagineAlmería.com/lorca_resort_golf_and_spa/apartment_2_bedrooms 4. http://www.rightmove.co.uk/viewdetails-4469241.rsp?pa_n=3&tr_t=buy&chnl=overseas 5. http://www.inspain.tv/AllProperties/__property63522_4.html Spain - Santa Ana 11 Financials When comparing property prices to determine market At only €2,564 per m2, Santa Ana apartments are value it is essential to compare like for like – compare 30% below the average market value of €3,638 apples with apples. The previous comparables show a per m2. A discount of this magnitude locks in selection of golf course apartments on the Costa Almería considerable instant equity. In fact with only 10% closest to Mundo Aguilón. However, sometimes factors deposit it actually quintuplicates your equity! Buying at exist over and above simply the category of a property discount also covers your downside – the market would that will affect its value. In the case of Spain, sea views have to drop by the value of your discount before you play a major role in determining property value and would begin to lose money, and to help ensure a quick conservatively add a premium of over 20% to property sale, you also have the luxury of being able to pass on prices. This should be factored in when calculating part of your discount when you come to sell. the average market value by adjusting the price per m2 of properties without sea views, as represented in the table below: ALMERIA GOLF COURSES Calculating the discount Price per m2 Playa Macenas - Los Patios € 4,230 Desert Springs € 3,348* VERA Lorca Golf Resort € 3,534* Marina Golf € 3,746 MOJACAR ROQUETAS Valle del Este Golf Resort € 3,333 Average price: € 3,638 Santa Ana € 2,564 Discount 30% * Conservative 20% adjustment due to non-sea views A 2-bed 100m2 apartment normally worth €363,800 costs only €256,400. That's a saving of €107,400! Spain - Santa Ana 12 Financials RENTAL COMPARABLES The rental market on the Costa Almería is strong. With Spain remaining the number 1 destination for UK holiday-makers this comes as no surprise. There are a number of property management and rental companies in the area that can manage both the property and the rentals for investors. The resort managers have also offered this service and we are looking at the possibility of organising a rental pool for the investors. Regardless of this we will put you in touch with rental companies closer to the time of completion. As with the price comparables, to get a feel for the likely rental income, we can compare the current rack rates of other golf course apartments in the region: Weekly Resort Name Type Season Rate With 320 days sunshine a year the Spanish season is Valle del Este 2-bed apartment € 525 high long. The high season stretches from mid-June to mid- La Torre golf September with two weeks at Christmas and two weeks at 2-bed apartment € 825 high development Easter. Occupancy over these periods is always very high La Torre golf and rental rates are reflectively increased. The weeks either 2-bed apartment € 675 high development side of the high seasons also tend to do better than the Valle del Este 2-bed apartment € 600 high remainder of the year, which does not benefit from such High season high occupancy or rates. € 656 average The following table represents the rental yield that could Marina Golf 2-bed apartment € 203 low be generated for a 2-bed, 100m2 apartment at Santa Valle del Este 2-bed apartment € 220 low Ana, taking into account both the high season with Low season high occupancy and the low season with a conservative, € 212 average lower occupancy. Season Occupancy Total Weeks Weekly Rate Total Income Yield High Season 100% 16 € 656 € 10,500 4.10% Low Season 40% 14.4 € 211 € 3,038 1.19% Combined Season 30.4 € 13,538 5.28% 6. http://www.wttc.org/2006TSA/2006individual%20pages/spain.htm 7. http://www.holidaylettings.co.uk/rentals/Vera/15440 8. http://www.holidaylettings.co.uk/rentals/La-Torre-Golf-Resort/15297 9. http://www.holidaylettings.co.uk/rentals/La-Torre-Golf-Resort/13631 10. http://www.holidaylettings.co.uk/rentals/Vera/12751 11. http://www.mojacarestates.com/longterm-lets/ Spain - Santa Ana 13 Financials DEAL STRUCTURING 10% of the property purchase price is due at reservation Using a 100m2 2-bed apartment costing €256,400 as an and 90% at completion. To maximise leverage and returns, example the figures could look like this: ideally this 90% would be covered with a mortgage. This would also mean that no extra capital need be contributed Purchase value € 256,400 by investors at completion. Unfortunately current mortgage 90% due at completion: € 230,760 lenders in Spain do not offer interest-only mortgages at a 90% loan-to-value. An 80% LTV is achievable but 70% Market value at completion: € 363,823 LTV is more common and easily accessible. So as investors how can we make this work? 70% LTV available at completion: € 254,676 The answer lies in the discount. Mortgage lenders in The €254,676 mortgage that can be raised on the market Spain are prepared to lend on the valuation amount of a value of the property would be more than enough to cover property, not just the purchase value. This means that as the €230,760 due on the purchase. the development nears completion, the lending bank will value the property at its market value at the time and will then lend against it. In other words a 70% LTV mortgage on a bank valuation of the property at completion should cover the remaining 90% due of the purchase price: € 400,000 € 350,000 € 300,000 30% Equity € 250,000 10% Equity € 200,000 € 150,000 90% 70% € 100,000 LTV LTV € 50,000 €0 Purchase Value Market Value Spain - Santa Ana 14 Financials The view from the Santa Ana plot facing west SENSITIVITY ANALYSIS There are two key variables upon which the success of this greatly affect the market value of property. So although strategy depends. They are: at the time of publication we believe to the best of our knowledge that the information these figures represent • Calculated market value is correct, we recommend that all investors intending to • Achievable loan-to-value mortgage purchase with a mortgage have a contingency plan to cover any extra equity unexpectedly required at a later stage. The following tables represent how much 'room for error' there is within our calculations. Sensitivity to Market Price Mortgage Calculated Break even Sensitivity required market value market value € 230,760 € 363,823 € 330,000 10% If the market value was 10% less than our calculated value, then with a 70% LTV mortgage the required amount could still be raised. Sensitivity to LTV Mortgage Break even Targeted LTV Sensitivity required LTV € 230,760 70% 63% LTV 10% A 63% LTV mortgage on our calculated market price of €363,823 would also be enough to cover the remainder due at completion. View from the left side of the land looking north west. CONTINGENCY Investors should be aware that any market can decrease as well as increase and that external influences can sometimes Spain - Santa Ana 15 Financials STAYING IN THE BLACK In any deal, an investor wants a property to stay cash the three years that it will take for the development positive. This means that the rental income should cover to complete. the mortgage payments. In this way the associated costs of using a mortgage are not incurred by the investor and This investment is not about yields or generating income. the leveraging effect that it provides means the capital It is about the massive capital appreciation, achievable growth makes your equity work a lot harder. through the generous discount, steady growth and effective leveraging, as covered by the next section. If the aforementioned mortgage strategy is adopted for a Santa Ana purchase, then 90% of the purchase price would be taken as mortgage. As the percentage of purchase value borrowed increases, the likelihood of covering the interest payments with rental yield decreases. However, there is strong rental demand for golf property in Almería and the added bonus of sea views means higher rental rates, and therefore the higher rental yield can be obtained – as demonstrated on page 13. The next table shows a breakdown of rental income versus mortgage payments for a 100m2 2-bed apartment costing €256,400. We have conservatively anticipated that 20% of rental income will go towards letting and maintenance fees. Property price € 256,400 Borrowings required € 230,760 Interest rate 4% Annual payment € 9,230 Expected annual rental income € 13,538 Costs (20%) € 2,708 Net income € 10,831 Rental income for a Santa Ana 2-bed apartment with a 70% LTV mortgage should cover the mortgage payments. As always, we prefer to stay conservative with the expected rental income. We have not incorporated the option that the rental rates might increase over Spain - Santa Ana 16 Financials PROFIT FORECAST The south coast of Spain in general has already and untainted hand on issuing building licences and experienced massive growth and it can in no way be rezoning agricultural land. In fact it took the original considered an emerging market like those of Eastern owner of the Mundo Aguilón land 14 years to get the Europe. Consequently the current capital growth land rezoned from farm land to development land remains steady but low in comparison to some of before he sold it. Europe's younger markets. However, undiscovered and underdeveloped pockets do still exist along the coast Current coastal capital growth rates in Costa Almería where there remains room for growth. The San Juan de are around 7-8%1 p.a. The lack of current and future los Terreros area is one such place. supply, and the ever higher demand that exists for golf properties with sea views, indicate that the capital The little sea-side village has remained very authentic growth for the Santa Ana development may be slightly and large development there has been restricted. This higher than this. is partly due to lack of transport infrastructure (a new motorway expected to be completed in 18 months The following table represents how growth in the market will vastly improve this) and also because the territory will increase the property value of a €256,400 purchase, surrounding the area is protected national park land. assuming a 30% discount to market value at variable Additionally, the local council has kept a vigilant growth rates. Forecasted capital growth Capital Predicted Property price increase from capital growth Purchase price growth market value Year 1 Year 2 Year 3 Year 4 Year 5 5% € 256,400 € 363,823 € 382,014 € 401,114 € 421,170 € 442,229 € 464,340 10% € 256,400 € 363,823 € 400,205 € 440,225 € 484,248 € 532,673 € 585,940 15% € 256,400 € 363,823 € 418,396 € 481,155 € 553,329 € 636,328 € 731,777 Forecast growth excluding transaction costs and tax over 5 years, assuming variable rates of capital growth per annum and assuming a €256,400 purchase. For cash buyers this would translate into the following profit: Forecasted return on investment Capital Predicted Return on investment for cash buyers Purchase price growth market value Year 1 Year 2 Year 3 Year 4 Year 5 5% € 256,400 € 363,823 49% 56% 64% 72% 81% 10% € 256,400 € 363,823 56% 72% 89% 108% 129% 15% € 256,400 € 363,823 63% 88% 116% 148% 185% Forecast ROI excluding transaction costs and tax over 5 years, assuming variable rates of capital growth per annum and assuming a €256,400 purchase. 1. http://www.50connect.co.uk/index.asp?main=http%3A//www.50connect.co.uk/50c/articlepages/retirement_index.asp%3Fsc%3Doverseasretirement%26aID%3D14928 Spain - Santa Ana 17 Financials RETURN ON INVESTMENT VIA MORTGAGE Our four principles of successful property investing are: buying below market value; capital growth; adding value and effective structuring. We usually recommend that an investment benefit from at least two of these principles to really maximise returns. Santa Ana ticks 3 of the 4 boxes. It benefits from a great discount to market price, and value is added from the fact that it sits on a golf course overlooking the sea. Although the expected capital growth is average, it is compounded by the great deal structuring available. This means the equity you put into the property works extremely hard. Forecasted equity stake growth if bought with a 70% mortgage (covering the remaining 90%) 10% equity Equity increase from capital growth Capital Equity value due invested growth to 30% discount Year 1 Year 2 Year 3 Year 4 Year 5 on purchase 5% € 25,640 € 133,063 € 151,254 € 170,354 € 190,410 € 211,469 € 233,580 10% € 25,640 € 133,063 € 169,445 € 209,465 € 253,488 € 301,913 € 355,180 15% € 25,640 € 133,063 € 187,636 € 250,395 € 322,569 € 405,568 € 501,017 Forecasted equity growth excluding transaction costs, tax and mortgage payments over 5 years, assuming variable rates of capital growth per annum and assuming a €256,400 purchase with 90% borrowing. Translated into profit, the magnifying effect of leveraging is clear. The return on investment available to investors who purchase 90% of their property with a mortgage is 10 times greater than those who purchase with cash. Forecasted return on investment if bought with a 70% mortgage (covering the remaining 90%) Cap growth Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 5% 419% 490% 564% 643% 725% 811% 10% 419% 561% 717% 889% 1078% 1285% 15% 419% 632% 877% 1158% 1482% 1854% With such a substantial discount to market value and with great leveraging available, if only 5% growth per annum is achieved, then you could see a Return on Investment of over 800% in just 5 years. Spain - Santa Ana 18 Financials PAYMENT TIMETABLE We present below a broad payment timetable for a generic purchase. Payment Amount Timing Reservation £2,500 +17.5% VAT (£2,937.50) Immediately 1 Deposit 10% of purchase price On contract (21 days after reservation)2 IVA on deposit3 7% on first deposit On contract (21 days after reservation)3 Legal fees 50% of legal fees On contract (21 days after reservation)4 Final payment 90% of property value On completion5 IVA on final payment 7% on remaining 90% On completion Legal fees Remaining 50% of legal fees On completion Additional closing costs Approximately 2% of purchase price On completion6 Ongoing costs Management, maintenance Approximately 20% of rental income Annually and rental fees You can see from the table above that additional property purchase costs in Spain usually equates to approximately 10% of the purchase value. EXIT STRATEGY As previously mentioned, the strength of a Santa Ana purchase lies not in the yield but in the rapid equity growth. That said, the leveraging effect of a mortgage will always magnify the capital growth, so a number of exit strategies could be adopted. 1. SHORT TERM – SELL BEFORE COMPLETION high standard 'bricks and mortar' property on a golf course will The majority of the capital appreciation for this deal is made always be a more attractive option to this type of buyer than an over the initial period. With only 10% down, the 30% discount off-plan opportunity. to market value creates an immediate five-fold growth in equity. This creates an ideal situation for investors looking for a 'quick 3. MID TO LONG TERM flip' – to potentially sell their contract before completion. Many overseas buyers/investors often want to utilise their Part of the discount can be passed on to help initiate a quick properties both for investments and as holiday getaways. onwards sale and there is also the possibility of never needing Although the rental yield is not expected to be very high, it to take a mortgage out on the property yourself. That said, this should nevertheless generate enough income to cover the type of strategy is normally considered high risk – if you fail mortgage payments. Keeping the property long term should not to sell the property on to another investor then you will have impact negatively on investor's cash flow. The expected capital to cover the final payment yourself. We recommend that any growth in the region is also steady and sustainable and its effect investor looking to adopt this strategy has a contingency plan on equity is heavily leveraged via the mortgage. Consequently, to be able to cover the mortgage payments should the property a longer term strategy could be maintained indefinitely with not sell before completion. the invested equity in the property working very hard for you as an investor. 2. SHORT TERM – SELL AFTER COMPLETION The advantage of waiting to sell after completion is that the 1. Payable in GBP majority of potential buyers in Spain are lifestyle buyers as 2. Payable to developer in euros 3. IVA is the Spanish equivalent to VAT and is due on each payment opposed to strict investors. In fact, 80% of coastal apartment 4. Spanish legal fees are usually 1% of purchase price buyers are still Spanish families looking for holiday homes7. 5. Payable to developer in euros 6. Including: notary, registry, and mortgage costs other documents This is your primary resale market. Therefore a completed, 7. http://www.siprograms.com Spain - Santa Ana 19 Tax As a property owner in Spain, whether you are a resident or a non-resident, you will have to pay tax. You are considered a resident if you spend more than 183 days per year in the country or if the majority of your activities with economic worth occur in Spain1. The Spanish fiscal system appears at first glance to be very tax- heavy and complex. In 2007 the government will be looking into simplifying and reducing many of the taxes2. We have compiled a brief guide to give you an idea of what you can currently expect from this system. However, we emphasise that this is for guidance only and we strongly advise you to seek professional advice from a tax specialist if you intend to invest in Spain. 1. PERSONAL INCOME TAX (IRPF / INRN) If you're a non-resident, you are required to pay tax on your assets If you're resident in Spain, you will pay income tax on your located in Spain, irrespective of the value of your net wealth4. total worldwide income (IRPF, personal income tax) from employment or asset gains or losses. This varies between 3. INHERITANCE TAX / GIFT TAX 15-45%, depending on the income. In Spain you pay tax on acquisition of assets through inheritance and legacy and other monies. The inheritor does not pay tax on the If you don't reside in Spain but earn some income in the country, whole estate but on the actual inheritance. This tax is progressive, you pay 25% tax on the income you earn in Spain (IRNR, tax ranging between 7-35% depending on the relationship to the on the income of a non-resident). deceased and on the inheritor's personal circumstances, and is calculated differently according to the region5. In case of In both cases you need to calculate your own tax liability and donations, the donator is required to pay the tax6. apply for the tax returns from the relevant local authorities. However, double taxation treaties exist between Spain and To avoid any unnecessary, and potentially very expensive other members of the EU, so you won't be taxed twice on the complications later, it is strongly advised that you arrange a same income3. Spanish will at the same time as buying your property in Spain. 2. WEALTH TAX 4. VAT (VALUE ADDED TAX) If you reside in Spain for tax purposes, you need to pay tax on There are three different VAT rates in Spain - the general rate your worldwide net wealth. Charged at progressive rates ranging of 16%, the reduced rate of 7% and the second reduced rate of between 0.2-2.5%, you are required to calculate your own 4%. The VAT of 7% is added to accommodation or passenger tax liability, complete the tax return and pay the tax during a transport. The 4% VAT is in use when purchasing food items, specified period. books, newspapers, medicines and so forth7. Spain - Santa Ana 20 Tax 5. CAPITAL TRANSFERS / GAINS TAX This tax is payable on any asset transfers, corporate transactions and documented legal acts (notarial and administrative documents) at the moment of transfer or sale8. This applies to property sales. For residents, the system is more favourable – the capital gains tax is charged at 15% of the net profit. If you are over 65 and have been a resident in the property for 3 years, no capital gains tax is payable. This is why Spain is such a highly desirable location for retirement. For non-residents, the system is again different. If the asset is held for a year or less, the gains will be taxed in the income tax. The basic capital gains tax stands at 35%9 and if you have a buy-to-let property, 25% tax is payable on the gross rent received10. However, again there is a double taxation regime in place between Spain and the UK so you will not be taxed twice. 6. LOCAL TAXES These taxes include the tax on immovable property (Impuesto sobre Bienes Inmuebles) at around 0.2% of the 'national rental value'; tax on economic activities (Impuesto sobre Actividades Económicas) and tax on vehicles (Impuesto sobre Construcciones, Instalaciones y Obras). Construction, installation and works taxes and tax on the increase in the value of urban land (Impuesto sobre el Incremento de Valor de los Terrenos de Naturaleza Urbana) may also be charged11. 1. http://ec.europa.eu/youreurope/nav/en/citizens/working/taxation/es/index_en.html 7. CORPORATE TAX 2. http://www.lowtax.net/lowtax/html/offon/spain/spnhom.html 3. http://ec.europa.eu/youreurope/nav/en/citizens/working/taxation/es/index_en.html Currently the Spanish corporate tax stands at a high 35%. 4. Ibid 5. http://www.spainlawyer.com/guialegal/guialegal.cfm?IDCAPITULO=11030000 However, the country attracts multinational companies 6. Ibid 7. http://ec.europa.eu/youreurope/nav/en/citizens/working/taxation/es/index_en.html despite the high rate because there are tax breaks for 8. http://www.graydon-associates.com/taxes.htm 9. http://www.graydon-associates.com/faqs.htm#six co-ordination centres in certain areas. These centres are the basis 10. Ibid. 11. http://ec.europa.eu/youreurope/nav/en/citizens/working/taxation/es/index_en.html for a variety of corporate entities that then enjoy tax breaks12. 12. http://www.lowtax.net/lowtax/html/offon/spain/spnhom.html Spain - Santa Ana 21 Mortgages Securing a mortgage in Spain is a relatively straightforward is great news for investors looking to get in and out of the process as the mortgages are available in euros. The majority market quickly. of Spanish mortgages are full status and the different types of mortgages available are interest-only and repayment Along with your mortgage application, Bancaja will require mortgages with either fixed or variable interest rates. These hard copies of the following documents: rates will be reviewed yearly in accordance with the rates provided by the European Central Bank. Most Spanish 1. Proof of partial payments for the house mortgages, whilst linked to a percentage of valuation, (from the Bancaja account) cannot exceed the price stated in the title deeds. 2. Copy of contract 3. Copies of bank statements Although we welcome you to use a bank of your choice in 4. Most recent P60 statement acquiring a mortgage in Spain, we recommend a Spanish 5. Last two salary slips bank called Bancaja. We have negotiated with them to find 6. Profits and losses (confirmed by accountants) the best possible mortgage deals. if self-employed 7. Copy of tax return form (from Inland Revenue) It will be possible to secure a mortgage through Bancaja if self-employed with up to 80% loan to value, although it is highly likely that in Santa Ana only 70% LTV will be required. If you choose not to use Bancaja for your mortgage, the Interest rates are around 4.5%, depending on the current application requirements and paperwork may vary from Euribor rates, and the maximum loan period is 40 years, those listed above. Further, the details of the mortgage depending on the age of the borrower; the upper age limit is itself may also vary. It should therefore be noted that this 75 years old. page is for guidance only and that you should acquire the accurate list of details from the bank you choose to use for There is also a possibility to take an interest-only your mortgage. mortgage from Bancaja for a maximum of 5 years. This Spain - Santa Ana 22 Lawyers Lawyers representing the investors in any foreign country The lawyer's fees will be approximately 1% of the purchase must be able to accomplish the following: price. The functions these fees covers are: • Act as Power of Attorney for the investor 1. Land Registry • Guide through the conveyancing process 2. Tax Department issues until completion 3. Legal advice • Provide a good level of service especially around busy 4. Power of attorney times, such as completion, keeping the investor up to 5. Notary – final deed date with the various stages in the process 6. Registrations • Provide an English-speaking key contact who can respond to enquiries within 48 hours by email or phone Please note that this is not an exhaustive list. For a full list • Provide English translations of any important contracts and clarification on each point, please contact Jausas direct. • Include the cost of all notarisation, apostils, postage, tax As with all our developments, we ask that the investor pay registration and other legal paperwork that will need to 50% of the legal fees upfront and 50% at completion. This be done locally "aligns" the lawyer with the investor and ensures a high • Provide receipts for all disbursements or out of level of representation is maintained throughout the life of hand expenses the investment. With these key points in mind, we chose a local Spanish We believe this represents tremendous value for money, as firm Jausas, and the partner Sergio Giménez Binder, the service they offer is wide ranging and actually exceeds as by far the best firm to represent our investors. Jausas our criteria in many ways. have offices in Madrid and Barcelona and they have a solid track record spanning over 40 years. They specialise in If you have any questions for Sergio Giménez Binder, various areas, including real estate law and town planning. please drop him an e-mail at: Their philosophy is to provide innovative, internationally firstname.lastname@example.com orientated and business-minded service, and therefore they or call him on 00 34 93 415 00 88. can easily provide services in English. You can visit their website at www.jausaslegal.com. We have worked with Sergio for some time and find him an extremely trustworthy and experienced lawyer. He also speaks fluent English and is always ready to provide a high level of service. Spain - Santa Ana 23 Currency CURRENCY EXCHANGE Small differences in exchange rates make a big difference to the end amount you pay, and specialist companies compare extremely favourably to the High Street banks. We currently work with Moneycorp and Complete Currency, currency conversion companies in London that offer an extremely personal service and excellent rates. MONEYCORP COMPLETE CURRENCY Moneycorp, the UK's leading foreign exchange company, can This company offers a range of foreign exchange products help you achieve the best exchange rates, making your money to ensure its clients maximise their potential within the go further. They have been trading foreign currencies since foreign exchange market, taking advantage of exchange 1979 and are the only foreign exchange company in the UK to rate fluctuations and safeguarding their investment. The have been certified to ISO 9000 Quality Assurance. company will provide fast money transfer with a full variety of foreign exchange products with no hidden charges. In addition, you can take advantage of the following benefits: The directors of Complete Currency have over 30 years • No commission charges or receiving bank fees. of currency trading and money transfer experience at • Fast, efficient worldwide transfers. your disposal, and they will see to it that you get the best • A dedicated dealer to guide you throughout exchange rate. your currency transaction(s). • Extended office opening hours Call our contact Steve Rowe on +44 (0) 207 709 2060 Monday - Friday 7:30am - 10:30pm for a quick consultation, between 8:30am and 8:00pm or and 10:00am - 4:00pm Saturday. take a look online at www.completecurrency.co.uk. Moneycorp offers a very straightforward, efficient and cost- effective service. Exchanging and transferring money is an easy three-step process: 1. Open a trading facility - you can register online by visiting the Moneycorp website at www.moneycorp.com or calling their London office on +44 (0)20 7589 3000 2. Book a transaction - once a trading facility has been set up, a dealer will call you and discuss your individual requirements with you. Rates are booked with your dealer over the telephone 3. Transfer your funds - dependent on the date you require your currency Our contact, Ben Nicholson, is always available to take your calls at their London office and can be reached on +44 (0)20 7823 7500 Spain - Santa Ana 24
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How to repair cracked Rubbermaid stocktanks?
Hi all,
Now that some of the ice has melted, I think I can assume that all 3 of my 100 gallon Rubbermaid stocktanks have cracked from the ice expansion. There's the huge block of ice, and then there's about 2" space around it, but no sign of any water in it. Don't you think that means its seeped out the bottom? The ground area around one of them looks wet, but not the othersm but there's no water at the bottom, around the block of ice.
I'm thinking they are made of something like fiberglass?? Any ideas on how I could seal those cracks, and it would be okay for plantlife and frogs and minnows? Thanks.
I would contact Rubbermaid and ask them.
I went to their site but could not find exactly what material they are.
If they are fiberglass it would be alot easier than if they are polyethylene. Nothing sticks( for very long) to polyethylene!
catherine, wait until the ice melts and then look at the cracks to see how bad they are. I don't know if they can be repaired or not.
You had an expensive learning experience which was "Never leave water in raised rubbermaid stock tanks during the winter." I bet you don't do that again?
Frankly I am surprised that they would break? After all they are made for cows and horses to drink out of and are supose to be used in the open.
catherine, the site below says that they are not supose to crack.
Maybe the water has been leaking out of the drain?
Have you actually seen any cracks?
Here is a link that might be useful: Stock Tanks
Catherine they will crack on the bottom after a number of years of exposure. But I would guess that the cheap bulkhead fitting on the bottom of the side has broken due to ice and that is what is leaking but the ice could have cracked the bottom. If the bottom has cracked than they are scrap. You can try repairing them but it won't last.
Thanks everyone,
Yes, this was definitely a learning experience! I have left these 3 tanks out for several years now, but its never been this cold for so long, after rains filled the tanks. It would be great if its just the drain plug that needs replacing......but considering the tanks were raised about 4" off the ground from the bulging bottom, I'm suspecting that the bottoms are cracked. There's still a huge block of ice in each tank, so I won't be able to see the actual bottom for awhile.
What makes me think they ARE cracked is that the block of ice in each one has shrunken away from all the sides, all the way to the bottom, and there is no water. I don't think the water would have evaporated that quickly.
I'm so mad at myself. I thought the ice would just bulge up at the top. But I think what happens is that ice forms at the top of the water first, and the freezing works down from there. After awhile, the last to freeze is at the bottom, and the weight of the top ice just can't be moved upwards. I guess the stocktank tank material is softer than the ice?? Anyhow......I'm getting a bit obsessive-compulsive about thinking it over, since there's nothing to do about it until the big thaw comes. There's still probably 6-700 pounds of ice in there, and they are solid as a huge rock.
I'm trying to think of ways to work around these potentially non-water-holding tanks. I suppose I could line them, or turn them into raised veggie beds. Maybe I'll get lucky and the cracks will go back together, and there will only a very slow leak, that I possibly could keep ahead of by adding water every few days???
Any other nutty ideas??? :)
Thanks for your input.
Catherine, this winter has been much colder than normal all over the country.
This is the coldest winter we have had here in Colorado in over 10 years.
I normally don't bother to use my stock tank heater since the ice melts within a few days, at least around the edges. This year the ice just held on for weeks and weeks until I got concerned and put my stock tank heater in.
So what normally works didn't work this year. It has been a learning experience for us all!
Now whatever happened to Global Warming?
I seriously doubt that you could get any kind of patch to hold. We've had a couple of them crack that we used for the horses. My one mare thinks its great to stand in them with her front feet and kick and stomp. She cracked one and then we had another one crack because of ice freezing. My husband won't even mess with trying to fix them, he will use them to feed out of or just haul them to the dump. We use stock tank heaters during the winter in both the horses tanks and my lily tanks.
I feel really bad for you that your tanks froze.
My thoughts exactly CT. Rubbermaid usually warranties everything well. Dunno about other brands, but certainly worth looking into. Even if you don't have sales reciepts a picture is worth a thousand words (especially if you mention how many hundreds of ponders you've told about their wonderful products when you write that letter to the Rubbermaid company :)
I found your posting while trying to find out how to repair a stock tank that I backed into with a tractor.
These tanks are fabricated from LDPE or LDPP you can not fix them with a slovent type adhesive. However, you can weld this material. I did sucessfully repair severe cracks on both sides of my tank including patching a hole with material that I scavenged from a piece of 1" dia. LDPE tubing.
I was able to borrow plastic welding equipment from a plastic supplier/fabricator in my area.


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Growing Up Buddhist: Fish SticksOne day, when I was about five or six years old, my brother Jon had just finished cooking fish sticks in the oven. The oven door had been opened and the fish sticks were sitting there on the pan cooling. For at least a minute, nobody was around but me. I was hungry and getting impatient waiting for Jon to return. I didn't know if the pan was hot or not but I remember thinking the five-year old equivalent of "screw it, I'm just gonna touch it." I reached down and put my thumb on the pan. It sizzled. I was burned. More »
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Wisdom of the WestI think Westerners lack respect for their own spiritual maturity. It's as though Asia owns spirituality, and we're these barbarians, beseeching, "Oh, Bhante, please come over and tell us how to live." But I've been to Asia, and they're just as screwed up as we are. And there's some real wisdom in our culture; the West has a tradition, too, of compassion and wisdom. And some people who aren't even religious have it. When I was in Asia I totally did whatever an Asian lay person would do—I have the deepest respect for this tradition—but Asia does not have a monopoly on kindness. In Asia, being a lay person is—from the point of view of meditational practice—considered second-class. I personally think that the monastic life does optimize your possibilities for breaking through to awakening. But it's by no means a guarantee. Most monasteries are hardly crammed full of enlightened people. But we need a teaching that addresses the lives we actually live. We do need to handle money. More »
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A Crossed Wire: Sharon Salzberg in The Huffington PostSharon Salzberg, who is leading Tricycle's first online retreat, also found the time to pen this piece for the Huffington Post: "A Crossed Wire: A Call for Help." Here's a sample: I had a strange experience the other day. The landline in my NYC sublet had intermittently stopped working, for days on end. No dial tone, or a strange sound of static, or a faint message about a receiver being off the hook (I only have one.) I made many calls to Verizon, had periods of false hope only to see the phone go again, and ended up with the cell phone number of the repairman... Read the entire piece here. More »
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Tips on Mindfulness Meditation from Sayadaw U TejaniyaBEFORE WE START practicing mindfulness meditation, we must know how to practice. We need to have the right information and a clear understanding of the practice to work with awareness intelligently. This information will work at the back of your mind when you meditate. 1. Meditating is watching and waiting patiently with awareness and understanding. Meditation is not trying to experience something you have read about or heard about. 2. When meditating, both the body and mind should be comfortable. 3. You are not trying to make things turn out the way you want them to happen. You are trying to know what is happening as it is. Read the rest here. Image © sayadawutejaniya.org More »