How to introduce the advantages of a house to customers?

Three elements of house selection: location, location and location. As a kind of real estate, the location of real estate plays a decisive role in its use, preservation and appreciation. As one of the most practical forms of property, even if the primary purpose of buying a house is to live, buying a house is also an economic investment with high expected potential. Location is a very important factor in the appreciation of real estate.

To see the potential of a place, we should not only look at the current situation, but also look at the development. If property buyers buy a house at a low price in a region with imperfect municipal and transportation facilities, there is hope for a substantial appreciation of the property after the planning facilities are perfect. The improvement of regional environment will enhance the value of real estate, for example, the completion of Beijing Asian Games Village will double the value of surrounding real estate. For buyers, it is very important to study urban planning and analyze the development potential of residential location.

With the construction of traffic network, we should replace the original concept of absolute position with the concepts of distance and time. Therefore, when choosing the location, we should also pay attention to whether the traffic is convenient and how many buses can reach the community. Convenient transportation is often a powerful selling point to promote real estate sales. For example, a subway line goes directly to the community, and there is a wide avenue next to the community ... In fact, this may only be a long-term idea in urban planning, but when you show it, you must describe it clearly, be sure, and even take customers to the planned location for actual feelings.

The second one depends on the match.

Whether the supporting public buildings in residential areas are convenient and reasonable is one of the important standards to measure the quality of residential areas. There are generally primary schools in or near large communities to eliminate the threat of urban traffic to primary school students' way to school. The distance between the residence and the primary school should be about 300 meters (near is disturbing the people, far is inconvenient), which will be the biggest selling point and worthy of a great book. What's more, what is the service radius of grass-roots shops such as vegetable shops, food stores and small supermarkets that residents visit every day, such as 150m (these details will affect your success or failure).

There are also "clubs", banks, post offices and restaurants. The finer the better. For example, the launch of the "clubhouse"-due to limited economic conditions, the area of houses purchased by ordinary people will not be very large. Suppose you buy an 80-square-meter house, plus the clubhouse, the living space you enjoy will be much larger than 80 square meters. Nowadays, people's awareness of life is paying more and more attention to privacy, and their leisure and social needs are increasing. The club will become your indispensable supporting facilities ... but here, what facilities are there, what is the charging standard, whether it is open to the outside world, and whether it can maintain normal operation and sustainable development in the future, are all things you must know.

The third category focuses on greening.

At present, the landscape design styles of residential projects in Beijing are diverse, but the living environment has an important hard index-green rate, which refers to the percentage of total green space in residential areas to total living area. Please note that "green rate" and "green coverage rate" are two different concepts, and green space does not include the green area of balcony and roof. As the green space in residential areas plays an important role in shading, wind and dust prevention, sterilization and disinfection, the relevant regulations stipulate that the green space rate of new residential areas should not be less than 30%. The green rate of residential areas in Beijing suburbs should be above 35%. In the vicinity of urban areas, it is rare that the greening rate of residential areas can reach 40% or even 50%.

The fourth is the layout.

As we all know, the floor area ratio is a key indicator of the layout of the community. The high plot ratio shows that there are many houses built in the community and the population density is high. Generally speaking, the higher the floors in residential areas, the higher the plot ratio. The plot ratio of residential areas dominated by multi-storey houses (below 6 floors) is generally around 1.2 ~ 1.5, and the plot ratio of high-rise and high-density residential areas is often greater than 2. If the plot ratio is too high, there will be high buildings, narrow roads and few green spaces, which will greatly affect the living environment of residential areas. The floor area ratio is only a simple indicator. Although some projects seem to have a low plot ratio, it is not advisable to crowd buildings in order to increase atrium gardens or avoid underground garages.

In residential planning, the layout of houses should be reasonable, and the sunshine time and quality are easily ignored. In Beijing, the sunshine interval (keeping a certain distance between the long-axis external walls of strip-shaped houses, that is, the sunshine interval) is 1.6 ~ 1.7H(H is the height difference between the eaves of the front row houses and the bottom window sills of the back row houses). The standard of sunshine interval greater than or equal to 1H is adopted for tower residence. If the sunshine distance between houses is not enough, the ground floor of the north house will not get effective sunshine. The house you are showing has these conditions and can impress customers.

The fifth type looks at the traffic conditions in this area.

Traffic in residential areas is divided into two categories: pedestrian-vehicle diversion and mixed traffic. At present, the selling point of real estate is "separation of people and vehicles", that is, cars directly enter the underground garage outside the community, and car dealers and pedestrians do not interfere with each other. Because there is no interference from cars, parking and noise in the community, the pedestrian walkway in the community has leisure function, which can greatly improve the environmental quality of the community. This method is recommended to customers and they will like it.

In residential areas where people and cars are mixed, you should pay attention to whether there are enough parking spaces and whether the parking spaces are reasonable. The general principle is that cars parked in the open air should try not to enter the residential group. If the parking lot must be close to the residential area, it should be as close to the gable as possible, not the front of the residential area. In addition, car parking spaces are also divided into rental and purchase. It is necessary for buyers to find out: how much is the monthly rent of parking spaces; If you buy it, what is the monthly management fee in the future, and then calculate the account carefully before deciding whether to rent or buy it. Give reasonable advice here and customers will trust you. )

Equation 6 looks at the price.

As we all know, buying a house is by no means the cheaper the better. The key is to look at the cost performance, that is, whether it is worth the money and whether the price is reasonable. After the customer takes a fancy to a house, you should patiently compare the performance of the same lot and the same grade of real estate before you can choose. If the customer compares the performance and price of several properties he intends to buy, you must first find out what the quotation of each suite is, some are the whole set price, some are the interior construction area price ... The most important thing is to find out (or convert) the actual price of the selected house. There are also "rough houses", "initial decoration" or "fine decoration" when the house is sold, which will also have an impact on the price of the house. Consider this factor when comparing house prices.

When several buildings stand on the same starting line, you should help customers to eliminate those that greatly exceed the budget and have poor performance, and then make a comprehensive comparison. Generally speaking, the better the performance, the more expensive the property. At this time, we need to calmly analyze: which performance is necessary and which performance is useless to customers. For those flashy selling points that will only make house prices rise, we must resolutely "give up what we love".

Type 7 see sunshine.

Let's talk more about the sun. Everything depends on the sun, especially the old people and children who are often at home. Sunlight entering the room is the basic condition to ensure their physical and mental health. Effective sunshine can improve microclimate, ensure hygiene and improve the comfort of houses. Beijing is located at 39 degrees 57 minutes north latitude, and the sunshine standard for residential buildings is as follows-the sunshine time in severe cold weather is not less than two hours. According to the Code for Residential Design, "every house should have at least one living space that can get sunshine. When the total number of living spaces in a house exceeds four, two of them should get sunshine. " "Houses in residential areas face south" is the biggest selling point. If you meet such a house again, you will know what to say.

Eighth ventilation mode.

In hot summer, good ventilation is often as important as sunshine in cold season. Beijing has a temperate continental climate with southeast winds in summer and northerly winds in winter. If the house has two orientations, it can be through in summer, which is better than all rooms in the house facing south, but it is not as good as through. So generally speaking, the ventilation effect of plate building is better than that of tower building. At present, Beijing property market still has "tower conjoined slab" and "tower mixed slab" which is more closely combined. In addition, we should also pay attention to whether the residential building is in an open space and whether the architectural layout of the residential area is conducive to introducing the dominant wind in summer to ensure the smooth wind path (which should be promoted if possible). However, some multi-storey or board buildings are well ventilated in the design of the apartment, but there is actually no wind to patronize because of the closed enclosure or the high-rise building (don't emphasize good ventilation at this time).

The ninth kind of apartment

Reasonable plane layout is the foundation of comfortable life. A good apartment design has the following elements for your reference: (1) There is a transition space at the entrance, that is, the "entrance", which is convenient for changing clothes and shoes and avoiding a glance. ⑵ The plane layout should be divided into "dynamic" area and "static" area. The activity area includes living room, kitchen and dining room, in which the dining room and kitchen should be closely connected and close to the entrance of the house. Quiet area includes master bedroom, study room and children's bedroom. If it is a double bathroom, the bathroom with bath equipment should be close to the master bedroom. The other should be in the dynamic area. (3) The design of the living room should be open, bright and have a good view. There should be a relatively complete space for furniture in the room, which is convenient for family members to have fun and reunion. (4) The ratio of the width to the depth of the room should not exceed 1: 2. It is not easy to introduce the apartment that is too long, so it is recommended to decorate and divide it. 5] The kitchen and bathroom should be designed as a whole, the kitchen should not be too long and narrow, and there should be supporting kitchen utensils, hanging cabinets and space for placing refrigerators. The toilet should have an independent and reliable exhaust system. Sewers and traps shall not be exposed indoors.

10 equipment

Residential equipment includes pipes, toilets, bathing equipment, gas equipment, heating equipment, etc. We should mainly pay attention to whether the quality of these equipment is excellent, whether the installation is in place, and whether there is a trend of convenience, practicality and high technology. Take heating as an example. In some newly-built residential areas, wall-mounted heaters with the advantages of environmental protection and energy saving can adjust the temperature, especially when there are old people and children at home, which can appropriately increase the temperature to achieve the best comfort. In addition, when introducing real estate, we should also pay attention to the maturity of supporting equipment technology, that is, whether it has been widely used and whether it has passed the market test, because blindly using immature high-tech products may eventually bring inconvenience or high expenses to users. If you don't know much about this, please ask the original owner carefully about the use and taboos, and don't talk nonsense.

1 1 formula to see energy saving.

The property you introduced should pay attention to environmental protection and energy conservation. For example, take measures such as heat insulation in winter, heat insulation in summer, heat protection and energy saving of heating and air conditioning-the roof and windows facing west should be insulated; According to the building thermal zoning, Beijing is located in a cold area, so the windows facing north should not be too large, and the sealing performance of the windows should be improved as much as possible. Residential exterior walls should have thermal insulation performance, such as thermal insulation structure when the peripheral retaining wall is thin.

12 look at sound insulation.

Noise is harmful to people in many ways. It not only interferes with people's life and rest, but also causes many diseases. The Code for Residential Design stipulates that the allowable noise level of bedrooms and living rooms should be less than 50 decibels during the day and less than or equal to 40 decibels at night. Although most customers can't measure accurately, they will definitely pay attention to this. Houses should keep a certain distance from noise sources in residential areas, such as schools and farmers' markets. In order to minimize traffic noise, houses facing the street should have green screens and partition walls; The floor should have sound insulation performance that meets the standard. Under normal circumstances, the living room and bedroom in the house cannot be arranged next to the elevator to prevent noise interference. You must know these basic information in advance, and you'd better come up with relevant data to be more convincing.

13 privacy type

In addition to sunshine, ventilation and other factors, the distance between houses must also consider the interference of sight. Under normal circumstances, people can distinguish each other within 24 meters, and they can see each other's appearance within 12 meters. In order to avoid line of sight interference, the room spacing of multi-storey residential buildings should not be less than 24 meters, and the lateral spacing of high-rise residential buildings should be more than 20 meters. In addition, if the design is not well considered, the side windows and front windows of tower houses will often form a phenomenon of "intervisibility", and customers will pay attention to these when choosing a house (if this is the case with the real estate you introduced, please choose a better viewing time and try to avoid the crowded time).

14 structure

As a real estate salesman, we should be as professional as possible when introducing real estate, and the structural types of houses bear the brunt-at present, the common residential structures in Beijing are brick-concrete structure and reinforced concrete structure. The main load-bearing structure of brick-concrete structure is clay brick and a few reinforced concrete members, which are only suitable for multi-storey houses. Its advantages are low cost, good thermal insulation performance and convenient construction. The disadvantages are that the width and access of the house are limited by the depth, the indoor pattern can not be changed generally, the wall structure takes up too much space, and the integrity and durability are poor.

Reinforced concrete structures are suitable for middle and high-rise residential buildings, among which the fully cast-in-place shear wall structure is the best, and frame structures, large formwork structures and large slab structures are commonly used in multi-storey or small high-rise buildings. Generally speaking, reinforced concrete structures have good seismic performance, strong integrity, good fire resistance and durability, and the indoor layout is more flexible than brick-concrete structures. However, the construction of this structure is relatively difficult and the structural cost is relatively high. The above explanation will show your professionalism and gain the trust of customers. )

15 seismic fire prevention concept

Earthquake intensity indicates the degree of damage to the ground and buildings caused by the earthquake. The earthquake in 2008 had a great impact in China, and customers paid more and more attention to this consideration, so it was also a selling point. Residential buildings in Beijing should be fortified at 8 degrees (not 8 levels). /kloc-the fire resistance rating of ordinary houses with 0/9 floors and above shall be Grade I; The fire resistance rating of ordinary residential buildings on floors 10 to 18 should not be lower than Grade II. /kloc-general residence and tower residence with 0/9 floors and above shall be provided with smoke-proof stairs and fire elevators.

16 type dating.

The service life of a house refers to the life that the house can maintain normal use under tangible wear and tear, which is a natural life determined by the structure and quality of the house. The depreciation period of a house refers to the period when the value of the house is transferred, and the service life of the house is generally greater than the depreciation period. The depreciation period of different building structures is stipulated by the state: 60 years for reinforced concrete structures; Brick-concrete structure for 50 years. This knowledge is a supplement, but don't say it easily.

17 type area.

With the rise of small apartment craze, the interior area of commercial housing in Beijing has decreased slightly, but many customers still think that the larger the housing area, the better. It seems that houses smaller than 100 square meters can only be a temporary transitional product of cascade consumption. Even some affordable housing is not worthy of the name. Many large-sized houses and duplex houses have been built, which leads consumers to be misled and think that large-scale and ultra-luxurious houses are useful. In fact, people don't necessarily feel comfortable in oversized houses. Economically, not only the expenditure on buying a house is large, but also the expenditure on property and heating will increase in the future.

In fact, the grade of the house does not depend on the size of the area. Experts believe that a family of three, with an area of 70 to 90 square meters, can basically meet the needs of daily life. The key question is whether the house has been carefully designed, whether the functional configuration of living room, bedroom and dining room is reasonable, and whether the limited space is fully utilized. Therefore, you should prepare a few suggestions on the area, depending on whether the customer wants style or practicality, and guide from different angles. A scheme cannot be regenerated. )

18 formula to see the allocation.

Sales area of commercial housing = interior construction area+shared public construction area; Interior construction area = interior usable area+interior wall area+balcony construction area. The indoor building area is relatively intuitive, but the shared public area may be different. The common public building area includes public corridors, hallways, staircases, elevator rooms and waiting rooms. When customers look at the house, they can remind whether the pool area is reasonable. Generally, the pool area of multi-storey residential buildings is small, and the pool area of high-rise residential buildings is mostly due to the large traffic area. The same use of residential area, small pool area, indicating that the design is economical and reasonable, property buyers can get more private space. But it is worth noting that the smaller the allocated area, the better. For example, if the corridor is too narrow, it will definitely reduce the comfort of the occupants (this is particularly important to persuade customers to choose a house with a larger screen).

19 property management style

Property management is a paid service implemented by a qualified property management company. The standard of property management fee for residential quarters in Beijing varies with residential grade, service content and service depth. What are the contents of the property management fee, how much the heating fee is in winter, the charging standard of the parking space in the community, whether the parking space is rented or sold, etc. And customers should tell clearly before buying a house (if these are not in your introduction materials, please prepare them immediately). Residents will face property management companies for a long time in the future, and property management is a long-term business behavior. More detailed property services and property companies with better brand reputation can add points to the property, but the price of property fees is also one of the indicators that customers need to bear, so it is best to guide them when displaying. Because they can't afford the property fee, there are not a few cases that the industry gave up in the final signing stage. Please inform us in advance.