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The logic of the investor confronted with the purchase in "good father of family"the climate of real euphoria supports the confrontation of two quite differen t types of candidates with acquisition. The purchasers who défiscalisent draw an all the more large satisfaction their displacements in the sales offices that the price of housing which they will pay corresponds very exactly to the saving in taxes which they are ensured to carry out. One is here well far from the usual decisional standards of the good father of family which recommend to take time to forge its own conviction on the reality of a market and not to hesitate to be surrounded of a maximum of councils to make a success of his investment. Because the real estate is undoubtedly profitable only on the long term. That is checked particularly in the nine, where the selling prices are appreciably higher than in the old one. One finds then the category of the candidates to the acquisition of a main home from which the concerns are very different. Legitimately tapped by the desire to live in THEIR housing, these customers are also in a hurry not to too expensive pay it taking into account the persistent rise in the prices of the real estate. With the proviso of filling the necessary criteria of solvency (cf the file devoted to this question), they can build an inheritance at the end of a process of acquisition sometimes which can extend on several tens of years. So apparently, the competition between "investors-défiscalisateurs" and "purchaser-good-father-of-families" are economically unequal, the recall of the empirical rules which proved their effectiveness as regards purchase of main home and of acquisition of property intended for the hiring should allow to avoid in a camp as in the other making certain mistakes.The questions to be posed before launching out in a rental investmentBefore launching out in a rental investment, circumspection must be of setting and each one should wonder whether there is a type of ideal real estate which would give satisfaction to all blows. Because to refer about it to the speech of certain salesmen, the answer would be indisputably affirmative. The concept of the residences "you pay the purchase price, you défiscalisez and one occupies oneself of the remainder" spreads oneself all the more quickly as it rests on the tempting ones presupposed hereafter summarized. The business is undoubtedly good bus: in these new residences, the tenants will pay well because they will be very happy. They will be very happy because they will profit from all comfort and all approvals that you, as an investor, could wish for itself. At this point in time the irresistible verse of the sales points intervenes. A maintenance without fault, a qualified personnel for guarding and maintenance, of sporting installations (swimming pool and or tennis), etc. Lastly, it may be also that one promises to the purchaser that it will not have to be occupied of nothing. For just will be enough him it to box an income, possibly guaranteed, equal to a percentage of the amount of its investment... on the other hand of the monthly payment that it will fall on to him to discharge throughout its investment.To analyze the profitability of the investmentIndependently of the tax device of tax cut, the real investment appropriateness is appreciated in comparison with the awaited profitability of the projected operation. In this respect, the criterion to be retained is that of the rental report/ratio, which depends on objective data, the price purchase to the square meter and the amount of the loads and more subjective data. The price of the hiring to the square meter which depends directly on the reality of the rental request.Is the asking price realistic?When the motivations of desfiscalisations prevail, the risk is not sufficiently not to hold account of the actual value of the good on which the assembly proposed rests. However, it happens that the demonstrations of profitability retain debatable assumptions of profitability. It is thus in particular simulations of value at the time of the resale which count systematically on the possibility of drawing a price equivalent to that paid at the time of the purchase. If this postulate is checked in the short or the long term, prudence orders to consider the risk of an unfavourable evolution of the professional situation which would force the investor to resell his good before it was deadened. However, a housing which is not new any more does not sell with the same price as its purchase price. Except to accept a strong depreciation, it is extremely probable that the times necessary to find a purchaser are likely to be long...Does there exist a rental request?To rent under the best conditions of profitability is the legitimate concern of a financial backer. This consideration is essential in all circumstances, including when the device of desfiscalisation imposes ceilings maxima of rent on the square meter (Law of Robien). But attention. To too expensive buy a housing in a joint ownership over-equipped risk to appear as not very profitable as to invest in a housing little expensive badly built, in particular when there is not request on behalf of the tenants and that the owner must refund the monthly payments of his loan on real property... The examination of the loads the question of the loads deserves a constant attention and the schedule of conditions proposed by the promoter must carefully be analyzed. When joint ownership does not exist yet (assumption of sale on plan), the candidate investor often must in this respect, to be satisfied with the promises of the salesman. It is then at the stage of the project of construction that it is necessary to worry about the methods of administration of joint ownership. Is a cabinet of management right now designated or is this the promoter who undertakes itself it? Is the expenditure planned for maintenance, the personnel, the elevator they all essential? If so, will the supplement of loads which they will génèreront be acceptable or on the contrary is likely it to make to fuire the future candidates tenants because of their excessive cost? Are there no more economic solutions and more practical than those proposed and if so, under which conditions could they be endorsed and installation within future joint ownership?Choose a city to search for the best advices! |
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