Can I buy an apartment or not?

Today, I want to talk to you about a controversial topic, that is, whether an apartment can be bought or not.

I believe that everyone has discussed this issue with people around us more or less. After all, this problem is a problem that many buyers will encounter. Of course, there will never be a clear answer to this question. After all, everyone's starting point is different, and the conclusion is naturally different.

So, today Google analyzes this problem from the perspective of a broker. Not necessarily, but I hope I can give you some reference and help.

The reason for writing this article is also coincidence. I accidentally brushed the videos released by several big V bloggers and overheard my colleagues arguing about this issue. I want to talk about this topic recently, for nothing else, just to let you know how you look at the apartment project from a neutral perspective.

Let's get down to business before it's too late. Let's not talk about the advantages this time, let's talk about the disadvantages of the apartment first.

A well-known and universally recognized shortcoming of apartments is that there is not much room for appreciation.

Compared with apartments in lots, the appreciation space of houses is generally larger than apartments. Take Wuhan as an example. Yangjiawan subway station project, 16 Average unit price of Sanjinxiong Chutian land in the last phase13,500 yuan /m2, which is the same as the unit price of loft apartment in Sanjinxiong Chutian land16,000 yuan /m2. As of today, the unit price of a second-hand house in Shell Online Sanjinxiong Chutiandi Mansion is 3 1 1,000 yuan/

The second-hand unit price of loft apartment is around 22,000/. There is still a big difference. I believe everyone has seen it, so I won't say it.

Too many. Wynn International Apartment, which is separated from Sanjinxiong Chutian by a wall, was originally Xiaomi Mansion. At that time, the price was12,500 yuan per room. At present, the unit price of second-hand houses is around 16000 yuan/square meter, and some houses are even equal to 16.

The density of apartments is very high.

The staircase-door ratio of most apartment products is very low, generally from a dozen households on the first floor to more than twenty or thirty households. However, the elevator is not equipped enough. Last year, an exaggerated proportion of 12 stairs 120 households appeared in a section of Jiangxia Culture Avenue. Although it is a commercial complex, many friends still find it difficult to accept it. After all, this ladder-door ratio is really a kind of torture for the morning, middle and late peak hours. Moreover, the more households there are on a floor, the more complicated the people who live in it. Apartments are generally commercial and residential, and people who work and live in them interact with each other. Friends who stay at home have to consider safety and living environment. People who work are sometimes restricted by the family around them, which leads to the lack of office atmosphere. This is also a fact.

Comparing with others is one of the first reasons why people get sick.

The cost of living is high.

Compared with houses, apartments are generally commercial, with water and electricity and no natural gas. The price of commercial water and electricity is basically twice that of residential buildings, and a few projects are people's water and electricity, but let's not discuss the case first, and this will be over first. The lack of natural gas further increases the cost of living, so many apartment projects take natural gas as a big selling point, thus attracting tourists to drain. There are apartments, although the area is not large, but the collection standard of property fees is not low. Cheap houses are basically the same as houses, and expensive houses may be taller than most houses. Because the apartment itself is more expensive, with high cost and good quality, the management of public facilities is more difficult, the floor area ratio is higher, and the property management is stricter and safer, so the property fee of the apartment will be higher than that of ordinary houses.

The internal living environment is average.

The orientation of apartments is generally one-sided, so the lighting and ventilation are poor. The most important thing is actually ventilation. In terms of color and light, most apartment buildings are French windows. As long as there is no cover in front, the color light will not be too bad. But ventilation is a big problem. If you don't install the fresh air system and open the window for ventilation, it is basically a closed space, which will feel stuffy and dry.

Depressed, although the office building is similar, it is spacious. Therefore, if you want to have a good living environment, you need a hardworking master who cleans and ventilates frequently every day, which varies from person to person.

Level.

The height of general apartment is about 2.9-3.3 meters, and the height of loft apartment is about 4.5-5.6 meters (about 4.5 meters for new buildings). Let's not talk about single-storey apartments for the time being. A high floor is usually enough, unless you want to make a loft or duplex apartment. However, the average person at this floor height should not be interested in his idea. So I mainly say loft. If the height is 5.4 meters or 5.6 meters, it's actually fine, but it's enough to do two floors. If it is 4.5 meters, the single floor is too luxurious, and the two floors are more depressing. Especially for tall people, the second floor is more like a small box than a home. Even if it is made to jump off a building, the height of the second floor is generally not higher than 2.3 meters, and you can touch the sky with your hands. Your imagination may be perfect, and reality may hit your crown.

The vacancy rate is high.

Actually, this question is hard to say. If you buy it for your own residence or office, this problem will not exist. After all, I don't rent it myself, so there are no vacancies. If it is an investment lease, we should consider this issue. Some people say that even if I buy a house for my own office, I can't live there all the time. I will always rent it out or sell it. Let's talk about this later. Look at the next one first.

High down payment ratio, short loan term and high loan interest rate.

The down payment ratio of apartments is 50%, and some will be 60% or even higher. Compared with the lowest 20% house (30% restricted area), the down payment ratio is much higher, but the loan period is only 10 and 8 years, and there is no residence, so the loan interest rate is generally higher than that of the house. Go on stage first

For the time being, regardless of the property to be paid, the down payment will still be made in a certain period of time, just to give a buffer. This is the same as a house, and there is no need for leverage. The interest rate of apartment loan is generally between 5. 145%-6.37%. Although the interest rate of residential loans has been increasing in recent years (slightly reduced this year), the interest rate of most apartments is still higher than that of most houses. This means that apartments need to pay more interest than houses under the same loan amount, years and methods.

Can't settle down, not worthy of the school. This is easy to understand, so I won't say it.

At least for now, the vast majority of businesses have changed. They can settle down and go to school, except for some special buildings. At present, more than 99% of the apartments are still the same. We'll see the policy later. Personally, I think there should be no big changes in 3-5 years. I hope the policy can hit the face. After all, this is a good thing for just need.

The land use cycle is short.

The land use life of a house is 70 years, and that of an apartment is generally 40 to 50 years. This only refers to the service life of the land, and the ownership of the house is indefinite. These two concepts must be distinguished. Although the country has begun to fully implement the title certificate of real estate, there are still many people who are not very clear about this concept. Let me make it clear here that the ownership of the house will always be yours, no matter whether the land use period is 40 years or 70 years. As for the new scheme of land renewal fees or state recovery after the expiration of the land use period, there will be corresponding policy terms, but the current policy is not clear, or everyone (including myself) doesn't know much about it.

The transaction tax is very high.

It's a cliche, that is, taxes and fees for later transactions. Commercial real estate taxes and fees are high, much higher than residential. Regardless of the agency fee, the late transaction tax of commercial real estate should be at least about 10-12% higher under the same conditions. Of course, before the transaction, most buyers didn't know. After all, the property consultant won't make it clear to you. And at the time of application, the tax on commercial real estate is about 1-3 points higher than that on residential projects. Presumably, this problem is the biggest headache for many friends who have bought apartments.

Well, after talking so much about the disadvantages of apartments, it is estimated that many friends are just about to put down their pens and sign contracts. Don't panic, let's talk about the benefits of apartments again and see if we can rekindle our interest in apartments.

Unlimited purchases and loans.

Commercial real estate is not limited to purchases and loans, and buying a house does not require qualifications. No matter how many loans you have, buy as long as you can get them. (Please ignore the total amount. Nowadays, in order to prevent the explosive growth of housing prices, most cities in China have promulgated various more or less loose or tight purchase restriction policies. The first thing is the house. Without the qualification to buy a house, you can't buy a house in the restricted area, or even a house in the restricted area, which will make buyers start to consider projects outside the house. Commercial and residential apartments, office buildings, shops, factories and other projects are not limited to purchase and loans. However, as ordinary buyers, they are more exposed to apartment buildings and shops, but shops are not the focus of this article. I will talk about it next time. There should be no chance to talk about the workshop, because I don't understand it either, hahahaha.

Good position.

Generally speaking, many commercial real estates will be better than houses at the same price. No matter from transportation, commerce, medical care, education or industry, apartments will be more complete than houses at the same price. After all, the value of commercial real estate in the later period lies more in renting. A good location is the guarantee prerequisite for the later rate of return of commercial real estate. Especially the commercial real estate in the prosperous area, the rent will also change with the prosperity of the business circle. Correspondingly, the convenience of tourism, shopping, medical care, industry and even education has also changed.

Low price.

Just said, the location of commercial real estate at the same price will be better than that of residential buildings, and the price of commercial real estate in the same lot will be much lower than that of residential buildings. It may not have been obvious before, but it is particularly obvious now. Take chestnuts for example. The average price of residential projects is about 16500 yuan/_, and the average price of apartments is about 1 1000 yuan/_. The price of Yunxi Mansion in East Country Garden of Guanggu is 18000 yuan/_, while the average price of the apartment is around 1 1000 yuan/_. The average residential price in the central urban area of Greenland Optics Valley is about 18000-20000 yuan/_, and the average apartment price is also about 1 1000 yuan/_. In the vicinity of Guanggu East, 1 1 1,000 yuan/_ can only be bought in gedian.

Low total price, small area and low down payment.

Commercial real estate, especially apartments, is generally smaller than residential areas. The area segment is basically concentrated around 20-60_, which means that the project area at the same price is the same, and the total starting price of the apartment is lower than that of the house. On the other hand, the small area also means that the decoration cost is relatively lower. If the total price is low, the down payment will naturally be low. A low down payment means that it is difficult to start. This is very friendly to friends who are short of funds. Compared with houses, apartments have a wider range of choices and are more likely to be purchased, especially popular buildings in popular areas. If you want to buy a house, you have to break your head and rush in. And apartments, unless they are exploded by some online celebrities, have no troubles in this regard. Basically, as long as the funds are in place, you can choose the right one.

Flexible use.

The use of apartments is more flexible than houses. It is estimated that many people will be confused. It's also a house. How flexible can it be? Apartments can be occupied, worked and rented.

We'll talk about selling later, mainly about renting. Apartments are generally used for commercial and residential purposes. Living is easy to understand, doing business is office. Apartment can be registered as the registered address of the company, which is a good transition choice for startups or small studios, with low cost and strong practicability. If it is a loft apartment, it can also be made into a double-key room for rent, and one suite can be used as two suites to increase the income of the house. Or as a personal studio, work downstairs and rest upstairs, killing two birds with one stone.

Some people say that housing can also meet these conditions, but the premise is that your studio does not need industrial and commercial registration, or you can register your address in the house, otherwise renting a house does not make much sense. Moreover, for most companies, a good office environment or office atmosphere is still very important, and the residence is relatively informal, serious and inconvenient to travel.

The rental rate of return is high.

Compared with housing, apartments in the same area and location have higher rental prices. After all, the rent of an apartment is calculated by area, while the house is calculated by apartment type. How high is it? It has to be analyzed according to the specific real estate. Even at the same rental price, the rental return rate of apartments will be higher than the total price of different houses. For example, in Yangjiawan subway station, the average price of one room and one living room in Poly Huadu is around 2,200 yuan/month. The average price of Wynn International Apartment opposite is about 2500 yuan/month. It is not excluded that there are houses with the same price, but the total house price of Wynn International Building is around 500,000-800,000, while the total house price of Poly Huadu is around 654.38+0.3 million. Of course, there will be differences in different places or other properties, but the differences should not be too great.

The repayment pressure is small.

After all, the total price of the apartment is low, the loan amount is small, and the repayment pressure will be much smaller than that of the house. This should have been mentioned in the total price and down payment, but I thought about it and took it out separately. When the rent reaches a certain level, the apartment may reach the state of renting to support loans or even exceeding loans. Of course, this is only an ideal state, but compared with the house, it is still more difficult for the house rent to offset the mortgage. After all, the monthly payment outside the Fourth Ring Road is about 3,000, and the monthly payment around the Third Ring Road is basically around 5,000, but the rent in the suburbs, you know. Moreover, the loan period of apartments is short, unlike residential buildings, which is generally about 30 years. After 8- 10 years, all the income belongs to oneself, and the house no longer belongs to the bank.

Emmmmmmmmmmm ... the advantages and disadvantages are probably these. If you have anything else, please add it.

Next, I will talk about the apartment in the eyes of the agent.

First of all, what kind of customers will buy apartments?

From my own customer base and peers, there are the following types of customers who buy apartments.

The first one is limited. People who have no hukou, no social security, no qualification to buy a house, or have an upper limit on the number of sets of houses and cannot buy a house. In this case, there is no choice but to choose non-residential projects, or to occupy their own homes or invest. In non-residential projects, apartment projects are familiar to most people, so such people generally give priority to apartments.

Second, people with low down payment budget who want a good location (such as myself). Under normal circumstances, we will advise customers to give priority to housing when they are qualified to buy a house. However, due to budget problems, many customers can't afford good lots and don't like remote lots. The next best thing is to consider apartments. Of course, the location is a matter of personal needs, and we don't judge. Facts also show that the location of the apartment is quite reliable.

Third, entrepreneurs. It is better to be a landlord than to work for others. This is the buying mentality of such people. Because the monthly payment of most apartments is really not high, the rent is similar to that of the monthly payment, and you can also register your own company as an office, killing two birds with one stone. For example, Optics Valley ONE39 had a down payment of about 200,000 yuan at that time, a monthly payment of about 2,300-2,500 yuan/month, and the current rent was about 2,000 yuan/month. Some people say that what I lack is not the difference of two or three hundred dollars, but the two hundred thousand. But for these people, what they lack is not the 200,000 yuan, but a stable workplace, a good office environment and the courage to make their own decisions.

Fourth, the location of the company, especially the hotel company. Apartment is small in size, large in quantity, low in total price and good in location, which is especially popular with hotel companies. Many apartments are rented by hotel companies. Of course, there are not a few companies that work. Apartment rent, apartment type and total price are all good. For such a company, the cost will be much lower, and the good location also ensures the occupancy rate, which is relatively stable for them.

Fifth, people who buy old-age houses for their parents. This group used to be very small, but with the increase of housing prices and the difficulty of buying, the number of such people is also growing slowly. Although the living environment of apartments is not as good as that of houses, it is more than enough for the elderly to live in apartments, especially those with natural gas, unless physical conditions do not allow it. Most families can afford the monthly payment and living expenses, and it is also a good choice for families who want to take care of their parents nearby or want their parents to help take care of their children, but it is not convenient to live together.

Sixth, the transition to buying a house. More and more working-class people, especially women, have a soft spot for apartments. Not to add value, but simply to have a foothold in the workplace and a home of your own. It's not how big it is, just enough. Some people may say that buying an apartment is a waste, but for a long-term drifter, it is a happy thing to have a foothold.

Having said that, can we buy an apartment? !

First of all, if you are qualified to buy a house, and the primary purpose of buying a house is self-occupation, whether it is a restricted area or a non-restricted area, it is recommended to give priority to housing.

No matter from the living comfort or appreciation space, the advantages of housing are incomparable to apartments. Of course, this refers to projects in the same lot and different lots, which should be analyzed from different angles.

If you are not qualified to buy a house, or your down payment does not support you to buy an ideal house in an ideal place, an apartment is a good choice.

Comfort is the first consideration for self-occupation, and convenience is another point. The same down payment is completely different in remote and unrestricted areas and bustling core areas. After all, under normal circumstances, apartment projects are more mature in supporting facilities, more central in location and more convenient in transportation.

Regarding the cost of living and transaction tax that everyone cares about, I can calculate an account for you here.

Civil water and electricity are 2.32 yuan/ton and 0.573 yuan/kwh respectively (after the implementation of the ladder price, the average electricity fee is in 0.8 yuan/kwh, which is the situation in my own home. I am a serious young man. The refrigerator, air conditioner, washing machine, TV water heater and so on are all in normal use, so I don't know much about that.

Commercial hydropower 4.5 yuan/ton, 1. 13 yuan/kwh (slightly different in different buildings). My average monthly electricity bill is around 200, and my water bill is around 20 yuan. At the peak of electricity consumption, the electricity bill is around 400 in summer and winter. The house I rent by myself is a small two-bedroom apartment, and the apartment is usually a one-bedroom apartment. The cost of doubling the water and electricity charges for more than one year is 400 * 6 = 2,400 at the peak of six months, and 200 * 6 = 1.200 at ordinary times. The extra fee is 3600 yuan, and the water fee is 20 * 12 = 240.

It looks a lot more, doesn't it? But in fact, if you really live in it, you will know that as long as it is not your property and individual high-priced hydropower properties, as long as you don't abuse water and electricity, you won't need so much water and electricity at all. After all, I have to go back to sleep, play games, brush my mobile phone, or work overtime at night, and cooking is probably not much. So in fact, the cost of living will not be much higher than the house. At most, it is money that gets together once a month.

And the transaction tax, if it is the same price of houses and apartments, it goes without saying that the house will be much more favorable.

The housing tax is related to the number of properties held by the landlord, the processing period of the real estate license and the number of properties purchased by customers. The specific values are not listed, and many articles have introduced them in detail. Let me give you an example.

If the apartment and the house have the same area, the same price, and the transaction between the client and the landlord is the same, the tax for the apartment transaction will be higher than that for the house if the property right certificate is less than two years old 10- 12. If the property right certificate is two or five years old and it is the landlord's only house, it will be higher than 15- 17%.

But the reality is that with the same area, the price of a house will be much higher than that of an apartment, and the area will be larger. Take the Three Thousand Cities of Longhu Lake in Baishazhou as an example. Housing price 16800 yuan/_, apartment 1 1500 yuan/_.

According to the minimum area, the residential area is 1 10 square meters, and the maximum size of the apartment is 42 square meters. The total house price is 654.38+0.848 million, with a down payment of 30% and a monthly payment of about 7,500 yuan.

The total price of the apartment is 483,000, with a down payment of 50% 2410.5 million, and a monthly payment of about 2,650 yuan.

The tax is calculated according to the total tax. The transaction tax of the house is 1.848 million *7.8% (I won't write details, you can check it yourself) =1.440 million.

The transaction tax of the apartment is 483,000 *18% = about 87,000.

As second-hand housing customers, the down payment of these two suites is 554,400, 654,38+044,000 = 698,400, 246,500+058,800 = 328,500 respectively.

(approximate estimate)

As far as the data is concerned, the taxes and fees of apartments are indeed high, but on the other hand, the difficulty of getting started in apartments is indeed reduced by half, and the monthly supply is reduced by two-thirds.

Some people will say that this house 1 10 square meters, the apartment is only 42 square meters. Can't compare. If there are 42 square meters of houses and apartments in the same community, and I can buy a house, who will buy an apartment?

The reality is that there are fewer and fewer small-sized houses, especially in the core area, and the initial area of the house has been around 100 square meter. It's not that I don't want to buy a small apartment, but that I don't have to buy it.

Let's talk about investment

Again, those who are qualified to buy a house and can buy a house will be given priority. We focus on the situation that we are not qualified to buy a house.

First, there is room for appreciation.

Flat apartments may only add 30% of houses, and loft apartments may only add 50% of houses. But from the difficulty point of view, a house down payment can buy at least two apartments. Although the quantity may not be able to smooth out the gap in the increase, the difference will not be too great.

Secondly, talk about renting a house.

Finally, let's talk about the sales problem that everyone is most concerned about.

Selling an apartment is really more difficult than selling a house. After all, there are many apartment projects, and the later taxes and fees are high, so I am afraid that no one can take over. But if you choose the right position, it's not as difficult as you think. It's just not as easy to cash in as a house. Take Optics Valley as an example. Working in Optics Valley for four years, only 200,000 down payment. Friends who are familiar with Optics Valley know that it is difficult to buy a one-bedroom apartment in Optics Valley with a down payment of 200,000 yuan, but if it is an apartment, there are still many properties to consider. Many people, like me, don't have much money, but if they want to choose a slightly better property in their work area, they will also consider apartment projects. I have many friends in the same industry who buy second-hand apartments around me. After all, even with taxes and fees, the money spent is far lower than that of the house. Of course, what we consider is not the value, but whether we can buy a house of our own, bid farewell to the fear of being dominated by the landlord and stay away from the troubles of moving.

Well, having said so much, I don't know if I have made it clear.

Personally, apartments can be bought, especially when there is no good choice under the pressure of budget, but we must choose carefully, choose a good location, a good real estate, an apartment with convenient self-occupation and guaranteed investment income, which is not necessarily much worse than the residence. Of course, if you can afford to buy a house, an apartment is a good choice when the house can't meet your needs. After all, the most important thing to buy a house is to match your own needs. As long as you are satisfied, whether it is a house or an apartment, it is the best choice.

Green mountains do not change, and green waters often flow. I'm your little real estate assistant, brother gong. See you in the next article.

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