How to tell whether the house you bought is expensive or not?

Recently, the regulation of real estate in various places has further warmed up, and this round of housing price increase cycle from the end of 14 to the beginning of 15 has also come to an end.

The voices in the circle of friends about housing prices and buying a house have stopped a lot. At this time, you can stay away from the "house price circle of friends", but don't stay away from the problem of the house itself, because now is the opportunity to prepare for the next cycle.

Today, the minibus will talk about a very basic problem:

How is the price of the house determined?

1

What are the factors that affect house prices?

Generally speaking, there are many factors that affect house prices.

On the big side, it may be influenced by the trend. For example, when the housing prices in the whole city are soaring, every house has an impulse to break through the sky. What we can see in public opinion is often this kind of information.

If it is really implemented, whether it is self-occupation or * *, we should pay attention to some more detailed factors:

In different cities, or in different areas of a city, house prices are determined by land costs (cities and lots), construction costs, residential greening, fine decoration, building age, subway, developer brand and other factors.

Even in the same community, different floors of the same building and different huxing on the same floor, the price is different.

2

How do these factors affect housing prices?

Their impact on housing prices can be quantified.

For example, in a newly opened residential area, different floors of the same building have the same apartment type and different prices. The higher it is, the more expensive it is. The 10 floor will be 3000 yuan cheaper than the 20th floor, which means that the impact of the floor on the house price is 300 yuan/floor.

For example, in the same lot, two adjacent buildings have subways and school districts, and the price is 5000 yuan. If you look for reasons, you may find that one of them is a national brand developer, the other is a local developer, or one of them has better greening and property.

Then we can say that two real estate brands+property premium =5000 yuan.

This is a reliable analysis method. In order to find out the influence of a single factor on housing prices and isolate the influence of other factors on housing prices, it is theoretically called "controlling" irrelevant variables.

If we extend this method and analyze every factor, we can divide the price of a house relatively thoroughly. When we buy or sell a house, we will always meet some people who can quickly tell where the house is expensive and where it is cost-effective. It is not a complete lie, but a block-by-block pricing of a house, which will eventually merge into a total price.

Take a 50,000 yuan/square meter house in Beijing or Shanghai as an example. It may be like this:

First of all, its basic cost, including land and buildings, is assumed to be 30,000 yuan/square meter. Other factors include:

Brand: brand developer,+8,000 yuan/m2

Environment: The greening of the community is very good, +2000 yuan/square meter.

Property: Good property management, +2000 yuan/square meter.

Decoration: * * repair, +6000 yuan/square meter.

Age: hand over the house,-3,000 yuan/m2.

Floor: the floor is very poor, -2000 yuan/square meter.

Unit type: The unit type is good,+2,000 yuan/square meter.

Transportation: far from the subway, -3000 yuan/square meter.

School district: school district room,+10000 yuan/square meter.

In the long run, 30000+8000+2000+6000-3000-2000+2000-3000+10000 = 50000 yuan/square meter.

When you buy such a house, you actually buy its brand+* * repair+school district house, and pay an extra premium of 8,000+6,000+110,000 yuan for these factors. Of course, factors such as fast delivery, poor floors and distance from the subway also make this house a little cheaper.

Among all these factors, some are rigid, and huxing, floors, transportation and even property management level are not easy to change, which means they are scarce. You don't have to hesitate to pay a premium for such factors.

And some factors are soft, such as brand. There are many emotional factors, which may change with time. Paying a premium for this depends on the needs of different people.

three

Two common problems

In addition, there are some controversial factors, the biggest two are decoration and school district housing, which are two common problems:

"Is it buying a house or buying a fine decoration?"

"Do you want to buy a school district?"

For these two items, we can often see two completely different opposing views. The key is that both views are reasonable.

A professional real estate investor the minibus knows is firmly opposed to fine decoration, at least for investment in real estate. He believes that "decoration" has a relatively high premium in many housing price items, but it does not preserve value. A decorated house is 6000 yuan/square meter more expensive than others, but if you buy a blank and find a worker to do it yourself, the cost may be only 2000 yuan/square meter, and the profit will come out.

On the other hand, there are many benefits of fine decoration. For example, there is no decoration period for real estate, which can quickly form a living atmosphere. Moreover, unified fine decoration is very helpful for the maintenance and growth of the overall house price in the community. Do you want two communities, one with uneven decoration and the other with uniform and exquisite decoration, which is more suitable for living and has more room for growth?

The difference between the two, first, lies in the purpose of buying a house, whether to seek maximum investment appreciation or living itself; The second is whether your ability is enough to cover the premium.

According to this logic, we can also compare school districts. The house is just needed by China people, and the school district is just needed. Among all the houses at present, the school district is the most scarce, so there is a saying that "if you invest in buying a house, you will buy a school district".

But let's take it apart and see if it's still like this.

In the above example, the price of a house is 50,000 yuan/square meter = 40,000 yuan/square meter, the price of ordinary real estate is+65,438 yuan+00,000 yuan/square meter, and the price of admission places.

The former is supported by its geographical location. The number of subway stations, commercial complexes and supermarkets within a walking distance of 10 minutes, as well as the number of banks and high-end hotels in two streets around the community, are relatively difficult to change.

What supports the price of admission places? It's a school district scribing document. I'm afraid it's much easier to change it.

The high premium of school district housing lies in the high premium of children's admission qualifications, which comes from the lack of educational resources. Last year, minibuses wrote an article saying that there will be at least several solutions to the allocation of educational resources in the future-school district division, teacher mobility and private schools, which may change the premium expectation of school districts.

As the old saying goes, for many people, buying a house may be the biggest investment in your life. It involves so many influencing factors that you can be smarter in any one of them, which will bring you great help.

Therefore, it is always right to study earlier and prepare more.

(The above answers were published on 20 17-05-3 1. Please refer to the current actual purchase policy. )

Click to view more comprehensive, timely and accurate new house information.