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A few days ago, "Shenzhen female white-collar workers sold one suite in Shenzhen for four suites in Wuhan" caused widespread discussion. On the contrary, whether buying a suite in a third-and fourth-tier city can be successfully converted into a down payment for buying a house in a first-tier city requires a question mark.
The days when you can make money by buying a house with your eyes closed are over.
This year, the sharp rise in housing prices in first-tier cities has come to an end. For buyers who are still interested in investing in real estate or short-term transition, how to choose a real estate worthy of starting needs some consideration.
The reporter learned that in the past three years, many buyers who entered the market had to sell their properties first because of the need to change houses. Due to the differences in urban and regional development, as well as the age and floor of the products themselves, many people are facing losses.
● Case 1
It is difficult to change the down payment of a suite in my hometown to a first-tier city.
This year, Mr. and Mrs. Chen plan to buy a suite in the east of Guangzhou. They are interested in a brand-new property. However, what makes the couple depressed is that they bought a four-bedroom apartment with an area of about 1.50 square meters in a county in eastern Guangdong three years ago, and the transaction price was 700,000 yuan. Only after selling the flat did Xiao Chen and his wife have enough money to pay the down payment. Therefore, after the Spring Festival this year, Chen Xiao put the property of his hometown on the market, feeling that the price was high when he bought it, and actively adjusted the quotation to 685,000 yuan. Even though he lost 654.38+500,000 yuan, monthly interest payment and other fragmentary housing expenses, Xiao Chen decided to make a quick decision and change a house in Guangzhou. But what Xiao Chen didn't expect was that the house was almost deserted for two months, so he had no choice but to reduce the price again. Four months later, the house was reduced from 685,000 yuan to 625,000 yuan, and the transaction was still unsuccessful.
This means that in three years, Chen Xiao spent 700,000 yuan to buy a house, which not only failed to appreciate, but also lost 10.7% conservatively. Most importantly, the house has not been replaced successfully.
● Case 2
A suite in the suburbs is more expensive than a first-hand building three years ago.
20 13 10 under the leadership of the company, Mr. Huang looked at the building in Nansha, which was quite popular that year. After comparison, Mr. Huang feels that the price of a first-hand property in Jiaomenhe plate in Nansha is relatively low, and the price of a 97-square-meter three-bedroom blank house is 900,000. At first, he thought he had chosen a cheap one.
Mr. Huang said that the mortgage interest rate approved by the bank at that time was the benchmark interest rate of 6.55%. In order to relieve the pressure, Mr. Huang chose the repayment method of equal principal and interest. The loan term is 30 years and the monthly payment is about 3,900 yuan. Because it is a rough house, he also spent 80 thousand yuan to decorate it.
Even if the market picks up, Mr. Huang said that if you want to sell this suite, you will still lose money. "The average price of first-hand ground decoration in nearby communities 1 1,000 yuan/square meter. It is good that my house price can be maintained at 900,000. "
This means that at least 80,000 yuan of renovation costs and two and a half years of interest have been lost. Referring to the experience of buying a house, Mr. Huang strongly disagreed with the statement that buying a house would not lose money.
● Case 3
It is too difficult to transfer the second-hand house on the top floor of the city.
On 20 12, Xiao Zhang bought a duplex unit in Xiadu Road, Haizhu, with a construction area of about 58 square meters and a purchase price of 830,000 yuan. At that time, the unit price he bought was much lower than that of middle-level units.
At the beginning of 20 15, Xiao Zhang and his girlfriend planned to buy an elevator room as a wedding room, so they put it out for sale. Xiao Zhang set the quotation as 6.5438+0.2 million yuan. After a long time without a deal, he adjusted the offer to 654.38+065.438+0.2 million yuan, and no deal has been made so far.
Xiao Zhang told reporters that when he bought the property at the end of 20 12, the interest rate in that year was as high as 6.55%, and it was 5.57% after a 15% discount. Due to the repayment method of equal principal and interest, the proportion of principal is small and the proportion of interest is large in the prepayment. "I calculated an account. Although the house price was relatively low when I entered the market, for more than three years, the cost of this house, plus commission, taxes and monthly interest, was about 65.438+0.04 million yuan, which means that I didn't earn money from this house for more than three years. "
■ Expert advice
How to avoid losing money in buying a house as much as possible
1. Carefully choose the short-term transition of suburban houses.
Both the third-and fourth-tier cities and the outer suburbs of Guangzhou have a common feature, that is, the supply is large. In addition to the existing inventory, there are foreseeable new supplies in the future. Once the urban development speed or the supporting development speed of regional municipal services can't keep up, the demand will be limited, and it is difficult to activate the second-hand market in a short time.
At the same time, large supply will also affect price fluctuations. If supply exceeds demand in stages, the price may be lowered. If you unfortunately start at a high level, then the possibility of staged losses is even greater.
2. Small and old second-hand houses in urban areas should be carefully selected.
According to the data provided by the full house chain, taking a residential area in Xiadu Road as an example, the average transaction price of this residential area is 20 150 17 yuan/square meter, reaching 18802 yuan/square meter in 20 13 years, and 20 14 years in the first quarter and third quarter.
Obviously, after the sharp increase in the first quarter of 20 13 and 20 14, the average transaction price this year has not reached the highest level in 20 14.
Liu Jingtang, a research institute of full house chain marketing department, said that buying a second-hand house should not only consider the location, but also consider the age of the building, because with the growth of the age of the building, the aging of residential facilities or the lagging property management will have an impact on the property price. Generally speaking, the building age and facilities within 15 are relatively good, and there will be obvious differences above 15, especially over 20 years. Suggest buying 15.
Xiao Zhang, a property buyer, concluded that although lots are important, too mature lots lack new growth points and are long in age, so it is difficult to have an ideal premium. It can only rise slightly as the market rises.
What kind of property is the most valuable?
1. It is best to consider the cost-effectiveness of life when investing in real estate.
Yan Yuejin, director of Haiyiju Real Estate Research Institute, believes that from the general trend, housing prices in first-tier cities will continue to rise, but does it mean that investing in real estate in such cities will only guarantee that it will only rise and not fall, and there is no inevitable or absolute connection. Housing prices in some urban areas are generally at a high level, and it is difficult to rise. In particular, although some lots are good, the buildings are too old and the investment value is not great. The real investment value is large, often in the border area between cities and suburbs, and it also has a good cost performance from the perspective of living comfort.
More importantly, investment will also have an opportunity cost. There are also many investment opportunities in other areas of first-tier cities, and it is not necessary to make profits through real estate investment. For real estate investment, we need to consider such investment risks and occupation cost. Especially in the case of policy changes, some properties will also be quilted. The equity investment of tourism consumption industry and emerging technology enterprises may actually exceed the traditional property investment income.
2. The investment attribute of housing will become weaker and weaker.
Mr. Lin, who has rich experience in real estate investment, pointed out that the investment attribute of housing in the future will become weaker and weaker. The time when you can make money by buying a house with your eyes closed has passed, and everyone will become more and more rational about real estate. Therefore, the main function of housing in the future will return to the living level.
3. Only the high-quality buildings in the core area have investment value.
Many people in the industry pointed out that whether the future real estate has investment value mainly depends on the non-replicability and high quality of the lot. If the lot value is high and the product quality is good, there will be more room for appreciation and preservation in the future.
Hope to adopt, thank you.