Real estate investment analysis

Investment skills and examples of residential shops

When it comes to investment shops, most people feel afraid to think about it-how can they dream of "raising three generations in one shop" without funds of more than one million yuan?

As we all know, there are many kinds of shops. In addition to the "king of shops" on Beijing Road and the bustling shops in Tianhe City, there are also many shops in the community with deep pockets:

First, the threshold is low, and more than100000 is enough. Second, the income is considerable. "Steady Array" has 7%~8% income every year, and shops may appreciate at any time!

"The state is strengthening macro-control of the real estate market, especially the housing market. Now is a good time to invest in community stores. " Some experts said that the current supply of residential shops is relatively large, while the investment risk is low and the income is stable. As long as the price is "cleverly chosen", there is a great possibility of price increase, while the residential shops in relatively remote large residential areas will have greater potential for appreciation and rent collection.

Priority is given to street shops.

Residential shops can be divided into street shops, residential shops and residential shopping malls. Zheng Qiang, a veteran with many years of investment experience, suggested that investors should give priority to the street shops in the new district, while shops in closed communities are not encouraged to invest because they are only for residents in the community and are not easy to rent and appreciate. In addition, the risk of residential podium and non-first floor shops is also greater.

Lin li, the research department of Zhongyuan Real Estate, suggested that investors should keep in mind the "three follow-ups" and "three avoidance" when choosing shops, that is, with policy planning, with people and with industrial areas; Avoid the mentality of missing, avoid the main road and avoid the bottom of the viaduct.

Shops in the new area have more potential.

Zhao, general manager of Guangzhou Tongchuang Real Estate Investment Consulting Co., Ltd. said that investing in community shops must fully investigate the development prospects of shops, which will determine whether shops can appreciate. In this regard, he is more optimistic about the new district; Secondly, considering the quality of residents and the types of consumers in the surrounding environment, for example, the population in Liwan District is gradually decreasing, and most of them are elderly people, which is not conducive to the development of community shops; In addition, the business planning of the government and developers in this respect is directly related to the long-term development of shops. Therefore, he believes that the investment opportunities of residential shops are mainly concentrated in Panyu District, Huadu District and other markets and new districts.

Zheng Qiang is also optimistic about the residential shops in the new district, especially Luogang District and Nansha District, because the government's development efforts are accelerating and the development space is large, so the prospects are relatively promising. He exemplified that the prices of shops near the location of Luogang District Government have increased to varying degrees every year. In 2004, the average price was 6000 yuan/square meter, and in 2005, it was 7000-8000 yuan/square meter. At present, the price has reached 10000 yuan/square meter.

Investment examples

Mr. Su is an insurance practitioner with an annual income of about 80,000. With spare money, Mr. Su's first investment property was a shop. Mr. Su believes that although the investment in shops is high-risk, it also has high returns. After many investigations and the help of professional intermediary companies, Mr. Su bought a shop in Zhonghai Kangcheng Community in March 2004, with an area of 34.5 square meters and a purchase price of 288,000 yuan. Two months later, he rented it out at 2300 yuan/month. In June, 2005, Mr. Su sold it for 437,500 yuan, and obtained a net profit of 200,000 yuan according to preliminary calculation.

Fast calculator:

Mr. Li bought a shop with an area of 50.6 square meters with 500,000 start-up funds (generally refers to idle funds on hand). The total house price is 6,543.8+0.25 million, the loan is 750,000 yuan (654.38+00 years), and the monthly payment is 7,500 yuan/month. If the average market return on investment (including leasing) is 654.38+00%.

● Annual rental income: 10400 × 65438+February-10400× 14% (rental tax) × 65438+February ?107328;

● Annual payment: 7500 yuan × 65438+February =90000 yuan;

● Annual income:107328-90000 =17328 yuan;

● 10 year loan net income: 17328× 10 year = 173280 yuan;

●/kloc-Total assets after 0/0 years:1250000+173280 =1423280 yuan;

● Gross profit is: 1423280-500000 (the initial capital is down payment)-1250000×3% (transaction tax) = 890000 yuan;

● Average annual income (annual profit): 890,000 yuan/10 year = 89,000 yuan.

Note: This is only a preliminary analysis under static conditions. Investment is complicated. Only by fully understanding the market can we get good returns.

These three types of residential shops have their own advantages.

● Street shops in residential areas

Current average return on investment: 6% ~10%;

Suitable for investment targets: investors with sufficient funds;

Features of the store: the business risk is the smallest, because its service target is not only the fixed customer base of the community, but also the residents outside the community, serving a wide audience and making profits easily.

Investment description:

1. Is the store facing the secondary pavement or the six-lane main pavement? Generally speaking, it is difficult for shops on the main road pavement to absorb people. If the main road pavement is commercialized, it is another matter.

2. Whether the main consumers in this area are inside or outside the community. Although some residential shops face the street, the main consumers are still residents, so there is no difference between investing in street shops and investing in residential shops, such as Panyu Qifu New Village. If the customers facing the street shops are both community owners and surrounding guests, then the investment prospects will be relatively optimistic, such as Fangcaoyuan in Tianhe North.

3. There are office buildings or other buildings under construction near the road section, or there will be subways, which will make the shops appreciate; If a viaduct is built, it may not be conducive to appreciation.

4. Whether the regional business atmosphere of the selected location is strong, etc.

● Stores in the community

Current average return on investment: 4% ~ 6%;

Suitable for investment targets: investors with relatively few funds;

Characteristics of shops: At present, the price of shops in immature residential areas (that is, residential areas have not been fully occupied) is generally around 7500~ 12000 yuan/square meter. Mature community shops are around 10000~20000 yuan.

Investment description:

1, the management of the community and the number of residents in the community, because the shops in the community are generally to meet the needs of the residents in the community.

2. Whether there is a formed commercial system around the community. If there are mature commercial facilities around, it will be more difficult for shops to operate and the rental income will not be high.

● Community shopping center stores

Current average return on investment: 3% ~ 8%;

Suitable investment target: investors with certain investment experience;

Characteristics of shops: investment is the most passive. Controlled by the developer as a whole.

Investment description:

1. Understand the number of shops sold by developers. If more than 50% of the shops have been sold, it will not be conducive to the packaging and publicity of the whole shopping mall by developers, and the possibility of appreciation of the invested shops will also be reduced.

2. Pay attention to the overall planning and management of shopping malls. If the mall is poorly run or managed, investors will run into rocks at any time.

Search store:

▲ 1.5 million yuan ~ 200,000 yuan

◆ Baiyun Shangcheng Garden, Baiyun District: Guangxin paves in the community from the west of the highway, and can choose shops of about 25 square meters. The unit price is 9500 yuan ~ 12000 yuan/square meter, and the rental return rate is 7%~8%.

◆ Jinbi New Town in Baiyun District: south of Huangshi Highway in Shijing Town, east of Shijing River, west of Beijing-Guangzhou Railway, paved in the community, with shops of about 25 square meters available, with a unit price of about 9,000 yuan/square meter and a rental return rate of 7%~8%.

▲ More than 250,000 yuan

◆ Skirt shops of Fuli Modern Plaza in Haizhu District: Guangzhou Jinma Boiler Factory and shopping mall shops on the west side of Industrial Avenue. You can choose shops of about 12 square meters, with a unit price of 35,000-50,000 yuan and a rental return rate of about 8%.

◆ Huangpu Garden in Huangpu District: south of Guangzhou-Shenzhen Highway, east of Fengle Road, west of Wuyong River, facing the street, about 15 square meters of shops to choose from, with a unit price of about10.3 million yuan/square meter and a rental return rate of about 8%.

▲ More than 300,000 yuan

C2 and C3 plots of Hui Jing New Town in Tianhe District: experimental farm plots of South China Agricultural University, paved in the community, with shops of about 35 square meters available, with unit price of 1.3 million ~ 1.8 million yuan/square meter and rental return rate of about 9%.

Nanyuan, Jing Jun Garden, Tianhe District: Jing Jun Garden, Zhongshan Avenue, a shop of about 20 square meters, with a unit price of 1.6 million yuan ~ 20,000 yuan/square meter and a rental return rate of about 10%.

▲ More than 500,000 yuan

◆ Times Rose Garden in Baiyun District: Guangxinpu is located on the west side of Yongtai Toll Station, facing the street. You can choose a shop of about 35 square meters, the unit price is about 22,000 yuan/square meter, and the rental return rate is about 6%.

Dongmingxuan, Yuexiu District: Zhongshan 4th Road 199-235, the unit price is 25,000 ~ 30,000 yuan/square meter, and the rental return rate is about 8%.