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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:23927 >> 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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