As a kind of real estate, real estate has always been a necessary product for people. Du Fu wanted to have tens of millions of houses, which shows people's demand for houses.
Today’s house prices are rising again and again, and may even double soon. For an ordinary house buyer, this is a pain, but he has to buy it, and even wants to buy it as soon as possible. The fear is Continue to rise.
As an economically minded person, you must see the business opportunities here. Investing in real estate can be extremely profitable, and you can keep it as property even if you don’t want to sell it. The sooner you join this market, the sooner you will reap the benefits.
The real estate industry is a hugely profitable industry today, and everyone wants to get a benefit in it. Especially in China in recent years, the rise in housing prices has been witnessed by everyone. In cities like Beijing, house prices have soared from three to four thousand a few years ago to more than ten thousand. Real estate investment has the advantages of stable investment returns and low investment risks.
In 2004, the average floor price in Beijing was 2,065 yuan per square meter, and the average house price was 6,178 yuan per square meter. In 2005, the average floor price in Beijing was 2,681 yuan per square meter, and the average house price was 7,534 yuan per square meter. ; In 2006, the average floor price in Beijing was 2,874 yuan per square meter, and the average house price was 8,792 yuan per square meter; in 2007, the average floor price in Beijing was 3,553 yuan per square meter, and the average house price was ≥ 11,000 yuan per square meter; as U.S. President Roosevelt asserted: "Real estate cannot be stolen, lost, or moved. As long as it is properly managed, it is the safest investment in the world." Real estate is people's only generous and reliable relative: it can pay monthly Give people a considerable income and rapidly expand their wealth.
As we all know, houses are products that people must need, and houses are built on land. The scarcity of land also contributes to the stability of housing prices. Even though recent reports say that housing prices in major cities in China have declined, judging from the actual real estate information, the decline is very small, and housing prices are still high. Even in several outer districts of Beijing, housing prices are still at Keep growing.
Some experts say that Beijing’s housing prices have reached an inflection point, which means that the housing prices correspond to x, and the inflection point corresponds to ×′. Anyone who has studied advanced mathematics will know that the inflection point is actually the change of , that is, changes in growth rates, not changes in housing prices. In other words, China's market has not really started to fall, and the profits are still huge.
I have heard people say that. A true story in Hangzhou: In 2001, the two brothers earned 300,000 yuan from business, and each of them split 150,000 yuan. The elder brother went to stock trading, and the younger brother bought a building. When they checked out in October 2003, they discovered: The elder brother’s stocks. There was less than 60,000 yuan left, but my brother sold his building for a total of 560,000 yuan, and said it was cheap.
Of course, some people say that the capital invested in real estate is very high. Big, in fact, this is just a misunderstanding. Don’t think that real estate speculation is only for the rich. Ms. Zhao used the only 100,000 yuan in her hand to become a real estate speculator. Ms. Zhao said that at the beginning of 2006, her parents gave her money. Her 100,000 yuan was intended to be used as a down payment for buying a house. By chance, Ms. Zhao's small house downstairs was for sale. Seeing the business opportunity, Ms. Zhao immediately bought it for 95,000 yuan. In March, it was sold for 106,000 yuan. After deducting some expenses, I still made a small profit of 8,000 yuan.
In fact, the price of a city depends on the supply and demand relationship in the real estate market. It is a matter of buyers and sellers. *The result of the same effect. From the perspective of supply, the size of the market supply, the supplier's profit expectation judgment and the level of cost are important factors. From the perspective of demand, consumer expectations, possibility and willingness to pay are key factors. .
1. Currently, about 15 million to 20 million people move to cities in China every year because of urbanization. In addition, a large number of rural people live in cities for a long time because of business and work, and they all need to buy or rent houses. .
The huge contradiction between supply and demand is doomed to increase real estate prices. It is precisely because of this that in recent years, the boom in real estate investment has become higher and higher.
< p>2. As the scale of cities becomes larger and larger, compared with other commodities, in addition to a smaller proportion of depreciation during use, the increase rate caused by factors such as geographical location, economic development, and population growth often exceeds the depreciation rate. Rate.This is also the unique dual function and excellence of real estate as a commodity. Therefore, the upward trend in housing prices is still evident.
China’s per capita GDP is US$1,000. When the per capita GDP of other countries reaches 1,000 US dollars, the urbanization rate reaches 50%. However, China's current urbanization rate is only 30%. China's urbanization construction is seriously in debt. Moreover, China's urban population is now 350 million, and by 2030, it will exceed 1 billion. Therefore, there are reasons why housing prices remain high.
Land is limited, but the demand is constantly increasing. This is why housing prices are unlikely to fall. In this process, people no longer buy houses purely to meet their living needs. Many people buy houses. People have begun to invest in real estate to manage their finances. House prices are constantly rising. The earlier you invest, the earlier you can enjoy soaring profits.
1． Location
When it comes to houses, many people are very anxious, thinking that buying any house will increase its value. Indeed, according to the current trend, this is basically the case, but if you investigate carefully, you will find that The value of houses in different locations is very different, and the rate of appreciation is also different within the same period of time.
When you buy a house, you must first consider the location. "The first is location, the second is location, and the third is location." This is the famous "location theory." This sentence is regarded as a wise saying by many developers and investors.
Different areas have different uses and different levels of prosperity. The higher the utilization value of the land in a place, the greater the value-added potential of the house.
Of course, housing prices will vary greatly in locations with different uses. For example, in Zhongguancun, the prosperous Silicon Valley of China, there is a significant difference compared to locations outside the South Fifth Ring Road. It costs more than 2,000 yuan to rent a two-bedroom apartment in the North Fourth Ring Road, but outside Changping, a three-bedroom apartment only costs a few hundred yuan.
In addition, infrastructure includes transportation conditions, municipal infrastructure and living service facilities. Whether there are office buildings and business districts in the surrounding area and whether there is strong market support for rental housing demand are also important conditions for a good location. These conditions determine the growth trend. For example, a friend bought a house in a relatively remote place a few years ago. It was very cheap. However, a few years later, the planning and construction of Metro Line 5 increased the population flow nearby. Suddenly it became a lot bigger and more prosperous. The house doubled in size all of a sudden, which was unexpected at first.
Of course, people also have different preferences. Just like the differences between Shanghainese people in Pudong and Puxi, it leads to the difference in housing prices between the two places.
Therefore, when investing, you must first find a good location, find a space with great value-added potential, find the basic points, do a comparative analysis, and don't be blind.
2． The government’s planning for the city
Cities are constantly growing, and the government is planning the city every year. In this planning and development process, it is full of opportunities. Why are some people so discerning? What about a good place where you dare to invest first and firmly believe that it can add value? That means others have a certain understanding of the planning and development of this city.
Urban planning has certain rules. The development of each city is different, but the shape can be followed. Therefore, every investor should know more about the market, especially the government. planning.
Although urban planning is also formulated based on urban positioning and environmental factors, and based on the laws of urban development and change, urban planning after all represents the government's strong policy support and guarantee. Therefore, the laws of urban change must be tracked and grasped early.
Beijing, for example, has identified ten edge areas in its urban planning. The ten edge areas are Beiyuan, Jiuxianqiao, Dongba, Dingfuzhuang, Futou, Nanyuan, Fengtai, Shijingshan, Xiyuan and Qinghe. Beijing's population center will be concentrated in these ten marginal areas. These fringe areas are undergoing large-scale real estate development and they are also a focus of community development. It should be said that individual real estate investment has broad prospects.
The city in Beijing adopts ring development. Every time a ring is added, the number of commercial housing, accommodation, etc. will increase successively, and the housing prices in these places will also increase sharply. This is also a good prospect for home buyers.
Everyone has only one purpose when investing, and that is to make profits. If you do not do well, you may still lose money.
Now let’s look at a practical example. Mr. Wang bought a house with a 70% loan, a monthly payment of 2,470 yuan, and a total annual payment of 29,640 yuan.
The property management fee is 2 yuan/square meter·month×12=1440 yuan. The heating fee is 1320 yuan. According to the normal price, if rented out for 11 months, the income will be 11×2000=22000 yuan. In the end, the annual The net cash flow is -10,400 yuan, which means the loss outweighs the gain.
So, whether your house is for rent or for resale, you must make careful calculations and don’t let yourself lose money.
1. Buying the right house
When buying a house, it’s not just about the location. Every house has its own attractions. Every developer will emphasize what they are proud of when selling a house, such as the one in Xiaotangshan, Beijing. The villa complex in Napa Valley doubles its value because the original white birch forest remains in the open space.
So the value of a house is not just the house itself, but also a lot of added value, such as the quality of the house, modern equipment, the area of ??the house, the orientation and structure of the house, the cultural background of the community, property management, The sale price of the home and the payment method.
The better the quality of the house, the safer and more secure it is for people to live. Especially in earthquake-prone areas, the quality of the house is very important; with the development of science and technology, residential modernization has been Gradually bring it up on the agenda. Internet homes and environmentally friendly homes are no longer what people imagine. Therefore, when judging the investment value of a house, investors must know that modern equipment is as important as the location and quality of the house; also in the northeast, houses with windows on the sunny side always sell better than those on the other side, and the floor High or low is also a choice...
2. Investment Value Estimation
Real estate investment is either about making money or losing money. In short, the most important thing to examine whether a property is worth investing in is to evaluate its investment value, that is, to consider whether the relationship between the price of the property and the expected income is reasonable. There are 3 formulas below to help investors estimate the value of real estate investments.
The rental multiplier is less than 12; the investment can be recovered in 8 to 10 years; the return depends on the income in 15 years.
A house in a certain store sold for 220,000 yuan in 2001, with a down payment of 50,000 yuan and a monthly mortgage payment of 1,000 yuan. The house will be handed over after one year and the monthly rent is 1.500 yuan. In 2005, the selling price rose to 600,000 yuan, and the monthly rent was 2,000 yuan. Below we use the above three methods to estimate this investment.
Rent multiplier is less than 12 (reasonable range)
Rent multiplier = investment amount / annual potential rental income If this store was purchased in 2001: 220,000 ÷ (0.15 million ×12 months) = 12.2 times (can consider purchasing).
2005: 600,000 ÷ (0.2 million × 12 months) = 25 times (far beyond the reasonable range of purchase, so it cannot be purchased).
Recovery of investment in 8 to 10 years (reasonable period of time)
Number of investment recovery years = (down payment + mortgage payment during the off-plan period) ÷ [(monthly rent - monthly mortgage payment) (section)×12].
Purchasing this store in 2001: (50,000 + 1,000 × 12 months) ÷ [(1,500 - 1,000) × 12] = 10.3 years (can be considered Buy).
By 2005, because house prices rose too much, but rents did not increase at the same time, the monthly rental income from purchasing this retail house could not make up for the monthly payment. If they invested, investors would face investment A situation that cannot be recycled.
Formula analysis: The investment payback period method takes into account rent, price and the main initial investment. It has a wider application range than the rent multiplier and can also estimate the length of the capital payback period.
The 15-year income is based on the annual income of the return property × 15 years = the purchase price of the property (value for money).
The annual income of the property × 15 years > the purchase price of the property (with room for appreciation).
Annual income from the property × 15 years
Buying this store in 2001: 0.15 million × 12 months × 15 years = 270,000 yuan > 220,000 yuan (can be invested) .
Buy this store in 2005: 0.2 million × 12 months × 15 years = 360,000 yuan