Taiyuan Hai Zi property

With more than ten years' practical experience in the property market, Jingfanghui has provided investment and house purchase advice to more than 1 1 000 families, and is a practical expert who rarely cuts into every transaction link in the micro market from the macro market in Beijing. Accumulated more than 10000 communities and more than 1500 trading experiences; Help people who work hard in the imperial city to buy a set of high-quality and good houses, seize the dividend of urban economic growth, and get a certain return!

Q: Thank you very much for your answer. But there are still a few questions that need Mr. Jing's help. If the house in Huangshanshan is sold according to the general manager's idea in Beijing, plus cash, the total price will be ***550 to pry the house of 600-700 (Haidian only), but there are still some doubts on the micro-operation level.

1. Fangshan 18 bought an auction house, plus four years' interest. If you sell it now, it is estimated that you will lose 1 tens of thousands, which is psychologically uncomfortable. I want to wait, but from the perspective of value investment, it's time to stop loss and switch to high-quality stocks. But I always feel that this meat cutting is a bit hard, please ask Mr. Jing for advice.

2. When it is sold out, it is about 550 ZD. With leverage, it can start at 600-700. I work near Zhongguancun and my wife works in Qinghe. You can study in Xueyuan Road (changping line terminal subway is open to traffic), Xi 'erqi, or Yongtaizhuang, which is more suitable, but you still can't live by yourself after buying it. It's too small. Please ask Mr. Jing to point out which area and which community are more suitable.

Answer: Hello, 1, Liangxiang University Town 140, flat, large, three-bedroom. From the perspective of huxing, this is a mistake in the choice of funds. The logic of choosing the outer suburb plate is that only one small apartment is needed. From a regional perspective, this position may underperform the broader market with a high probability.

2. If you feel that the loss of 1 10,000 is not appropriate psychologically, you may continue to lose money, or the market may pick up after N years, with some increase, but the increase in these outer suburbs is unsustainable. If we carefully observe, the increase in these places may rise within half a year, but there will be a cooling-off period of three to five years after the increase, which means that the market of these sectors is not so strong.

So if your wave goes up, it may be cold for a long time, and it may fall back. Poor persistence, unstable! If you continue to hold it, you will miss this opportunity to allocate high-quality assets again. If you miss it, you will lose money, but the property you buy may get back the loss in the next wave of market and earn it in the future. This is the opportunity cost. If the market strengthens, the cost of buying this wave of market may come back. The real essence of economics is "giving up", which means I can give up whatever I want.

2. I recommended a specific building in my last answer, so you can check it again; Haidian is more suitable for you at present; It is suggested to read the article "The Core Logic and Principles of Beijing Real Estate Investment" carefully. Good luck with everything. Please consult me again if you have any questions.

Q: Hello, Teacher Jing. Can you elaborate on the situation in the three northern counties? I'm a local. At present, the room tickets in Beijing have been used up, and there is a loan that cannot be transferred to business. I can't afford to invest in Beijing at present. I want to use your guidance to raise a down payment to buy Yanjiao. Sometimes I see that Yanjiao has investment value, and sometimes I don't consider the surrounding Beijing. I'm a little confused now. I hope to see my question and give an answer. Thank you, Mr. Jing.

Answer: Hello, thank you for your trust. For all regional and real estate purchases, sometimes there are two opposing answers, because there are preconditions. For example, if you have the conditions to invest in a better location, you will certainly not consider investing in Yanjiao, which is due to the consideration of "opportunity cost".

Southeast coastal areas with better economic development, or most new first-tier cities, have better long-term investment value. At this time, if you have a choice, try not to consider the surrounding areas of Beijing; If there are no other preconditions, Yanjiao is a place worth investing around Beijing. I only like Yanjiao, because it is very mature. Whether other places will develop for a while, there is no need to wait for an uncertain thing.

It's not that house prices in those places will not go up. Investment is the principle of opportunity cost and efficiency first. Only by taking the fastest economic train in this city can you get some rich returns. Secondly, we should consider the financial attributes of real estate. Real estate prices in other places fluctuate greatly. Even after the appreciation of real estate, it is difficult to cash in, and it is not easy to get loans, which will also affect the future second mortgage investment. You can only buy Yanjiao for investment around Beijing. I wish all the best!

Q: Q: Hello, Teacher Jing. Bought a townhouse of the Orenda tribe, and it is expected to be delivered in the second half of this year. This dish is located in Hebei, next to Yanqing, which is a relatively mature suburban villa area. I bought it mainly because I was influenced by my friends and wanted to prepare for retirement. It's beautiful, the supporting facilities are gradually enriched, and Haidian Foreign Languages Branch has been built.

Recently, I learned about real estate through your article, and realized that it might be a mistake to spend four or five million yuan to buy it-poor liquidity and low utilization rate (I lived in the city for half a year at most, and now I work in the city and can only live on weekends). I want to ask, should I sell it immediately after the house is handed over? The general trend is not good now, and it may not sell well. Do you want to wait?

A: Hello, this is a strategic mistake. The villas around Beijing, including houses, are of high quality, and high quality is also the selling point of developers.

However, this kind of house has poor liquidity, difficult loan and low practicality. I can't stay a few times a year and need maintenance. Every time you live in the past, you should clean it in advance, and you should buy furniture and appliances after handing over the house. If the equipment is not complete, it will be empty when you live in it, which is a bit like a homestay. This is another expense.

Lease, loan, residence and sale are the last line of defense for investing in real estate. Even if you can't beat the market, you should abide by this principle. Rentable means that there is demand in the market. Demand is valuable, and investment is meaningful. Lending is the bank's recognition of the value of real estate. As long as you deposit the little red book in the bank, you can get the money quickly. Investing in such a property, no matter when there is cash flow guarantee, the value will be even greater!

Liquidity mainly refers to living and selling. People are willing to live only if they can live and need basic facilities to meet the needs of basic life. Sellable refers to the second-hand housing market where the transaction volume must be active and the value will be discounted if the transaction volume is low. High-quality real estate is not only a house, but also a product with very strong financial attributes.

I suggest you plan to dispose of it before handing over the house. You can ask the developer's sales or your own channels, if you wait until after the delivery; The second-hand housing market is very clear, and everyone can see it clearly. When the time comes, it will be more difficult to sell. It will be better now, even at a discount. The income of pure investment in urban areas is more objective than this kind of investment!

It is recommended to carefully read the article "The Core Logic and Principles of Beijing Real Estate Investment" by Planet Top, "In the next five years, put all your eggs in one basket, short miscellaneous vegetables, and only stay dominant". I wish all the best, and you can ask me any questions.

Question: Hello, Teacher Jing. I think many questions and answers mention adding leverage, such as: down payment 400, adding leverage 500-700, and total price 1000. Something like this. I want to ask how to operate the control lever. At present, the registered permanent residence is in Beijing, people work in other places, and there is no room in Beijing. Considering that the child will go back to Beijing to attend high school later, he plans to buy a house. At present, there are two suites in other places, with commercial loans 1 10,000. A set of market value at least 6 million, a set of 4 million.

Cash on hand is about 3.5 million. After deducting the daily expenses of education, the annual income is 500,000-700,000. Buying a house in Beijing is mainly about preserving value and later life. I haven't decided how many houses to buy yet. Want to ask how to add leverage first? I feel that even with so much leverage, there is no pressure to repay the loan later. I don't know what the gist is. thank you

Answer: Hello, thank you for your trust! 1: Your debt is relatively small. First, you have to grasp the lever, which is very important. If you don't have a loan at all, or the loan is very low, your rate of return is very low. With leverage, your rate of return can be doubled.

I suggest you sell a house in other places. As long as you have one you live in, try to sell the rest. Of course, don't lose money. Take your time. In the medium and long term, foreign countries' liquidity and appreciation rate are not as good as Beijing's, and the cash and leverage obtained after liquidation will continue to be bought in Beijing.

After the house in the field is built, if the cash can be about 800, you can add about 400 leverage. Investing in buying a house in Beijing is very simple. Give up the hype of the concept area and choose the high-quality plate in the hot area of the core area. Investment is optimistic about the trend, firmly hold the high-quality property in the core area, and take advantage of the city's economic growth and demographic dividend.

As long as there is income, there will be opportunities to continue to build positions later! This has always been my idea; All the questions and answers and articles on the planet not only teach you how to invest in real estate, but also teach you to become a professional investor and maximize the monetary income in your hands. Please send me a private message on how to increase leverage, and pay attention to leverage.

I suggest you read carefully the article "If you don't understand leverage, you can't move forward". I wish all the best and ask me any questions.

Description: Non-Beijing citizen, work residence permit, work place: Jintai Zhao Xi Online 10. At present, there are 2 houses, 2 sets of old Beiyuan Jiaxingyuan, with average apartment type and market value of 600+; There are 2 apartments in R&F Festival Pedestrian Street, which are ok, with a market value of 600-. I plan to get rid of the old Beiyuan first, and then take the opportunity to get rid of the R&F Festival for a walk after landing, and read your analysis; It is really impossible to be independent, and the commuter subway is ok. Tianjin's real estate will not be safe until it is ashore. The child went to junior high school in Chaoyang, currently renting a house in the city and going back to live in five years.

Choice: Budget 700 yuan, no Tongzhou qualification, preferably subway, mainly by car, and attend the morning rush twice a week. According to the content of your article, choose Huilongguan, Shunyi Houshayu, Yizhuang, Jiugong, Yinghai and Xihongmen; 1. Huilongguan: The main activity is in the southeast, so I haven't been there. 2. Houshayu: I saw COFCO Xiangyun, which was very lively. I feel that there are many factories around, and other communities are dilapidated. In addition, Vanke Tianzhu Yuecheng has a three-bedroom apartment of 122, the price is 650+, which is very quiet. The rental price 1000+, the house price has not fluctuated much in recent two years. Commuting from home is also acceptable. By the way, you said that leasing was not included in the reference.

3. Yizhuang: Haizi House, Yudong County, Hexi Jin. If I had seen your recommendation last year, I might have bought it. Can the price of these two plates be 8w now? I'm a little worried. I can only buy two apartments at present. Or is there a better choice at this time? East Road Yi Kai Center and Tongtai International Mansion are cheap, and there are two sets of 500+, but after seeing Kaiting Hall, they are not considered. It may be difficult to buy a regular 3-bedroom apartment in Yizhuang. I want to try my best to choose a high-quality apartment with new quality and transparent north and south.

4. There are no subways in the Forbidden City, Dexian Mansion and Guo Yun Village that I plan to visit this week. There is a subway in Longrun Garden. 5. Gaomidian, Shunchi territorial waters, and Xinli Sisley may be a little far away if they become independent in the future, and they plan to visit them in the near future. If you have any questions about my idea, please give me some suggestions. I concentrated on the 1-2 area. Thank you!

Answer: Hello, thank you for your trust! 1, buying a house in the suburbs In order to settle down, the safer way is to buy a small house with the second best quality at the lowest total price, which must be a large community with the second best quality or the second best property management; The living experience is outstanding in all aspects, and the subway is a plus item; The characteristics of commuter buyers are that they can't accept the high housing prices and obsolescence in the main city, and only sacrifice distance for quality; If the quality is average and the flow is poor, the competitive advantage in the market is relatively small.

Your situation is more suitable for this stable way. Now you have two houses, an old Beiyuan and a Dougezhuang. Although these two houses have a general increase, their value preservation is not bad, and they will not fall seriously. If two houses are sold at this stage, it is1200 w; This money can replace a new three-bedroom apartment in the leading area or popular area of Beijing; Or two bedrooms, high quality; You work in Jintai Zhao Xi, and some high-quality plates near you can be bought by Shuangjing and Chaoqing, and the quality of life will be improved.

There is a big gap between the increase of houses in these areas and these colder plates and outer suburbs; The upstart in Beiyuan will be second only to the upstart. In the east, there are Orson, Wangjing plate and old houses in the market, and there are a large number of resettlement houses in Dougezhuang. It is difficult to improve the quality of life in the later period, and the coking plant is not the most deadly. The advantage is that there is a subway, which is close to the urban area, but the subway in Beijing is no longer a scarce supporting facility. Only the R&F walk is a quality building, others are policy welfare rooms, and the crowd structure is general; The business circle is adjacent to Jingha Expressway in the north, Beijing-Tianjin Expressway in the south, East Fifth Ring Road in the west, Tonghui River in the east, and anti-drug education bases in various factories in the north. These unfavorable factors will limit the future development of this area. The R&F Festival has been walking sideways for many years; These two houses should be optimized;

Now the law of housing price rotation in Beijing is to encounter a bull market; The first wave of rise is the poor quality of school districts and popular areas (core areas), and the second wave is school districts+mature spillover areas (with poor quality). The market situation of spillover areas is to get on the bus and lead the rise. The logic is that in the upward period of the property market, some buyers will choose to get on the bus in the overflow area with convenient transportation for the first time because of high pressure or limited capital budget, but the house price has not risen sharply, and the third wave is the school district. The fourth wave will turn to the unpopular plate, which is also a new plate with poor quality. These unpopular sectors generally have a premium phenomenon, and the premise of rising is that the premium must be cleared. This is the law of house price rotation when the big market appears;

According to the principle of giving priority to efficiency, the replacement plan should be to get rid of the old Beiyuan and Dougezhuang before this wave of market rises, and buy a set of high-quality plates to eat the next round of market. The friction cost has a high probability (90%) to earn back in the next round of market rise, which has considerable profits. As soon as the market in Tianjin is hot, the house will be replaced and settled in the outer suburbs for points. There is a point in time: when the Tianjin market is hot, the price is superior, while the suburban market in Beijing is relatively started.

Your warehouse is ok, the main battlefield should be in the leading plate, and secondly, don't buy too badly for the point. Xihongmen and Huilongguan in Gaomidian are safer; Don't just look at the cheap ones. In the same time dimension, some stocks rose quickly and some stocks rose badly. There is a reason for this. Ordinary investors who buy houses generally only buy cheap ones, and judge the price of a community according to whether they can afford it. If you can afford it, you will feel that it is inexpensive and cost-effective. You can buy investment, but if you can't afford it, it will be too expensive.

A qualified investor should jump out of subjective thinking when judging the market. The first consideration is whether there is any value here. If so, is it worth starting with? It is worthwhile to start with the minimum amount of funds you need to enter the market, and then see how much funds you can mobilize, what is the difference, and whether you can find ways to make up for this gap. After actuarial calculation, if it is really difficult to make great achievements, take a step back and choose the second department. This is the correct logic of house selection; The first of these cheap plates to the east of Yizhuang Road is a mixture of high density and production and housing, so the price will be cheap, which means that only a small number of people are recognized by the market, and most of Yizhuang's purchasing power is concentrated in Hexi, so the price will increase.

It is suggested to read the article "8 1# Core Logic and Principles of Beijing Real Estate Investment" carefully. I wish all the best!

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Update an article every week.

Macro category (some articles)

0 1# Ten-year mainstream forecast of Beijing property market (2022-2032)

08# epic inflation is on the way, the rights and strategies of ordinary people.

The value of 03# Beijing property market is becoming desertification.

04# In the next five years, put all your eggs in one basket to change positions, sell short miscellaneous vegetables, and only stay dominant.

05# commercial housing B rose because there were enough affordable housing.

07# can't move forward without understanding the lever.

4 1# on the real estate bubble

Micro-course (some articles)

1 1#

12# pit avoidance highlights: map of Beijing's great depreciation zone 17

13# School District Collection: Guidance Map for Housing Selection Planning of Dongxihai School District

14# replacement set: 10 once a year, refusing ADHD.

15# wangjing 139, only 39 of them grew steadily.

Practical classes (some articles)

8 1# Core Logic and Principles of Beijing Real Estate Investment

Analysis of 82# Beijing down payment of 300-400, stable 78 just needed.

83# Tongzhou outperformed the market.

84# Daxing outperformed the market, and the guide map was selected.

Investment skills of 84# Beijing holding currency below 200W

86# Fengtai outperformed the market.

continuous renewal ...