After understanding his basic needs and budget, I recommended several old residential areas with core sectors. He rolled his eyes and said that he didn't want to buy this kind of house because it was shabby. Later, I recommended a new house in the outer suburbs to him. After reading it, I thought it was too far, and finally decided to go back to the city to buy a second-hand house.
Old and small & large single rooms
Later, I found a house with a total price of 6.5438+0.6 million, and asked me: "Can this 30% down payment of about 480,000 be considered?"
I was shocked on the spot.
Regardless of the conditions of this house, as far as the price is concerned, I compared her budget of 500,000 yuan and told him that adding deed tax would almost reach the top of the budget, but you still have about 1.5% agency fee, 1% value-added tax and foreclosure fee. ...
The more he listened, the more he collapsed ... and then he asked me weakly, how much does it cost to buy a second-hand house?
Buying a house is a rare experience for many people. I believe that like my friends, there are many people who have no concept of buying a house. In order to let everyone have a clear idea of buying a house, I sorted out the cost details of a second-hand house today.
The cost of buying a second-hand house.
Compared with new houses, the second-hand housing market is mixed. For a small white buyer, all kinds of unexpected expenses during the transaction may lead to the buyer's regular self-cardiopulmonary resuscitation. So what should you do when you make up your mind to buy a house?
My suggestion is to have a general understanding of all the expenses first, so as to be aware of them. After all, in the case of limited budget, everything related to wallets is a big deal!
The following is divided into five parts to explain some expenses involved in buying second-hand houses.
? 1. The down payment involves 1 expenses.
If you are a local tyrant who buys a house in full, I suggest you see this and recommend the article to friends in need.
If you choose a loan to buy a house, if it is the first suite, the down payment ratio is 30%, and the down payment ratio of the second suite varies from 40% to 70% according to local conditions, but the payment benchmark here is based on the bank's evaluation price of the property, not the transaction price.
? 2. The agency fee involves 1 transaction.
Everything is difficult at the beginning, and it is not difficult to have an intermediary. Finding a reliable intermediary (you think, I don't think) is also a multiplier for buying a house. A good intermediary can be your right-hand man in bargaining with the seller, and can also help you weigh the pros and cons of the terms during your transaction.
At present, the agency fee fluctuates within the range of 0.5%~3%, that is, 0.5%~3% of the transaction price of the house. The agency fee can be negotiated, and the specific rate is determined by the buyer and the agency through consultation.
What needs to be noted here is that you should not blindly pursue low rates when looking for an intermediary. The principle of value for money is applicable in most cases. A friend who bought a second-hand house said that at first he chose an intermediary with a low rate of 0.8%, but later the mortgage cost was twice that of other intermediaries.
? 3. The building redemption fee involves two expenses.
The redemption fee generally appears when the purchased house is the same as the loan to buy a house, and the seller is still in the state of repaying the loan when buying a house. If you want to buy a house, you need to pay off the house loan first.
There are two kinds of foreclosures: secured foreclosures and cash foreclosures. Guaranty redemption is a common way. Generally, guarantee companies provide guarantees or advances to redeem houses. In principle, if you want to sell the house smoothly, the foreclosure fee should be paid by the seller. Because Shenzhen is the seller's market, the foreclosure fee is paid by the buyer. But in cities outside Shenzhen, the foreclosure fee is likely to be a savings fee, which will be paid by the seller.
After the intermediary submits the loan repayment request to the bank in advance, the buyer needs to pay two payments, 1.2% mortgage guarantee fee and about 1% short-term loan interest.
? 4. The loan fee includes two expenses.
When handling housing loans, the expenses involved are housing appraisal fees and mortgage fees. The down payment mentioned above is based on the housing appraisal price, that is, the housing appraisal.
Housing evaluation is a necessary action for banks to approve loans, because banks do not refer to the transaction price to issue loans. Usually, the bank will entrust an appraisal company to evaluate the house, and then give the loan amount according to the evaluation. That is to say, when your transaction price is 3 million, the appraisal price of the house is 2.8 million, and you want to borrow 70%, that is, 2.8 million× 70% =1.96 million, then you should prepare 3 million-the final appraisal fee is charged according to one ten thousandth to five ten thousandths of the appraisal price.
There is no fixed standard for mortgage service fee, because there is no need to charge service fee for bank loans! Moreover, every step of handling the loan requires the participation of the buyer, and the intermediary will accompany you all the way, but the intermediary will tell you that this inexplicable fee is the income of their mortgage staff serving the whole transaction process. How can you not pay? Take Shenzhen as an example, the charging range of mortgage service fee is 1000-5000 yuan.
? 5. Taxes and fees involve five expenses.
As a glorious taxpayer, we will never miss every opportunity to pay taxes. So you can't forget any deed tax, personal income tax, value-added tax, luxury house tax and stamp duty!
The first is deed tax, which is a one-time tax levied on new owners when the ownership of houses changes.
The specific rules are as follows:
The deed tax will be levied at the reduced rate of 1% if the area of the first suite of individuals is 90 square meters or less; If the area is over 90 square meters, the deed tax will be levied at the reduced rate of 1.5%, which is applicable to Beijing, Shanghai, Guangzhou and Shenzhen.
Individuals with an area of less than 90 square meters are charged 1%, and individuals with an area of more than 90 square meters are charged 2%. Beijing, Shanghai, Guangzhou and Shenzhen will not be implemented for the time being, and other regions will apply.
Individuals who own three suites or more are 3%.
The next two taxes are directly linked to the situation that the house is full of five and two. The following is a brief description of these two situations:
Five years is unique: five years refers to five years based on the time when the deed tax invoice or real estate license is issued, and uniqueness refers to the only residence in the family.
Full two-independence: full two refers to two years based on the deed tax invoice or real estate license issuance time, and only refers to the only residence in the family.
Let's talk about personal income tax first. This fee needs to be determined according to the seller's situation. When the house sold by the seller meets the conditions of five-family housing, it can be exempted from personal income tax. If it does not meet the requirements, you need to pay personal income tax of 1% of the transaction price.
Value-added tax, as its name implies, is a tax levied on the basis of tax during the circulation of goods. Generally speaking, the price of goods sold in the market is higher than the ex-factory price, and the difference in the middle is subject to VAT.
In principle, the value-added tax is paid by the seller and exempted when the house is full and unique, but in the actual real estate transaction, the buyer is the actual undertaker of the value-added tax. Why do you say that? Because when the house does not meet the tax exemption conditions, the actual market price of the house may be 654.38+00,000, but it needs to pay 50,000, and the total price is 654.38+00,500, which is what you have to pay. 654.38+0.05 million is the seller's income, and 50,000 yuan is paid by him.
If you still don't understand the calculation method of individual tax, let's take a look at the standard charging regulations:
At present, the VAT rate and tax exemption regulations are as follows:
(1) If an individual sells a house that has been purchased for less than 2 years, he shall pay VAT in full at the rate of 5%;
(2) If an individual sells a non-ordinary house that has been purchased for more than 2 years (including 2 years), the difference between the sales income and the purchase price of the house shall be subject to VAT at the rate of 5%;
③ Individuals who sell ordinary houses that have been purchased for more than 2 years (including 2 years) are exempt from value-added tax.
As for luxury tax, most cities don't levy it at present, and Shenzhen, which used to be a big taxpayer of luxury tax, also adjusted the tax standard of luxury tax on 20 19 1 1, making most houses in Shenzhen market exempt from luxury tax.
Few cities still need to pay luxury tax, only Shanghai, Chengdu and Xiamen. Among them, due to the high housing prices in Shanghai, the purchase of second-hand houses needs to pay luxury tax, which needs to be paid at 5.7% of the transaction price. For a 78 million house, you need to pay the down payment for a house in a small city every minute.
The last tax is stamp duty, which is exempted at present and the cost is zero.
? 6. Other expenses:
The above five parts are all the heavy expenses involved in buying second-hand houses. In addition, there are some small fees for the sale of second-hand houses, such as room fees, decals and property registration fees. The cost ranges from several yuan to several tens of yuan, which is better than nothing compared with millions of house prices and taxes that easily exceed 10,000 yuan.
Above, if your budget is very limited and you want to buy a house at the most cost-effective price, you'd better buy five sets of unique houses, followed by two full sets.
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Written here, it is also a small account of the transaction cost of second-hand housing.
The difficulty of buying a house is not only to make money and save a down payment, but also to choose a suitable house. It is really difficult to buy second-hand houses, but in the market where the price of second-hand houses is lower than that of new houses, you can still find loopholes after careful scouring.
When I remembered to write this article, I chatted with the money next to me about the second-hand housing transaction. She gushes, just want to say to everyone who is still on the road to buying a house: buying a house is not only the immediate cost, but also many routines. The revolution has not yet succeeded, comrades still need to work hard!