What should I pay attention to when investing in office buildings?

As an individual investment or a company chooses an office location, many problems must be considered when investing in an office building. Experts suggest that you do your homework before you shoot. Four risks and eight points for attention teach you to fully grasp the investment strategy of office buildings.

A. The top four risks of investment should be known in advance.

1. Understand the planning and guard against depreciation risks.

Preventing the depreciation risk of investment is the first priority. The geographical location and commercial facilities of office buildings are important factors affecting the value of office buildings. In addition, we should also consider the depreciation caused by municipal or other reasons. If there are too many new buildings around the invested office buildings in the next few years, it will also have an impact on the existing office market. Therefore, before making a move, we also need to know the future regional planning.

In addition, the office building is obviously affected by the macro-economy, which requires investors to pay close attention to the relevant real estate policies, financial policies, national economic conditions, industrial structure and so on. Only in this way can we try our best to ensure that the invested projects are in an invincible position in the future market.

2. Accurate goals to prevent difficulties in leasing.

Before investing, it is necessary to conduct an in-depth investigation of the surrounding areas and target groups of the project, fully understand the various needs of the target customers for location, area and supporting facilities, and make a comprehensive analysis of the invested office buildings according to the surrounding business districts and supporting facilities. Judging from the current market demand, small and medium-sized projects are relatively hot in the market, and relatively few investment costs will make the investment effective relatively quickly.

3. Choose the right time to avoid unfair competition.

Professional introduction: the opening of different houses in office buildings is not the best time to invest in office buildings. The appropriate time should be when the overall sales rate of the project exceeds 50%, and companies will have entered by then. Investors should analyze the level of the company and the proportion of investors. If the level of the company is low and the proportion of investors is too high, it will directly affect the overall image of the project in normal use. Not only that, when the economic situation is depressed, owners will compete to reduce prices, which will definitely affect the income of office buildings while competing for customers.

Cut your clothes to avoid excessive pressure.

Because the funds for buying office buildings are relatively high, most investors need loans to ease the financial pressure. The loan interest rate for buying office buildings is higher than that for residential buildings, and the loan period is shorter than that for residential buildings. In addition, they also need to pay various taxes such as property tax, so they need higher down payment ability and stronger repayment ability. In addition, the liquidation period of office buildings is long. Before investing in office buildings, we should tailor our measures to our own economic capacity, so as to avoid the pressure of repayment in the later period and have to rush to realize them, resulting in unnecessary losses.

B: Teach you eight skills for successful investment in office buildings.

1. Location resource:

There are two aspects of location resources here. On the one hand, it is geographical location. No matter what real estate you buy, where is the location that everyone always values at first sight? So is the office. Geographical location is very important. The appreciation of real estate mainly comes from the appreciation of land. Because the land in the city center with convenient transportation is scarce, there is more room for appreciation. Therefore, whether it is located in the main central area of the city is one of the primary factors to measure the grade of an office building and whether it has investment value. On the other hand, whether the concentration of resources and the supporting degree of surrounding facilities are perfect. That is, whether the surrounding area is a place where people flow, logistics, capital flow and information flow converge; As a kind of "means of production", the writing room has complete supporting facilities for commercial office, vigorous business opportunities and more investment or office value.

2. Design and appearance:

As an enterprise, the office is not only a place of "production value", but also carries the function of displaying the external image of the enterprise. Generally, as long as conditions permit, enterprises will choose to design novel and reasonable office buildings to enhance their image. Therefore, the appearance design, internal space structure design, corridor, hall, bathroom and landscape area of the office building are tasteful, and factors such as lighting and ventilation, elevator quality and configuration, and decoration quality will also affect the use value and investment value of the enterprise.

3. Easy to use:

For the actual use of enterprises, whether the office building is convenient to use after occupancy is an important criterion to measure whether the office building can add value. Convenience here refers to whether the traffic is convenient, whether parking is convenient, and whether it takes a long wait to take the elevator. Office buildings with traffic jams or remote locations and inconvenient transportation are generally not suitable for investment; At the same time, the long waiting time cost will also make people feel bored. Only when users feel convenient and happy can enterprises develop here for a long time and form a reputation. Only when enterprises compete to enter, investors' income will be maximized.

4. You can't ignore attributes:

As an investment in the office building industry, the appreciation and preservation of office buildings cannot be separated from property management and services. The property management company directly determines the water, electricity, heating, security, sanitation, air conditioning supply, parking space management, elevator maintenance and overall service image of the office building. If something goes wrong in these links, it will affect the experience of office enterprises. Imagine that no enterprise likes to work in an environment where garbage is everywhere, water and electricity are often cut off, and Leng Xia is hot in winter. Therefore, investors must keep their eyes open when choosing investment, and choose projects with high property grades, which may generate relatively stable income in the future.

5. Soft matching:

In addition to hardware support, soft support is also important. Soft matching here should focus on information configuration and intelligent configuration. Communication network is the foundation of office work. At the same time, with the development of science and technology, the latest intelligent products and technologies such as ventilation, lighting, access control and monitoring are constantly emerging, and the application of intelligent systems is becoming more and more common. Newly-built office buildings will generally consider introducing the latest information and intelligent systems into their own products, which is more energy-saving and timely for enterprises to handle office work. Whether it is investment or work, an office with such a system is worthy of attention.

6. Proportion of self-use customers:

Investing in office buildings depends not only on who your customer base is, but also on who you rent it to; It depends on who your competitors are. If the property you invest in can be cut into small pieces for sale, then you should be careful. Although the investment threshold is low and the total price is not high, the low-grade property companies, too many small owners and high mobility will not only affect the management level of the property, but also affect your income when the economic level is not good. If developers insist on full-floor or half-floor sales, it will greatly improve the entry threshold and increase the proportion of self-use customers. At the same time, customers who live in the office are generally more powerful. If more than 60% of the customers of this office building are for their own use, it will be beneficial to investors in terms of renting and selling.

7. Investment comparison:

From the comparison of investment projects, although the price of Grade A office buildings is higher than that of Grade B office buildings, the property management and design facilities of Grade A office buildings are more perfect, which enhances the image of enterprises, so rents will generally continue to rise. Although the total price of Grade B office buildings is low, with the continuous emergence of more office projects, the rent of Grade B office buildings with poor management and image will be difficult to rise because of the difficulty in renting, especially the inability to recruit powerful enterprises.

8. Return on investment:

Of course, investors should fully consider their own financial strength when investing. According to the general calculation method, the return on investment = monthly rent × 12 (month)/selling price. For example, there is an office with an area of about 100 square meter and a price of about 18000 yuan/square meter. According to the property analysis around the office building here, the monthly rent is about 9000 yuan. According to the calculation, the return on investment of this office is 6%, and investors need to choose investment projects according to their own funds. According to the calculation principle of international professional financial management company, the total investment price recovered in 15 years shows that the project has investment value.