Seller of foreign real estate usually focus on the consumer its remarkable qualities. The sea, sun, beautiful views from the windows - all of this, no doubt, great. But the object purchased "just so" would strain on your budget, even if able to do without a mortgage, you still can not get away from the operating expenses, utility bills and taxes. But you want to cash flow tech the other way - not out of our pocket, but into it. How to organize it? This issue is studied correspondent Metrinfo Method number 1 - speculation on the question of "how to make money in real estate?" Her merchants have a ready answer. You will definitely show the graph, which notched the curve goes into the sky. "Here - proudly tell you - look: we sell real estate in the last year has risen by 30%. This is your income! What do you do? ". Let us examine this thesis in more detail. First of all, anyone even slightly familiar with the market trends, knows that a picture is described suited to the realities of two years ago. Today the crisis, and real estate prices dropped sharply. Even if we agree with the view that the crisis is over, all the same to the resumption of growth at 30% per year is still far away. There are other considerations. Revenue from the resale of "sockpuppets" - you get it only when you sell your property, but now you can only rejoice in looking at the growing schedules. But the cost of such property now and brings a very real - see the beginning of this article. Let us not forget that real estate can not sell quickly. Moreover, all offering her company immediately become your competitors. Take, for example, Bulgaria - an abundance of options here simply dazzles the eye ("The Bulgarians noisy crowd of CHA in Moscow roam ..."). That can offer you if you suddenly have to compete with the active and aggressive salespeople? Only one thing: price - it will have to put in 30 percent of the market. And what will yield? In general, speculation, of course, can be beneficial. But to occupy required nerves of steel, the realities of the knowledge of the country (after all, you can buy an apartment in an old house, and the next two years to build a modern apartment complex) and the powerful advertising and marketing resources. Recognize that all these ordinary people, as a rule, does not have, and turn to another option - not as lucrative, but far more stable. Method number 2 - try to make rent, "portrait" of the object, pleasant in all respects. "It is best suited for investment real estate in cities, where life goes on in the winter, and not just in the holiday season," - said Natalia Zavalishin, CEO, "Miel-DPM». Consideration in the highest degree reasonable: there are places (in the Crimea, the coast of Bulgaria), where in July and August, no room to swing a cat. But come back in December of the same, and you will see a completely different picture - all empty. It turns out that 8-9 months of the year real estate will not bring any money at all. So what better income, such as 500 euros a month (for the year nabezhit 6000), 1,000 in the months of the "high season" (July and August) and 700 "poluvysokogo" (June and September) - only then will the year 3400. What kind of places that are attractive to tenants all the time? "Capitals of States - lists Elizabeth Zubarev, deputy director of the department of foreign real estate company" BEST Real Estate "- major economic centers, cities with large and well-known universities." The second key point - that are located around? For properties intended for permanent residence, will be important factors such as the presence of nearby infrastructure, green spaces, ease of transportation to downtown. For resorts - first of all, proximity to the sea and all kinds of entertainment centers. Ignore this consideration can not count on what can be "offset costs" - too. Last summer, this writer was in Koktebel (Crimea), and observed the following picture: the housing near the sea is very expensive, while at a distance of 3-4 km ... not worth anything. Homeowners trying to pass them over the price several times lower than on the coast, but want to anyway. Because the people who came to rest below a certain level of comfort do not want to go down. And the third - the parameters of the object itself. Here you need to follow the rule of the "golden mean": housing must be of medium size, furnished under a medium taste. Be original in decoration, buy something too big to anything - it does not pay. The price of "admission ticket" Of course, it depends on the country and can be regarded as the champion of cheap Bulgaria. "If we talk about the most modest-sized objects - the studios, their price starts from 35 th euro - said Elizabeth Zubarev (" BEST Real Estate "). - However, many developers offer free installments for up to three, sometimes even up to five years, and the size of the first payment must be at least 30%. It turns out that you can make a purchase, placing the sum total of 10.5 thousand euros - and it will be an object in an upscale complex with infrastructure on the seafront. " (Recently, in an article entitled "Bulgaria again brought low-cost suggestions: cook 20 000 euros," we wrote about more cheaper options). Commensurate with the Bulgarian prices can be found in Turkey or Egypt. There, however, considerably worse than in installments - developers offer them at 4-5% per annum. What to most other European Mediterranean countries, the prices for apartments there start at 150-200 thousand euros. Well the competition is as Cyprus - the price, for example, in the famous Limassol is the same 150 thousand, but the Cypriot banks lend to the Russians on very favorable terms. Downpayment - 30% rate - up to 5% per annum, the loan term - 20 years. Thus, to carry out the purchase you initially need 45 thousand euros. And what is the income? Excess profits can be expected. The resorts suite costing 35 thousand euro could give up a day for 65 euros - multiplied by 365, we get the magic figure of 23 725, ie, nearly 68% per annum ... But, unfortunately, the reality is otherwise. Prices of "high season" lasts a couple of months and then comes a long "dead season". Let us not forget that the need to spend money to maintain property in order to pay the mediators that lead to you having a rest, to pay taxes ... In general, according to knowledgeable people will actually receive no more than 3-5% per year. Justice for real estate common sense that self-rent can be used only if you are sitting next to an object. For property located abroad, it is hardly realistic. Accordingly, the question of who will be engaged in the delivery - that is, of professional managers. Business management companies have long-established in Western Europe. "These companies enter into an agreement with the owner, for which he receives a fixed amount - usually 4-5% per annum of the value of real estate - says Stanislav Zingel, president of the International Real Estate Agency Gordon Rock. - Greater convenience for the owner is that income is guaranteed: you'll get your money even if your number is worse than the others give up. " Of course, for the property owner shall be restricted: he can live it only four weeks in a year - usually one week in the "high season" and three other times. In Eastern Europe, where such business is just there, and - as is often the case - has all the features of the "growing pains". "Quite often, the possibility of" guaranteed rental "is proclaimed, but in fact it is only a promise to look tenants - told us familiar with the realities of the Bulgarian people, who asked not to be identified. - Most of the proposed contract amount to saying that the agency - bude it finds tenant - receive 20-30% of revenues, leaving the owner of 70-80. " Moreover, continued our interlocutor, even obtaining a fixed control numbers, you do not get any guarantees. For example, you promised to 2,500 euros per season. Arriving for the money in early October, you get a thousand plus endless lament about how little this summer has been removed. Moreover, managers often lodge in the number of guests and the hosts do not say. The expectation is that the owner, who is in the distant Moscow, did not know. It is even easier - you are trying to sell the property much more expensive than similar offerings on the market, citing the fact that the lease is guaranteed. And really - no guarantee. In general, summed up our expert asset management market in the former socialist countries have still a long way to become similar to what has long existed in Western Europe. Summary Does it make sense to invest in rental property abroad? The answer to this question is ambiguous. Yield of 3-5% can scare - Bank Deposit gives you more. But there are other considerations. First of all, you get a "foreign country house", with the sea, sun and other treats. Rental revenues cover the full cost of the house - turns out that using them is for you free of charge.
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