How to choose an investment apartment? Experts suggest grasping four elements.

Because of the commercial nature of the apartment "inclination", it is very important to grasp the nature of the project and the property itself. How to choose an investment apartment? The heart purchase guide collects four points for you.

Although the sparrow is small and complete, the apartment can be described as a "collection" of residential and office buildings, and at the same time it has a low investment threshold of "small area and low total price". Facing the booming Guiyang apartment investment market, how can investors minimize the risk of apartment investment? The reporter found that due to the commercial nature of the apartment, it is very important to grasp the attributes of the project and the property itself.

Investment factor 1: site selection

For commercial real estate, there is a golden rule of investment-lots, lots or lots. Because small huxing has greater investment attributes than pure residential buildings, the location also determines whether small huxing has investment value and sustainable development potential.

Judging from the apartment projects currently on sale in Guiyang, the characteristics of lots mostly belong to two categories: one is located in the core of the city or in the extremely prosperous area of commercial activities, such as the Bailing fashion world in the fountain; The other is a large number of apartment properties in emerging complex communities, such as flower orchards and future ark. There are powerful office clusters near these apartments, which provide reliable customer resources for apartments.

While choosing to invest in apartment lots, we should also pay attention to the planning prospects of this area. Judging from the current price of apartments for sale in Guiyang, the price of apartments located in the core business district of the city generally reaches10.5 million yuan/square meter, while the price of apartments in some emerging urban planning areas is between 4,500 yuan and 6,500 yuan/square meter, which is very different. According to industry analysis, some apartment products located in the future business circle have relatively low prices because of the immature supporting transportation and industry. When buying this kind of "potential" property, we should first study the regional planning of the apartment, such as industrial facilities, traffic prospects, and whether there are enough rental groups to support it.

It is worth reminding investors that the downtown apartment rental market is optimistic at present, but the unit price has been raised to a higher position, which overdraws a considerable part of the future appreciation space to some extent; Although the price of apartments in emerging areas is not high, they may experience a long "warm rent" period in the early stage, and the risk of vacancy is greater. Investors should actually consider the planning of return on investment.

Investment factor 2: Pick "neighbors"

In the interview, Ms. Liu, who participated in apartment investment earlier in Guiyang, told reporters about her investment experience.

A few years ago, Ms. Liu bought two apartments with an area of 50 square meters in the central area, and planned to open a beauty club after connecting them. When closing the house, Ms. Liu found that all the properties on the same floor, except two she bought, were bought by two other investors and converted into short rent apartments. At first, Ms. Liu thought that "relying on big trees to enjoy the cool", there were fewer retail investors, and floor management would be more convenient in the future. Who knows that shortly after the house was closed, the neighboring investors cut off the passage for the convenience of management. As a result, Ms. Liu's beauty club was "forced" to a dead end, and her business was greatly affected. Many complaints to the property management were fruitless.

In response to this phenomenon, many people in the industry said that retail investors often lack the initiative to invest in properties adjacent to large group customers, so small and medium investors should be extra cautious about apartments that seem to have lower investment thresholds. It is best for retail investors to avoid being neighbors with big customers and choose properties with similar small businesses around them, such as Sohu office workers, entrepreneurial companies, beauty and leisure clubs, etc. It is more conducive to accumulating popularity and forming a complementary driving effect of the property.

At the same time, through interviews with reporters, it is also found that some consumer groups who buy apartments also have dual considerations of self-occupation and investment. Is it realistic to buy an apartment and live for a few years, and then rent it after improving the purchase? According to some property consultants, most people choose single apartments. If there are office buildings or large commercial clusters around the invested apartment, the vacancy risk of such apartments can often be reduced. However, such rent-seeking groups often have higher requirements for property matching. A certain level of decoration and complete furniture and appliances are the premise to ensure the rental rate.

Investment factor 3: Look at software and hardware.

Based on the actual situation of some apartment projects that have been put into use in Guiyang, there are generally some defects such as low level of property management, insufficient parking spaces, and weak hardware supporting conditions such as elevators. These "soft spots" in the software and hardware environment have greatly reduced the appreciation space of apartment property.

It is understood that "price level" and "appreciation space" are often the two major directions that Guiyang apartment investors are most concerned about at present, and how the property management team in the later period of the apartment is often ignored by investors.

Professional investors suggest that since buying apartment products is a long-term investment type in real estate investment, the strength of developers and the management level of property service companies will also be the key to determine the rental return. At present, the products in Guiyang apartment market are mostly divided into residential apartments and office apartments. The quality of the apartment is very important for both investment customers and self-use customers, covering a wide range of contents. Internal vertical traffic conditions, entrance lobby design, parking space ratio, information intelligent system configuration, and even the facade of the apartment have become important indicators to measure the value of the apartment. Perfect high-level hardware facilities can add a lot to the rental of later properties.

Investment factor 4: consider the cost.

Judging from the apartment investment projects currently on sale in Guiyang, many of them have achieved a high return on investment of 12- 15%, which has become the most attractive promotion method for investors. Is the actual return on investment really so high? The reporter found through interviews that when considering the investment income, some hidden costs of apartment investment can not be ignored.

Judging from some comprehensive buildings with houses and apartments for sale at the same time, the price difference between apartments and houses is often small, but many investors don't know that there is a big difference in land use years between buying apartments and buying houses. It is understood that the current service life of residential land is 70 years, while the service life of apartments on the market is generally only 40 years.

At present, the apartment products on sale in Guiyang market are mostly divided into three areas, more than 30 square meters, about 50 square meters and about 70 square meters. In terms of living facilities, apartments are not connected by gas pipelines like houses, and the pricing of water and electricity costs is also based on commercial water and electricity tariff standards. Judging from these conditions, apartments are actually not the first choice for renting houses at home. Most tenants are single white-collar workers, so it is particularly important to choose apartment products with appropriate areas. Relatively speaking, the rental range of small apartment products is wider, but because the sharing rate of apartment products is about 30%, and various functions need to be taken into account, apartment products of about 50 square meters are the first choice for ordinary small and medium investors.

Generally speaking, apartment products are a conservative financial management model in real estate investment. Because of the low investment threshold, the return on investment is relatively limited. From the investment point of view, short-term arbitrage is not feasible, suitable for long-term holding, and long-term income from rent. For entrepreneurial companies that can't afford office buildings, apartment products are also a good alternative.

(The above answers were published on 20 15-09- 10. Please refer to the current actual purchase policy. )

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