How to introduce a sea view room from the perspective of investment?

With the rise of housing prices, investors are more optimistic about the prospects of the property market, and more and more funds are pouring into the property market. At the same time, developers also added fuel to the fire, shouting "the house is the best investment in 10". However, the seemingly bright future of the property market is hidden, and the property market bubble may burst at any time. Under such circumstances, does China real estate still have investment value?

1. Required reading for real estate investment-is it cost-effective to raise a house with a house and pay rent with a loan?

In order to reduce the current high housing prices, the state has made great efforts to stabilize housing prices and policies have been introduced one after another. Therefore, ordinary buyers are moving with the change of the situation, and it is imperative to adjust the purchase strategy in time.

At present, among many property buyers, there are still real estate investment methods of "keeping the house with the house" and "repaying the loan with rent" (real estate investors often rent out one of the houses after buying the second house with loans, and repay the monthly payment of the other house with rental income).

First, as the central bank raised interest rates, these people began to bear a heavier burden than before. Compared with the house price of BBK enterprises and the heavy repayment pressure, the relatively stable rent made some buyers with average economic strength decide to sell their own property, but at this juncture, the introduction of business tax put them in a dilemma.

As for sea view rooms, high-quality sea view rooms can get considerable rent. When introducing the sea view room, we can focus on the sea view angle and how long it takes to walk to the seaside. The appreciation space of current house prices. For example, sea view rooms are mainly distributed in Sanya and other places in China. As far as I know, Sanya sea view rooms are also scarce. Before Sanya, there was a real estate called Sanya Mediterranean Bay, and there was an endless stream of customers looking at the house. Sea view rooms do have a lot of room for appreciation because of geographical reasons. Check it online if you don't believe me. The news exploded. Www.sydzhw.cn, let's continue to talk about investment.

2. Real estate investment must read-rental return rate is the key.

From March 17, 2005, the annual interest rate of bank mortgage loans with a term of more than five years is 5.5 1%, and the mortgage interest rate of the second home loan is more than 6. 12%.

At present, the minimum capital cost of real estate investment is 5.5 1%. If the annual yield of the leased property is lower than 5.5 1%, it is better to rent it than to sell it. The one-time recovered funds can be used to repay the bank loan of another property in whole or in part in advance. Among them, the rental rate of return is the key to decide whether real estate investors choose to sell or rent. How to calculate the rental rate of real estate? For example, someone bought a housing reform house with a construction area of 60 square meters at the cost price in Xicheng District, and later bought a commercial house with a loan of 500,000 yuan in Haidian District, and will live in it in the future. Xicheng housing reform needs to bear 1.800 yuan's heating fee and 900 yuan's property fee every year. At present, the house price in this area is about 420,000 yuan (including decoration), and the monthly rent is 2,000 yuan. In order to ensure the quality of the rented house, Mr. Zhang also needs to invest about 6,543,800 yuan to buy electrical appliances and furniture; In addition, a month's vacancy period is set aside almost every year during the leasing process.

Calculation: annual rental net income = 2000×11800-900 = 1.93 million yuan, annual rental yield =1.93 million yuan/(420,000+/kloc-0 Obviously, it is better to sell the property and withdraw 420,000 yuan to repay part of the bank mortgage loan of that house in Haidian, instead of getting an annual return rate of 4.49% from rent, because the capital cost of that house in Haidian is 5.5 1%, which is higher than the rental return rate of 4.49%.

3. Required reading for real estate investment-five points for attention

Because of the business tax, it is relatively reasonable for short-term investors whose investment period is less than two years to adopt the strategy of "keeping the house with the house" first; For investors who have invested for more than two years, it is not necessarily the best feasible scheme to adopt the method of "keeping the house with the house" or "repaying the loan with rent". The key to balance the two is the rental rate of return.

First, if the mortgage loan of the house sold has not been paid off or the house price has been paid off but the real estate license has not been obtained, the transfer will be subject to many restrictions, which will easily lead to loss of income.

Secondly, if long-term rent is considered, in the current rental market in Beijing, in order to maintain the original living quality and rent level, homeowners generally have to renovate and replace some furniture and household appliances every five years or so.

Thirdly, according to the real estate rental market in the above example, considering various factors, the return on investment of many renters in the market is about 4.5%, which is about 1 percentage point lower than the current mortgage interest rate (5.5 1%), so the original intention of "keeping a house with a house" may be difficult to achieve.

Fourth, for buyers who purchase multiple properties with mortgage loans, the debt ratio of real estate investment should not be too high, and the loan ratio should be properly controlled to reduce the proportion of monthly supply to income; It is forbidden to take the expected rental income as the main repayment source of mortgage loans, but using the surplus funds on hand to repay the loans in advance can reduce unnecessary interest expenses.

Fifthly, when an individual owns more than two houses and has no consideration of transferring them in the short term, it is necessary to further analyze the characteristics of the existing houses, such as their respective geographical location, internal quality, surrounding environment, etc., to determine which one to live in and which one to use for rental investment, and to allocate real estate resources through effective combination, so as to foster strengths and avoid weaknesses.

4. Real estate investment must read-recognize three major misunderstandings

In the last article, we talked about five points for attention in real estate investment, and the key is to recognize three major misunderstandings. In addition to the choice of investment objects, we can't "put it in the basket", because the country is strongly regulating real estate, and it is more necessary to invest cautiously.

One of the misunderstandings: sitting on the ground to collect rent. Since we intend to get rental income as a return on investment, we must consider the location factor. Especially in Beijing, don't believe what the sales girl says. She only cares about the barn and whether the house can be rented out.

Myth 2: Leave it to future generations. Take advantage of the money to buy a house, wait until the children grow up and get married, considering the depreciation of the property. When an item is not used or fully used, its value will be greatly reduced, let alone maintained and increased.

Myth 3: Go low and go high. This kind of risk is the greatest. Now Beijing's housing prices have risen for many years, reaching a very high level, and the room for further rapid rise is quite limited. In addition to identifying suitable property, detailed accounts are needed. For example, a house with a price difference of 1 10,000 yuan must first have a bottom line of 95,000 yuan. Only after removing this part can you make money.

5. Required reading for real estate investment-using three formulas

The most important thing to examine whether a property is worth investing in is to evaluate its investment value, that is, to consider whether the relationship between the price of the property and the expected income is reasonable. The following three formulas can help you estimate the value of real estate. Just try it.

Formula 1: Rent multiplier is less than 12.

The rent multiplier is a simple formula to compare the total selling price with the total annual rental income (rent multiplier = investment/annual potential rental income), which is less than 12. If it exceeds 12 times, it is likely to bring negative cash flow. Disadvantages: this law does not consider the loss of vacant houses and rent arrears, as well as the impact of operating expenses, financing and taxes.

Formula 2:8- 10 years to recover the investment.

The payback period method considers the rent, price and the main input in the early stage, which is more suitable than the rent multiplier and can also estimate the length of the payback period. The formula is: payback period of investment = (down payment+mortgage payment within delivery time)/(monthly rent-monthly mortgage payment) × 12. The shorter the recovery period, the better. The reasonable life is about 8- 10 years.

Formula 3: 15 Income depends on return.

If the annual income of real estate × 15 = the purchase price of real estate, then the real estate is worth the money; If the annual income of the property is ×15 >; The purchase price of real estate still has room for appreciation; If the annual income of real estate is ×65438+ the purchase price of real estate in 2005, the value of real estate has been overestimated.