How to calculate the return on investment in office buildings?

Abstract: Because of the small supply, large demand and high return on investment, office buildings have become the new favorite of investment customers in recent years. However, the total investment price is high and the liquidation period is long. When investing in office buildings, we should calculate the rate of return, choose a reasonable location, pay attention to the problem of grade image, and pay attention to the quality and greening of office buildings. Here are some suggestions on office investment. Matters needing attention in office building investment How to calculate the return on office building investment

Office buildings have become the new favorites of investment customers in recent years because of their small supply, large demand and high return on investment. But at the same time, due to the large office space, high total investment price and long liquidation period, personal investment needs more rational and professional analysis.

Problems needing attention in office building investment

The first trick: how to calculate the return on investment in office buildings?

Before preparing to invest in an office building, you should first calculate the annual rate of return of this plate, and if appropriate, whether it has investment value. According to the calculation principle of international professional financial management companies, the basic formula to measure whether a real estate price is reasonable is "annual income × 15 = real estate purchase price". If the annual income of real estate × 15 is greater than the purchase price, it shows that the project still has investment value.

The second measure: choose a place.

Because the appreciation of real estate mainly comes from the appreciation of land, and the land in the main center of the city is more scarce and there is a lot of room for appreciation. At the same time, the location of the main center has increased significantly, and its location resources are unique. It is usually a place where people flow, logistics, information flow and capital flow converge. Therefore, whether it is located in the main center of the city is the first choice to measure the grade of an office building and whether it has investment value.

The third measure: pay attention to the grade image.

Individuals investing in office buildings should aim at the customer base to invest. As an enterprise, the primary purpose of choosing an office building is often to enhance the corporate image. Many enterprises regard the grade image of office buildings as one of the most important factors after location. If you invest, it is suggested that the smallest tenant also needs an office building with a building area of about 500- 1000 square meters, because it shows that the level of companies entering this property is not much different, and the property is of high grade, which may have a relatively stable return in the future. Of course, this also requires investors to have a high ability to pay. If you invest in a property that is cut into small areas for sale, it should be noted that although the total price may be cheap, there are too many small owners, which will affect the property management level and return ability of the property.

The fourth measure: pay attention to quality.

Because the quality of office buildings is very important for enterprises that actually use them, such as the convenience of transportation, the rationality of parking lot design, the elevation of property buildings, the building quality, the grade and layout of the lobby, the quality and configuration of elevators, the applicability of structural layout, good lighting and ventilation, etc. Investors also need to compare the above contents one by one and observe their feelings on the spot. If the office building is located in a remote place, the traffic is inconvenient or the traffic is busy, it is definitely not suitable for investment.

The fifth measure: the surrounding natural landscape and

Floor garden, greening

If an office building is surrounded by tall buildings, the line of sight will be blocked and the natural landscape will be gone. People will be tired after working for a certain period of time. The public small garden set in the floor and the vegetation greening in the small garden can achieve the purpose of relaxing. The natural landscape outside the office building can make people feel relaxed and happy by the railing, which is conducive to rest and rest.

The sixth measure: choose a good property company.

As an investment property, office buildings realize appreciation and preservation through property management services. Property management companies directly determine the water, electricity, garbage removal, air conditioning supply, parking space management and other aspects of an office building. No company likes to work in an office building full of rubbish. Therefore, when choosing to invest in office buildings, the investigation of property management companies can not be ignored. It is best to choose an international property management company. Many office buildings in Hong Kong realize their late value through brand property in asset operation management.

The seventh trick: how to handle the lease procedures?

After an investor buys an office building, if a tenant requests to rent it, first, the buyer and the seller sign a lease contract; Secondly, show the original lease contract, the identity certificates of the lessor and lessee, the company's business license (copy) and the original property right certificate to register in the street where the house is located; Finally, submit the original lease contract, the identity certificates of lessor and lessee, and the company business license (copy) to the local real estate trading center for lease registration and payment as required.

Pay attention to three major risks in investment

First, because of the large amount of investment in office buildings, we must guard against the risk of depreciation when investing in office buildings. If the position of the office building itself depreciates for some municipal or other reasons, then the office building itself will inevitably be greatly affected; If too many new buildings emerge in the invested office buildings in the next few years, it will also have an impact on the existing office market. For example, this year's Zhongguancun office market, due to the large supply, the original and new digestive capacity is limited, resulting in indigestion of new office buildings in the region, and the rent of old office buildings has fallen.

Second, in terms of mortgage, the unit price of pure office buildings is mostly above10.5 million yuan/square meter, and the mortgage loan is less than 60%, so it requires high down payment ability and strong repayment ability. In terms of interest rate, the office interest rate is nearly 1% higher than the residential interest rate. In addition, there are various taxes and fees that need to be paid, such as taxes and fees for purchasing real estate, taxes and fees involved in leasing, property tax, high discount for first leasing, property management fees, self-management fees, depreciation fees for decoration, furniture and construction, etc., accounting for about 20% of the investment.

Third, both office buildings and houses have investment functions, but their attributes are completely different. The core difference between the two is that residence is a kind of "means of subsistence" and office building is a kind of "means of production". When the office building can't be rented out, it can only be left idle, and it can't live by itself like a house. This will not only fail to generate other profits, but will consume funds.