How to judge investment real estate and its income value?

People agree that the main way of investment value is often focused on appreciation or appreciation potential, but because of the general trend, it is always in the foreseeable future. As an investment and consumption decision, it is not very informative and may sometimes delay the fighter plane. Therefore, it is considered that the long-term appreciation of housing products is of little significance to housing managers or investment and consumption. So, suppose you have a sum of money to invest now, and it is biased towards real estate. How to grasp? First of all, liquidity is a permanent indicator. The liquidity of any investment product is an important measure that must be recognized. But as far as investment real estate is concerned, it is very important and complicated to judge its liquidity. Let's briefly list these aspects. 1, the liquidity of housing products depends on the product level rather than the transaction cost. Generally speaking, high-end products often have the characteristics of scarce environment, fine workmanship and materials, comfortable living and extreme housing demand, and certain cohesion of services and brands, so the liquidity of high-end products is only for the crowd and will not be affected by the bid. For example, villas, due to the government's control over villa development, led to the later rich class can not get more luxurious villas from the primary market, so the large villas previously supplied have the opportunity to be sought after and become the best-selling investment products. For another example, after the completion of the construction of the central business district, commercial and residential dual-use houses with incubator function determined by commercial lots cannot be listed in large quantities due to insufficient market supply or policy reasons, and their investment value has been well reflected whether they are leased or changed hands. On the contrary, ordinary commercial housing investment should pay attention to the comprehensive balance of total price and return rate, and the investment value of small-sized houses in commercial lots is definitely greater than the products designed by apartments; The compact room type in the new urban area is absolutely superior to the room type without meticulous waste. These places are the first choice for new buyers. In addition, transaction surcharge should not constitute the calculation range of investment consideration liquidity index.

2. From the case, the product elements with strong liquidity include four aspects. Mainly from the single form, such as multi-storey is better than high-rise and low-density is better than residential design; Landscape and skyline resources, such as high-rise buildings overlooking the waterfront and located in the central business district, have certain natural appreciation; Property service determines the external influence of investment products and the judgment of external temperament when investment changes hands, and then affects the negotiation of resale price; The convenience of life now refers to whether you can enjoy the cost performance soon after buying it.

3. Main factors affecting spot liquidity. Due to the low degree of marketization of China's real estate, the policy market will continue for some time. Therefore, when considering investment and consumption, we should pay attention to policy factors, including taxes and fees, the degree of control of trading links, the way of property rights protection and dispute settlement procedures, as well as related costs and expenses.

The primary criterion should be the location or location priority of functional services. Because the added value or additional function of any residential product is stored in the lot. However, some residential products with special functions may have long-term investment value because of their advanced design planning and market. For example, there is a tall building in Huayin City in Hongshan Square, Wuhan. At that time, the office market was not hot, and the office buildings built according to the nature of the land could not be sold. Later, through marketing planning, it was positioned as a saleable property, and the actual buyer could operate according to the residence. Then, through the application, the project will be built into a "SME incubator" with the nature of Chengdu Industrial Park, and a number of medium-sized enterprises with certain influence in the local area will be introduced by the developers, forming a comprehensive property with a visible return on investment in buying a house. Now the project is running well.

There is also an investment property, which belongs to the transformation product. Some listed companies with unclear property rights have built comprehensive properties for their own use and sale. With the help of local policies, they are all excellent investment products after obtaining the sales license. Part of their investment value comes from location and part from function. For example, the office buildings in Wuhan Square, Chinese and Chinese businesses are precedents. However, the revival project boasted by marketers is often a great success with the help of good lots and its special functions highlighted through marketing hype.

3. Is there a difference between utilization rate and occupancy rate? The utilization rate and housing acquisition rate in housing sales contracts are a concept. There should be differences in the eyes of investors.

The room rate can be understood as being calculated according to the standard algorithm, which is meaningless and just a simple judgment index when choosing multi-storey or high-rise products. However, some decorative elements can be added to the utilization rate for multiple utilization. For example, some houses can be decorated into small duplex, so the items used will increase in space utilization; For example, the top floor of the sloping roof has a higher utilization rate than ordinary houses, and the occupancy rate is higher than the calculation, so it is free to carry out self-design of functional expansion. 4. What role does soft service play in maintaining and increasing the value of real estate investment? I remember that Vanke's brand building process relied on the property service of its first community. This indirectly shows that the different management and service levels of a community will affect the future source and destination of your investment objects. The former refers to the way to recover costs and profits, while the latter directly shows whether you have successfully completed an investment transaction.

There is an indirect measure here, which I call "social word of mouth": for example, Baibuting Community in Wuhan, after media publicity, has carried several national brands, and the price has doubled several times, and second-hand transactions are also very troublesome. As the property service will eventually take the road of marketization, it may be taken as an additional consideration when investing.

Verb (abbreviation for verb) is a dilemma in buying and selling. If we really invest, then the business will not be a problem. But if you want to invest in buying a house recently, you must weigh the business reasonably.

The best time to invest in buying a house also varies with the level of real estate. A high-rise building is the best summary of investment in purchasing high-grade commercial housing. Because the back is high-rise, once high-end commercial housing is found, there are few buyers, so you may wish to buy it immediately if you have the conditions. Conditional permission means a one-time payment rather than a mortgage purchase. For the investment and consumption of ordinary commercial housing, we should do what we can. Generally speaking, the investment value of faster houses is better than that of existing houses, and the investment value of suburban houses in high-priced environment is better than that of ordinary commercial houses in the central area.

By the way, as China will control the supply of commercial housing structure for a long time, as long as it is multi-storey, it is profitable to buy it at any time. On the contrary, in the current environment, the top of the tower had better be carefully stocked.

According to the principle of tax law, investment in real estate must be well planned for five years, which means that you should not expect inevitable returns and speculative moves within five years.

Sixth, give due consideration to government control. It is mentioned before and after, please refer to it.

Note: you can't follow the crowd when investing in buying a house. It's best not to follow the crowd. Because investment and consumption will be regulated at any time. For example, many people buy small apartments now, so you can consider buying a set of three rooms of about 120 to 130 square meters and putting them in your hand. After the Olympic Games, such properties will face a vacuum.

7. Does a house with a promised return have investment value? Now bloggers communicate with friends who want to buy a house as an investment, and always ask some developers about the sales methods with promised returns. My answer left them speechless: if you can confirm that the developer is still alive within the promised return period, buy boldly, otherwise stay away.

There are many such examples, and there are also examples of developers jumping off buildings for too high a promised return.

8. Is the environment really priceless? The environment highly related to the investment value of residential products should refer to the residential landscape environment, residential supporting environment and functional area environment under the jurisdiction of residential areas. The investment value of natural residential landscape environment is far greater than that of man-made. For example, East Lake in Wuhan, because the government prohibits redevelopment, adjacent commercial houses are naturally scarce, and the investment value is very obvious. On the contrary, some large-scale communities have artificially created some landscapes. In fact, if these environmental landscapes are maintained, the later property use cost of such houses will rise, which will damage their investment value in terms of time value; If it is not maintained, it will become a pool of visible and useful stagnant water, and even produce unfavorable gas, which will damage health. However, in view of the considerable investment value of the gift marketing part, such as sending a garden from the roof, building a roof on a high-rise building for top-level families, and sending the garden after the first floor is paved, these will become scarce with the reduction of land use and more intensive planning, which will naturally enhance the investment value. There are many articles about the supporting environment of residential areas. Some people think that business life education and medical care are necessary. Have you ever thought about it? If these facilities are very mature, naturally your original investment, that is, the purchase price will be much higher, and developers will not release clear appreciation space for you to earn in the future. As an investment real estate, the supporting environment of its residential area should consider the following main aspects: traffic accessibility, whether the necessary consumption space for education and daily life is potential or mature. For example, in Xu Dong, Wuhan, you bought a house here four years ago. At that time, only the Wuhan Yangtze River Bridge was opened, and the high-grade commercial facilities were not yet mature, but the main municipal facilities were perfect. At this time, the real estate investment value in this area is very high. Once all the supporting facilities are completed, just like the first product sold in Wuhan, developers will regard it as a parasite. I also advocate that in those areas with large scale and long urbanization development time, such as the Second Ring Road in Wuhan and Wangjiang District in Changsha, the government will strive to improve the supporting facilities of these potential areas. However, in actual consumption, the factors that allow developers to raise prices at will are not obvious or few, and the original cost of investment drops, and the investment value begins to appear after urbanization matures. The environment of the functional area under the jurisdiction of the residential area is actually an amplification of the supporting environment of the residential area. To what extent? Generally, the long-term urban planning of 20 years shall prevail, and this thing approved by the State Council will not change casually. According to the supporting environment of residential area, it is better to locate the property to be invested in the sub-center of urban planning, the main living area and the supporting living area of economic and technological development zone. Recommend other articles in this blog: 1, Top Ten Cities with the Most Investment Potential in Real Estate; 2, the stock market bubble PK property market bubble, which is easy to break; 3. 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