What do you need to pay attention to when investing in shops?

The following 10 aspects must be investigated in advance.

I. Nature of land

At present, some shops in the market are changed from the original houses by "living in Africa". These two types of houses are two completely different land use properties.

"Residential" is a house specially used for living, and "commercial house" (full name is commercial service house) is a house used for operating and serving residents' lives. Both of them have changed in at least three ways. From the point of view of land management, "living instead of living" has changed the land use, that is, "residential land" has become "commercial land"; From the planning point of view, its connotation has been changed to the provisions in the construction project planning permit; Judging from the function of house use, house use has management function.

Article 18 of the Provisional Regulations on Assignment and Transfer of the Right to Use State-owned Land in Cities and Towns once stipulated: "If a land user needs to change the land use stipulated in the land use right assignment contract, he shall obtain the consent of the transferor, and with the approval of the land management department and the urban planning department, re-sign the land use right assignment contract in accordance with the relevant provisions of this chapter, adjust the land use right transfer fee, and register." It can be seen that if the investment "shops" are originally residential land, there will be trouble in the future.

Second, changes in planning.

It is important to find out whether the location of shops and their surrounding areas will face planning changes in the future, which also determines the success of investment.

From a macro point of view, if the city starts a new round of planning outline, the shops that will invest in the future will definitely be affected by the new round of planning. For example, the Hongqiao transportation hub project in the west of Shanghai shows that Shanghai and the Yangtze River Delta will form a "metropolitan area" with a three-hour drive, which will attract a large number of people, logistics, information and capital flows in the future. This makes the commercial real estate investment opportunities in the western part of Shanghai stand out. From a microscopic point of view, once a new rail transit line is planned and built around the investment shop, it can be affirmed that the shop has a rising value.

Third, related rights and interests.

The so-called shop rights and interests mainly include two contents, one is housing property rights, and the other is other related rights and interests. The former can be proved as long as there is a real estate license, and the latter involves a lot of content. For example, whether there is a tenant in the second-hand shop, what is the agreement between the tenant and the landlord, how to deal with the interior decoration of the shop and so on. These will all involve the "rights and interests" of investors.

As we all know, the original tenants of second-hand shops have the "preemptive right", so investors must understand the original agreement signed by tenants and landlords before buying a house. If the tenant waives the "preemptive right", the landlord must also produce relevant written evidence. As for the original decoration, equipment and other issues, investors should also ask about the scope of rights and interests to avoid troubles such as compensation after buying.

Fourth, the size of the area

According to different lots and floors, the value of shops is directly proportional to the size of the area. However, from the perspective of personal investment and operation and their own risks, the area of shops is generally 50 to 100 square meters.

Shops of similar scale have the advantages of wide market, easy rent, flexible operation, high rent, small initial investment and low investment risk, such as small catering industry, clothing store, convenience store, coffee shop, flower shop, tea bar and drugstore. And the area does not need to be too large.

In terms of shops, there are two points to pay attention to. Because of the high land price, shops in busy downtown areas try to reduce the area of a single facade when investing, with the goal of improving the unit area value of shops; For shops with more than two floors, try to choose shops with open and multi-channel layout to facilitate customers to stop and flow.

Verbs (short for verb) use structures.

The internal structure of shops is very particular about individual investors, so we must not avoid this when considering investing in shops to do catering business.

Shops in the basement of residential quarters are not allowed to engage in catering industry, even those along the street. Before investing in shops, you must know whether there are kitchens and sanitary facilities and whether you can be a catering industry. The internal structure and size of the shop are also very particular, such as the height of the floor, whether it can be installed with mezzanine (or sent to mezzanine) and so on. If the height of the bottom berth exceeds 5 meters, investors can install the mezzanine by themselves. The first floor is for business, and the second floor is for residence or small office. This is the ideal shop.

It should be noted that the structure and mode of shops should not be messy, the apartment structure is reasonable, and the effective use area is high, so that such shops are easy to operate; Secondly, property companies are also easy to manage, and the value of shops will increase accordingly.

Six, equipment decoration

When buying a shop, you should pay attention to the indoor decoration and equipment, especially the decoration of the house.

Under normal circumstances, second-hand shops are decorated, and some are equipped with various equipment. When signing a sales contract, it is best for both parties to separately conclude an annex, namely "House Equipment Decoration List". List these equipment and decoration costs, such as whether they are included in the total house price and how much discount they can give, so as to avoid conflicts with the original landlord and neighbors in the future.

VII. Taxes

Shops need to pay taxes, and individual investors must be clear about these taxes. Because these expenses account for a high proportion of the house price. There are mainly business tax, deed tax, stamp duty, land value-added tax and personal income tax. , should be clearly stated in the agreement. It has been suggested that some shops sold by enterprises can invest in the form of equity transfer. It is said that this can reasonably avoid some taxes and fees.

Eight, mortgage loans

If investment shops consider mortgage loans, they must understand the relevant knowledge of real estate mortgage loans.

At present, the bank strictly examines the loan for shops. The minimum area standard is 50 square meters, the minimum total price is 400,000 yuan, and the loan ratio is mostly 50%. For those shops with independent property rights along the street, the approval of mortgage loans is more stringent. Because, these shops may be involved in future planning and relocation or neighbor property disputes and other thorny issues.

Before mortgage loan, investors must go to the bank for valuation, which is usually drawn up by an appraisal company entrusted by a commercial bank. The estimated price will generally not exceed the estimated price, and the actual mortgage loan ratio of shops is less than 50%.

Nine, the return time

Shop investment pays attention to long-term returns. Judging from the experience of large-scale commercial real estate development at home and abroad, the long-term rental income of a high-quality shop is much higher than the previous investment.

For investment in shops, the famous saying "lots, lots or lots" still applies. And the investment of shops is usually proportional to the return, but there are some exceptions.

For example, some shops in the urban-rural fringe are left out in the cold. However, with the acceleration of urbanization, the regional market has grown from scratch, from large to small. Including the increase of regional population, the emergence of residential communities, the opening of roads and the construction of public facilities. , house prices or shop prices will rise, prompting the appreciation of shop investment. Of course, not everyone can see this "potential store", mainly because they can stand loneliness.

If you invest in shops of large-scale commercial real estate projects, the quality of developers, including strength, ability, integrity, professionalism and popularity, is worthy of attention, which is closely related to the return on investment of shops. Because this involves the future market cultivation of developers and the unified management of stores.

X. Market factors

Market factors have an important influence on shops, including macro, meso and micro factors. Some are predictable and controllable, others are unpredictable, which depends on the comprehensive quality of investors themselves.

It has been seven years since 200 1 Shanghai retail market rose, and the retail market is gradually maturing. However, there are differences between high speed and low speed. For example, Huaihai Middle Road, Nanjing East Road, Yuyuan Garden, Xujiahui and other "gold" shops are often priceless. Shops in cold areas are difficult to sell and face great difficulties in operation.

It is suggested to pay attention to the following types of shops in the near future: shopping malls, commercial streets, professional markets, wholesale markets and other types of shops, while most investors in property-based shops such as shopping centers and shopping malls have not made any money yet. The problems involved here are very complicated. You need to consult experienced or learned investors. They are your real "teachers" who invest in shops.

In addition, it should be noted that:

1, note that the down payment and monthly payment are higher. Shops always need 50% down payment and 10 years mortgage time. In addition, the commercial rent is high, but it can't be realized entirely by rent. Some funds should be reserved for working capital. The evaluation price of general stores is not high, so you don't have to consider these in one-time payment, but you must consider the buyer when you deliver the goods.

2. The rent level of shops is quite different. Even for shops with leases, the rent level is not necessarily true. When investing in shops, we must investigate the rent level of shops clearly, otherwise it will lead to buying shops with high prices and low rents. 3. Invest in shops to find out the real structure of shops. Maybe two owners' shops merged to form one shop. If the shop you buy belongs to the second half of the facade, it is impossible to rent it out independently.

4. Stores vary widely, and the comparability is poor, which tests the experience and vision of investors.

Hope to adopt, thank you.