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房产成功投资经验谈:不买新城 不买一手房

更新时间:2007-07-14 09:15:15 - 来源:苍南房产网 点击数:24402 >> 我要发表评论

  理念先人一步、出奇制胜,这是季先生房产成功投资的经验谈。

    作为土生土长的上海人,季先生的房产投资路从传统高档豪宅区的老公房开始。1999年,季先生花了16万元,在淮海路、襄阳路买了一套32.58平方米的老公房,装修用了3万元,最后以2300元/月的价格出租,3个月后,即以26万元的价格抛出。

    第一次投资,他的收入就接近10万元。

    刚开始,季先生的流动资金不多,只能买一些总价偏低的小户型房子,而且只选择中心城区出租稳定的房源,以避风险。投资房产,最让季先生担心的就是房子出租没有预想中顺利,导致房产积压,资金难以收回,因此挑选地段成为关键点。

    投资多年,季先生一直津津乐道的还是2002年在上海传统豪宅区———湖南路、兴国路购买的一套房子,这个老牌市中心的新公寓当年的售价是12000元/平方米,季先生用135万元买进,几个月后以170万元的价格转手卖出。

    季先生称,投资前期,对各物业所在区域的发展状况和规划前景,都要一一细致了解。季先生的原则是,不买一手房,也从不选择外环线附近的新城项目。一方面由于新兴区域的房产受政策影响很大,有些地方是今年火热,明年很可能就冷下来了,通常情况下只有老城区,才能经受住时间的检验;另一方面是新区配套不完善,难以稳住市场价格。此外,季先生的投资心得是,期望值不要过高,只要有一定的赢利空间就脱手。

    2005年3月国家宏观调控之后,季先生觉得单纯买进卖出已无太大的利润空间。于是改变方向,做起转租的“二房东”。沿着轨道交通线,一年多的时间,如今季先生已租赁了十余套房子。

    在选择房子方面,季先生首选中环线以内,轨道交通方便的房源;二选较新房,房东闲置,近一两年不会居住的房源。例如季先生在普陀某处经营的一套房子,靠近地铁三、四号线,以每月3000元左右的价格租下,装修后以白领公寓的标准分间出租,一个月能收到5000元左右的租金。这么一年下来,十套房子的收益将达到30万元左右。

    作为“二房东”,客户资源和房源是两大基本条件。靠着多年来购房卖房的经验,季先生跟各房产中介公司建立了良好的信用关系,自己曾投资加盟的房产中介店也从多方渠道给他提供房源信息。当然,客户的定位和筛选、内部的管理等也至关重要。为此,季先生有自己专门的管理团队和家政服务员。

    季先生表示,即使楼市一直跌,他还会继续做房产投资,但会改为长线投资。最近他又在杨浦佳木斯路附近买了一间商铺租了出去。虽然目前的状况只是保本经营,但他认为地铁开通之后,这里将成为一铺难求的黄金地段。

    季氏投资法则:

    1.不要根据自己的喜好买房,而是根据投资前景来买。许多人在投资时总是购买居家型的房产或者过于豪华的房产,这样的房子已经没有多大的上升空间,利润不大。

    2.投资白领公寓时,有三点非常重要:楼盘品质好;房子离购物中心、公共交通近;有发展前景,根据租客的消费需求定义房子的装修。


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Storage, 26, is one kd shoes with the largest child, dell : garage in 2002, his / her dad announced over 04 years of career, finally paid 40. 2% on threes survey card. From a very young age, Stephen throughout the shooting learned how to shoot with the feet of the grasp, when dad refused to look at him to the hornets instruction, Stephen will be pursed lips, not because can't visit those big-name players, the old you are, but because he also strive to be with my dad, to practice his shot.


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