What is the investment prospect of serviced apartments?

Abstract: serviced apartment is a kind of "property" between hotel and high-grade residence. Because of its wide scope, there is no clear definition in the industry. "Hotel-managed apartment" is just a general explanation. Hotel-style apartment has become a hot investment field in recent years because of its advantages such as small area, low total price, low investment risk, high return on transfer and lease, large market demand and large appreciation space. Let's take a look with Bian Xiao. Advantages and disadvantages of investing in serviced apartments Investment advantages of serviced apartments

1, small area, low total price, low investment risk and high return on transfer and lease.

Usually, the rent of a hotel is 30% higher than that of an apartment, but the characteristics of a serviced apartment, such as small area, easy management and easy rental, are its advantages. However, high-grade projects occupy relatively more funds and have a relatively long payback period, which is more suitable for medium and long-term investors.

2. The product has both functions, investment and self-use.

Because it absorbs the advantages of traditional hotels, traditional apartments and traditional office buildings, it is welcomed by business people.

3. Owning property rights can make owners feel at ease.

When necessary, you can also transfer your own property rights, recover your investment, and reduce investment risks. Hotel-style service apartments are also the best choice for investors, especially home buyers in different places. For most people, this kind of investment has room for super-value return.

4. The macro situation is improving, the market demand is large, and there is room for appreciation.

In the future, more multinational companies will set up companies in China, and serviced apartments and other properties will become the first choice for some small and medium-sized companies. At the same time, the first-class business people in large and medium-sized cities in China have considerable spending power on such properties. Single apartments are particularly attractive to young people, especially foreign professionals, because of their small size, low total price and light monthly payment burden.

The investment risk of serviced apartment is 1, and the living cost is high. From the perspective of life, the cost of living in a serviced apartment is relatively high. For example, utilities are calculated according to commercial properties, which is about twice as high as ordinary houses. Taking Beijing as an example, the electricity charge for ordinary houses is 0.48 yuan per kilowatt hour, and the water charge is 2.05 yuan per cubic meter per ton of 3.7 yuan, but the service apartment charges 0.9 yuan, and the water charge is 5. 1 yuan. Most serviced apartments with commercial projects have no natural gas connection.

2. The yield is greatly reduced. The profit rate of many serviced apartment developers from 15% to 18% is much higher than the real level, and the actual annual profit rate is between 5% and 6%. High rate of return is really attractive to investment customers, but it often ignores the key element of hidden cost, which mainly includes the following factors:

Deed tax and public maintenance fund. When the developer sells the project, the price does not include deed tax and public maintenance fund. Judging from their current charging standards, the deed tax for ordinary houses is 1.5%, and that for non-ordinary houses is 3%. The housing maintenance fund is 2% of the property price. So from the above situation, even if the price of serviced apartment property makes you tempted, you should also consider the price of deed tax and public maintenance fund, which are two hidden costs.

Discount on rental price. When calculating the project income, the developers of serviced apartments often decide according to the market price of the daily rent of the local hotel. Look at a serviced apartment project near the North Second Ring Road, which costs 25,000 yuan/square meter. Investors can make a comparison with the daily rent of hotels in the same location before investing. Take the four ☆ class hotels in the same location as an example. The market price of hotel standard room is about 800 yuan/day, and you can earn 24,000 yuan a month. However, as we all know, hotels often take activities such as membership and discounts to attract customers. The discounted price is often around 400 yuan to 500 yuan/day, which is far lower than the high profit rate expected by developers.

Property fees, heating fees and other expenses. For investing in serviced apartments, in addition to the necessary expenses, many expenses such as property fees and heating fees need to be taken into account, and these are often hidden costs that we ignore when investing. The maintenance costs of hotel-style apartments, such as property fees and heating fees, are usually relatively high, so it is difficult to directly pass them on to the lessee. From this point of view, the high profit rate of developers from 15% to 18% per year obviously does not take into account the above factors.

After the agency fee invests in real estate projects, investors should also consider the rent of the house. Many investors need to spend a lot of energy and material resources to find their own customers, so they often entrust their houses to intermediary agents, which requires them to pay a certain intermediary fee, which becomes the hidden cost of investors.

3. The property rights of serviced apartments should be distinguished. According to property rights and management methods, serviced apartments in the market can be divided into three types: unified management of large property rights, unified management of small property rights and non-unified management of small property rights.

Hotel-style apartments with large property rights and unified management are not the investment targets of small investors. Hotel-style apartments have great property rights, unified management and high requirements for funds. The gate of funds makes it difficult to allow individual investors to invest in such serviced apartments, which are generally controlled by investment funds or professional companies. The investment risk of hotel-style apartments with non-unified management of small property rights is high, so investors need to be cautious. Because of non-unified management, there is no unified management, which makes the competition between small units in the same building great. In fact, this kind of serviced apartment is basically no different from ordinary small apartment, but the name of serviced apartment is hung up to raise the price, which actually does not reflect the advantages of serviced apartment.

Investment prospects of serviced apartments How much does it cost to invest in serviced apartments? First of all, investors need to rent a storefront with an area of more than 300 square meters. The store is selected in the area with relatively developed traffic and large passenger flow. For a storefront like this, in first-and second-tier cities, the annual rent needs 500,000 to 800,000.

Then, investors need to decorate the store exquisitely. Because apartments and hotels are generally high-end consumption, investors should choose good decoration materials when decorating, and the decoration should be more atmospheric. The decoration cost is 200,000 ~ 300,000 yuan.

Next, investors need to buy all kinds of hardware and software equipment, such as air conditioners, computers and televisions. , need to invest about 200000 yuan.

In addition, investors also need to recruit waiters, and the monthly salary of each waiter needs about 4,000 yuan.

After that, investors also need to collect utilities, advertising promotion fees, opening ceremony fees, etc., which need 50,000 to 80,000 yuan.

In this way, opening an apartment hotel probably requires an investment of 1.5 million yuan.

The investment value of serviced apartment is 1, and the investment is small. The size and location of apartments in the market vary widely. The smallest apartment is about 35 square meters, and it can be bought for about 250 thousand. The investment threshold is very low.

2. The investment is quick. Many serviced apartments are existing houses. If you buy it, you can decorate it, then rent it and collect the rent. Some hotel apartments have their own leases. After you buy it, you can collect the rent next month, which is quite fast.

Don't bother. You don't need to decorate yourself to invest in a serviced apartment. There is a hotel management company to decorate you directly. In some hotel apartments, you don't have to pay. The hotel will decorate your house at its own expense. If the hotel closes down in the future and the decoration is still yours, use this decoration. You can continue to sign a lease contract with others, saving time and worry.

4. High rental income If you invest in a serviced apartment, a 50-flat apartment can generally rent 4,000 yuan. According to the current market situation, the price of commercial apartments is lower than that of houses in the same area. A 50-square-meter apartment, per square meter 1.6 million, with a total price of about 960,000.

How to calculate the return on investment of serviced apartments? Return on investment = (after-tax cash flow+increase in investor's equity)/amount of equity investment After-tax cash flow refers to cash flow after income tax, and increase in investor's equity = current debt service-interest.

Simply put: rate of return = annual rent/total price.

Will the invested apartment not be sold? The investment apartment will not be sold, but the investment apartment is definitely not easy to sell. Because there is a little difference between apartments and ordinary commercial houses, the first is the property right of the house. The apartment is only 40 years old and the commercial house is 70 years old. In addition, the apartment is very uncomfortable to live in, because its plot ratio is relatively high and its area is relatively small. If it is sold, there will definitely not be too many people to want it. If the price is cheaper, someone may still want it.

In fact, the apartment is still relatively easy to sell now, but it mainly depends on the location of your apartment. If the apartment you invest in is in a good location, it is definitely not for sale. If you invest in this apartment lot, it is not particularly good and may not sell well. Therefore, when we invest, we must see whether this lot has development potential in the future. In fact, I think the most important thing in investing is to have a long-term vision, so that you are suitable for investment.

The investment area of serviced apartments is relatively small, and the main units are mainly below 90 square meters, and the decoration grade is relatively high. Most of them are located in the downtown area of the city and around the business circle, with convenient transportation. The external and internal design of the building is carried out according to the facilities standards of star-rated hotels, reflecting the grade and comfort.

Regional planning is particularly important for investors in terms of regional prospects. Because the land can be rented out faster in the future, investors should try their best to choose areas with mature business districts and relatively perfect transportation facilities for investment. In addition, the prospects of the region also need to be considered. Once the area is well developed in the future, the possibility that the house will appreciate or change hands easily will also increase.

Some apartment products located in the future business circle will be relatively cheap because of the immature supporting transportation and industry. Before buying, we must first study the regional planning, such as industrial facilities, subways, schools, businesses, offices, and whether there are enough high-end rental groups. And be careful when seizing the opportunity.

Supporting facilities Hotel-style apartments are generally well-decorated, and are also equipped with various electrical appliances, so consumers can stay with their bags. However, different serviced apartments have different configurations of these facilities. The better the configuration, the easier it will be for investors to rent out in the future.

Return on investment At present, not all serviced apartments in the market have a high return on investment. Before buying, investors should properly calculate and choose a hotel-style apartment with a relatively high rate of return.

If it's too much trouble, you can also invest indirectly, and choose some existing real estate investment projects in the market, such as the investment plan of Rui apartment project in white-collar apartments. The investment target also includes hotel-style apartments, with an annualized income of 9.5%- 10.5%.

Nowadays, there are many apartment projects in the developer brand market, and it is easy to make a choice, but the brand can be used as a selection criterion. Developers with insufficient brand strength may have problems such as the wrong version of goods, poor quality, and the planning support cannot be realized.

What are the precautions for investing in serviced apartments? 1. The biggest selling point of choosing a "housekeeper" serviced apartment is the serviced property management service. What buyers are interested in is that serviced apartments are cheaper than ordinary hotels, but the service has reached the level of hotels. This requires that the property company chosen by investors should not only have professional property service ability, but also have good market operation ability, which is the basic condition to ensure investors' profitability. If the property management company of serviced apartments does not have efficient, systematic and professional market development ability, developers will only think about selling the property and everything will be fine when developing serviced apartments, instead of trying to find a good housekeeper for the owners, which will form another form of "unfinished" project, which will make the owners' return on investment unable to be guaranteed; The low return on investment, in turn, affects the market consumption pillar of hotel-style apartment development and the enthusiasm of investors, thus forming a vicious circle. Judging from the current market, there are very few such property management companies with hotel management capabilities, and general hotel management companies lack property management experience. Therefore, investors should conduct in-depth evaluation when choosing cooperative property companies.

2. Positioning of serviced apartments The positioning of serviced apartments is a substantive issue that investors should make clear before investing in development, which is directly related to the hardware facilities and service contents of serviced apartments. Specifically, the positioning of serviced apartments should depend on the consumer demand for buying or renting such properties, namely, investor groups and consumer groups, and investor groups depend on consumer groups. Therefore, fundamentally speaking, the positioning of serviced apartments should depend on their consumer groups.

After several years' development, serviced apartments have been divided into two categories: one is serviced apartments which mainly provide hotel-style services for home life; The other is a hotel-style apartment, which mainly provides office space and simple living conditions for various institutions or individuals. There are two kinds of serviced apartments for home life: medium-sized and large-sized apartments and small-sized apartments, each facing different demand groups. Only by providing more differentiated products and services according to market demand and catering to the needs of more special consumer groups can developers win the market.

3. The geographical location of serviced apartments has a great influence on the success or failure of developing serviced apartments. Because different types of serviced apartments have different consumer groups, there are also specific requirements when developing serviced apartments. Generally speaking, there are several differences:

A. Hotel-style apartments with residential functions mainly provide accommodation for businessmen and senior staff of enterprises. It should be located near the senior office building, with convenient transportation, good living environment and landscape, and complete living facilities.

B serviced apartments, which provide offices and living places for domestic and foreign business organizations resident in Shenzhen and domestic and foreign business personnel who often come to Shenzhen, should be located in the bustling downtown area with dense hotels to attract frequent guests of the hotel. More office buildings, convenient transportation and good commercial, catering and entertainment facilities are needed to facilitate business and life.

C. Hotel-style apartments that provide offices and living places for small enterprises and individuals in Shenzhen are not as strict as the first two types in site selection, but they also need convenient transportation, close to office buildings and surrounded by relatively complete commercial, cultural and entertainment facilities.

4. Management of serviced apartments The management of serviced apartments is nothing more than selling, renting and renting.

By selling, you can recover your investment as soon as possible, get a return and reduce market risks. This is a business model that developers prefer to adopt, especially some developers in the growth period like this model very much. However, the hotel-style apartments with this operation mode are all handed over to the property management company for management after completion, and the developers do not participate in the post-management, which requires the developers to make clear agreements and commitments with the service content of the property management company before operation to avoid some uncertainties and hidden dangers in the post-management.

Lease has a long payback period and there is a big market risk. The risk mainly lies in decoration. Without decoration, there will be no customer rent, and with decoration, it may not be to the customer's liking. New customers often require new decoration, which leads to frequent renovation and replacement, which brings a lot of trouble to management and increases the investment of developers. At the same time, there is still a certain phenomenon of blindly following the trend in the real estate market. The prospect of a property market is good, and many developers rush headlong into it, which leads to a sharp increase in the market supply of this property, and the price and rent will also drop. These irrational investment methods greatly increase the investment risk of serviced apartments.

The mode of renting and selling simultaneously is a management mode that developers have to do. The units sold are occupied or rented by small owners, and the units that cannot be sold have to be rented by developers.

5. Service of serviced apartment The biggest selling point of serviced apartment should be its perfect service. Generally, it is necessary to provide corresponding services according to the needs of its consumer groups. For example, a home-centered hotel-style apartment can provide services such as taking care of the elderly and children and picking up and dropping off students. Washing and ironing clothes, shopping for daily necessities and cleaning the house are also essential services. For hotel-style business apartments, we should give more consideration to the needs of business people, provide more business resources and information, provide legal advice, business consultation, financial consultation and secretarial services, rent business cars, buy office supplies, air tickets, train tickets and so on.

The trap of investing in hotel apartments 1, the promised return on investment should be careful. In the process of buying serviced apartments, we often meet developers who promise to return 8% a year for five years. However, the investment rate of some serviced apartments in the actual market is even less than 3%, and the annual commitment of 8% is usually a trap. I want to sell the house that was actually only worth 10 thousand to 15 thousand by promising a return. Therefore, when buying, don't listen to the one-sided words of sales, do a good calculation and feel that it is cost-effective.

2. Property management fees such as property, water and electricity, and service life of serviced apartments are usually relatively high. If it is a commercial and residential house, the utilities may be charged according to commercial standards, which is not a small fee. Because the management of hotel-style apartments is quite complicated, we must grasp the principles of accuracy, organization and convenience when positioning. In addition, developers lack experience in developing such products, but insist on their own operations, which will also leave hidden dangers for the contradictions after delivery.

3, to avoid the deposit trap, many developers will play as many preferential activities as possible. how much is the deposit? Some developers will refund the deposit. Some retired for various reasons. So if you pay a deposit, you must be optimistic about the deposit contract! And China's culture is profound. Although the meanings of "Ding" and "Dian" are similar, they are quite different. Therefore, it is necessary to clearly distinguish the price difference and avoid entering deposit _ set.