Three points of attention for investment property stores
Release time: 2005/12/27 15:03:54 Visitors: 44102
Investment experts remind investors that it is best to identify the location and the operator of investment property-type stores, and not to be temporarily attracted by high returns.
Towards the end of the year, property-type shops have a lot of sales advertisements, which are different from previous property-type shops. These shops have invariably made long-term leases and fixed returns. However, investment experts still remind investors that investment property-style shops are best to identify lots, operators and bank guarantees, and do not trust high-return commitments.
Property-style shops resurgence
"Buy today, 20% of the rent for more than two years", "Developers are responsible for renting, and enjoy an annual return of 8%" ... Near the end of the year, there is a lot of advertising for shop sales like this. The reporter saw at the International House Winter Housing Exhibition that almost all of the participating commercial projects involved the issue of property-type sales, of which the property-type shops were particularly obvious. It seems that the property-based retail sales crisis caused by a certain home building materials market seems to have passed, and property-based retail stores have made a comeback again.
Cai Yuxiang, managing director of Weiye Business Planning Co., Ltd., believes that there are two main reasons for the increase in property-owned stores this year. On the one hand, investors have come out of the misunderstanding of investing because of a certain concept, and have begun to treat the market more rationally. Demands outside the concept of unreal demand for genuine investment returns, and property-type stores guarantee the return on investment in the next few years. It meets the wishes of this part of investors; on the other hand, the developers of the shops hope to recover the investment costs as soon as possible because the "property-style shops" actually provide developers who do not have strong financial strength and sufficient commercial real estate operation management experience. A quick way to withdraw funds.
Advantages of property-based shops
Relevant statistics show that the hot money in the market is currently concentrated on four major sections: pure business district shops (Wangfujing, Xidan), office floor shops, market shops, and residential bottom shops. Among them, although the shops in the pure business district highlight its advantages such as easy rental and sale, high return on investment, and short payback period, the inability to provide bank mortgages makes the initial investment too large, which will make ordinary small and medium investors inevitably suffer too much. financial pressure.
Property-type store sales are most likely to appear in the sales of market stores, and market stores are the most popular way of investing in small and medium-sized investors. Property-type shops are characterized by a small area and a low total price, the smallest being only four or five square meters, and the investment threshold is less than 100,000 yuan, which lowers the investment threshold for small and medium investors; coupled with the multi-year investment return guarantee, it also reduces Risk. Therefore, property-style shops are generally welcomed by small and medium investors.
However, because of the separation of property rights, property-type shops can easily lead to disputes and are not conducive to unified management. The new generation of property right stores generally promise a 10-year charter, and sign long-term leases while signing sales contracts. This gives investors legal protection in return.
Optimistic about operators and locations
Cai Yuxiang believes that investors should look at the capabilities of store developers and operators. According to Weiye statistics, 75% of the city's retail projects do not consider self-employment, which means that these stores are mainly for sales, and they are not capable of operating stores under adverse sales conditions. Therefore, the strength of store developers and operators It is especially important. Secondly, we must be optimistic about the location and pay attention to the "stack effect".
Wu Jiang, the general manager of the ancient real estate brokerage company, also believes that investment in property-style shops should be targeted at operators and locations, not just unit prices and promised returns. For example, the Fairview Land Logistics Port located outside the West Fourth Ring Road, its developer is a commercial operator. Currently, the Fairview Land agricultural and sideline products wholesale market is operating. It has 4,000 mature merchants with annual sales of nearly 6 billion, accounting for the Beijing agricultural and sideline product market. More than half of the total shares are located in the transportation fortress of North China. The road and railway network is developed. It is a very important distribution center for green industries in China. Therefore, although it is far from the urban area, the original specific business atmosphere is very strong.
Bank guarantees reduce risk
In order to make small and medium investors assured of investment, many commercial real estate projects have launched "bank guarantee" projects, which rely on the external force of banks to guarantee the owners' income.
Ma Jing, the person in charge of the Fairview Logistics Port Project, introduced that they introduced “10-year charter, bank guarantee, and annual income of 9%”. Among them, bank guarantee means that once an investor buys a store, the developer will invest the first 4 years. All the returns are credited to the bank's special account, and the funds are used exclusively, and the bank directly remits the returns to the investor's personal account every month. In the meantime, even if there are problems with the project, the bank will continue to ensure the interests of investors. At the same time, they also designed a clear exit mechanism for investors. From 5th to 7th year, developers repurchase unconditionally at the original price; from 8th to 10th year, it was 5% higher than the original price; from 11th From the beginning of the year, there are many menu-style options. The projects guaranteed by commercial banks are generally welcomed by small and medium investors.