It is very difficult to buy a house, and it is also very simple to say that it is easy to say that many people are planning to buy a house before they come to Australia. It is because they think that the housing market is too good now, for fear that when house prices come up and then buy it, then they will suffer from the loss. This is right and wrong, and it is not right to say it as well as not right. Because buying a house is not simply a sum of money to buy a house, but a consideration to combine too many variables. There are many ways to make money in this world. Buying a house is the way Chinese like it, but it is not the best way. Two years ago, we bought Alibaba`s stock for only $25 a share. Now we start trading at $65. In fact, there are many investment opportunities in the world. On the contrary, there are many times when we are in a hurry to buy a house, especially overseas, and rush to buy Australian flats. Even if the 2-year property market is so good, can make a lot of money, not to sell the house is not a profit.
All right, let`s talk about the property market. First of all, if you consider income, there are usually only two factors:
[经] rental income
Long-term increment
For the rental rate of return is higher, often better traffic, easy to rent, such a household is often an apartment or townhouse. For the long-term high value-added, the essential listing needs this investment has a certain degree of scarcity, what is the scarcity of it?
The size of the land;
Government`s investment in the area;
Population growth in the region;
Schools and other hard-to-change resources.
So, if you choose a region from a value-added perspective, I tend to choose a region where government is planning to grow faster. However, due to the asymmetry of information, the first to know the above two points is often to know the internal data, and even the property developers who specialize in a certain district are already two pieces of information in the hands of ordinary people, but even if they are two, As long as you know earlier, you also know too much than other people.
Therefore, from a value-added point of view, I tend to look at a few figures in the constituency:
I will look at the median growth trend of house prices in this district over the past 1 and 10 years on the realestate;
I will look at the average monthly sales figure (the larger the turnover, the more stable the value added);
Each list user access, which represents the requirements;
At the same time, I will also google this area under the migration situation, whether the net inflow or outflow of the population;
Local scarce resources (such as schools, railway stations, etc.), these are often necessary options for Chinese housing;
Occasionally check the area to see if there is any major infrastructure, etc.
But the constituency often does not only consider the value-added, the core part of the house should be living, unless you are buying an investment house, for a different purpose, if you buy from the housing, hope to buy a house is happy, living every day is happy, this feeling, Should be more important than simple value-added, because of the residential properties of the house, so that our constituency not only look at the above value-added situation, but also look at a few points:
1. A distance from the place of work.
This is a very important factor. A lot of overseas buyers, unless you`re going to never work, I don`t know where I work, what kind of house, if you just want to buy a house first and then buy it later. Well, I don`t object to you. If you only have one chance to buy it, I suggest you come early and decide your job before considering the constituency problem. In general, I will not exceed the place where traffic will take more than 30 minutes to go to work.
2. Environment and life.
This is what I think is the core function. When we come to Australia from China, it is nothing more than an environment and life. Imagine that parents and their children will live together in a beautiful community. Parents can enjoy the year, I think, It is a very happy thing. On the contrary, I don`t think it is so important in the Chinese area. It also depends on what my parents are. My parents don`t like to interact with strangers, so the environment is good, and leisure is the most important factor for me to consider.
On the whole, there are too many factors for buying a house, and your budget is very limited. You are increasingly hoping that people will tell you what to buy and how to buy it. In fact, in the process of buying a house, In the process of combing your needs, you will become increasingly aware of what you really want, because your budget is unlikely to allow you to meet all of these requirements, and even some of the requirements that you have been raised without the right to choose.
In the process of buying a house, I experienced a change of mind, that is, from a value-added purpose to a self-housing purpose. Frankly speaking, I buy a house is a more discerning person, the first house I first bought in China, from the intention to buy a house to actually buy a house on seven days, the first year after the purchase of 50.2% of the first home bought in Shanghai, half a year value added 50%. It took three days from intended to buy, which, of course, was the result of the Chinese era, but I did have a better eye than any other buyer of the same period. I came to Australia with the same idea at first, because I always thought I wouldn`t live here for a long time. I thought I`d buy a house, and it would be nice to be able to add value when I left. But now my thinking has changed, first of all, because I think the area where I can add value far exceeds my budget, and I don`t want to bet on the future, which will affect my present life. Secondly, I think the most important thing about buying a house is the comfort of living. If you always choose from the housing with the goal of value-added, it will be very contradictory, although it can be found a lot of time, but you consider too many factors, you will be very tired.
I talked about the feeling of buying a house, and then I`ll talk about some skills.
Every week, you can browse the house you want on the real estate. I often like to click on the page visits feature. When I meet a good house, I usually go to see the growth of this value every other day, which shows the demand of the market. It also shows that if I want to buy this house of potential competitors, you know, often in one go, if the bid for a deal, the deal / click is the conversion rate, such conversion is generally more stable in some areas. So the more clicks per unit of time, the more often the last out of offe
Make a list, plan the route and time before you go, try to see as many houses as possible at once, and when you meet your favorite house, you must take a close look at it, because when you leave offer, you may not have the chance to see the second time. Because most of the time you don`t even dare to put a clause like inspection in the contract, because you`re afraid your offer isn`t enough strong.
When going out of offer, take check book, ahead of you need more and intermediary routine, the most important thing is to set the psychological price of the seller, now this market, if you want to buy a house, more than 90% of the situation is to reach the psychological price of the seller. Some agents do not want to say, then you can only guess. Guess is also skilled, need to sum up, according to my experience a few times, I found that if there are 5 to 7 offer or more, generally your price has to pay a premium of more than 12%, for example, four hundred thousand of the house, You will not be possible until 45, this is my summary of the rules of some losers, guesses a few times, the final price is basically close to me. The house I recently bought, seven offer, my offer is only $500 more than the second place.
After the offer is accepted, let the intermediary scan soft copy, you can send the transfer division and the broker at the same time, let the transfer master look at the contract, let the broker do the loan, some people like to go to the bank to make a loan, anyway, I don`t think so much money, I met the broker, I feel all right, You write 500 or 1000 small to the broker at the same time, and agree to subject to final 2 weeks,10% depsit two weeks, often if the loan does not go down, then 10% depsit does not have to pay, this is the normal general situation, the story of the building is special, I will say again later.
Checking a house is a technical job, such as some fences containing asbestos, or plastic, and it needs special people to tear it down later, such as the orientation of the house. In Australia, the gate faces south, the yard is north, and the whole house is best north-south. Whether the house is on the side of the high-pressure line, on the side of the gas station, on the edge of the main road, or on the side of the railway line, all these affect the potential value of the house. Don`t go in there and look at the good decoration and feel that the house is good. In addition, The land of the house is flat or sloping, it is generally better than the slope, but the slope is not too sloping, can also be designed into a good yard, and so on, I want to learn a special inspection of the house`s handicraft work. Some of the planks in the house are of good quality, with keels, don`t look old enough to deny the value of the planks, and so on.
The other more skillful is the bid, which is essentially a psychological battle that knows not only the seller, but also the competitors. Most people here think they`re better than their competitors. In fact, if you don`t reach the seller`s psychological price, you still can`t get a deal. In some areas, there is an occasional high price deal, the seller psychological very unhealthy, expect their own house can also deal with the high price, for these sellers, I generally skimming directly. Bidding is a skill that needs to be trained. I suggest that people who have just gone to buy a house can bid when they see their 70% satisfaction with the house, and the initial bid is on the low side. Through the bid, you can ask the intermediary how much the final transaction price is. At the same time, because of the establishment of a link with the intermediary, more good houses can be notified later, because the intermediary also hopes to reach the target buyers directly. After a few training, you will become very precise. I now look at the sale price of houses in certain areas. At a glance, the error is no more than 10,000. If your offer is accepted at the end of the day, you`ll find a leak. If you can`t buy a 100% satisfied house, you might as well buy it.
Regarding the timing of buying a house, I have always thought that there are two situations in which you can buy a house. One is the momentum. For example, the recent trend in Sydney, in fact, you just have to enter the market. This kind of momentum is very similar to the background of May and June last year. It is also very similar to Shanghai at the beginning of last year. At the beginning of last year, the Shanghai Exchange had to queue up for four hours to get a list. Looking back, now, the house price is still rising, although it has fallen a little bit, but compared with the purchase before, There is still value added. So whether Sydney or Melbourne, everyone should rationally see that after a year or two, the market is bound to cool down.
The essence of real estate is to bet on a value of expectation, we all think that when high, it will be higher, that is, bubble, and in the process of bubble size, it is a very reasonable choice to take advantage of the attack. This is certainly the case now, even if the fall in the future, can only fall now the time to buy the price. But now because the market is booming, inevitably there are a lot of high-expectation sellers and many irrational buyers, as buyers, I suggest that the need to be rational, not to give a very irrational price.
There is a big difference between Australian real estate and Chinese real estate. Houses in Australia are sold one by one, and some houses vary greatly in some areas. China is sold in a small area, so the price rise and price drop are very obvious. Australia is obviously more subjective. But because this subjective factor can lead to real estate instability, I occasionally read some posts in footprints in 2008, and found that the housing prices of some luxury residential areas fell very sharply within a year, which is easy to explain, because the housing prices of luxury houses are more subjective. In addition, trading volume is less, leading to price fluctuations will be more obvious.
How to judge the subjective factors of a district or a house? In a simple way, I often look at the asking price for a piece of land around me, because the asking price for pure land often represents the basic means of production, and then it is to see how much the building part of this house is worth. This is also a good judgment. At present, the average new house is at the cost of a SQ, a three-bedroom, two-bedroom house, for 20 years, and its value is about one hundred and fifty thousand. Of course, my above figures are based on the scope of my research in the losers` area. If your target area is a mansion, the numbers are obviously different, and with this judgment, you`ll know clearly whether the house you`re buying is worth it or not, and how big the subjective factor is.
For example, the house I bought, there is a block of land around me that is obviously worse than me, the area is similar, the asking price is three hundred thousand, my house has three rooms, two bathrooms, and the apartment is decorated very well, only 7-8 years, from the construction cost, I think it`s worth $14-50, 000, so a house like this, if four hundred and fifty thousand can be bought, is a good place.
The potential bubble in this is the value of land. In fact, the value of land is a very important and difficult resource to judge. The losers also have high-end resources, such as being close to the railway station and close to the school, which returns to the problems I mentioned at the beginning of my post. Is your land scarce in the end, in a district, there must be some resources are relatively fixed, at least 30 years will not change, what is there? Railway stations, SC, hospitals, schools, so there is a certain scarcity of resources close to these places. On the contrary, the value-added space of land far away from these places is certainly not as good as that of land close to those resources, so, If the land close to those resources is three hundred thousand yuan a piece, the others are two hundred thousand yuan, I would prefer to buy the former because the value added rate will be different (assuming there is no long-term or obvious planning for land elsewhere).
In fact, after a long time, there are only two opportunities to buy a house:
You feel that all aspects of cost-effective are in line with the requirements, long-term bullish time, with rational judgment can be bought, you can buy;
In the upward momentum of the housing market, any choice, as long as it is not too crazy, can buy, after buying will not immediately fall, but to be ready to fall in two to three years, but you can afford to lose
Next, we`ll focus on the future housing.
I had a painful experience myself, because I failed the first time I bought a house, and the failure was that it was also a part of the situation.
There are two situations in the house, one is the flower of the building, the other is the Land & home package.. For the former, the main risk of the loan is the valuation problem after completion. If you are fully funded, when I don`t say, if you want a loan, for example, if you have five hundred thousand of your house to sell you, but after you have built it, look for a bank loan, and the bank thinks the house is only worth four hundred thousand, You`re one hundred thousand short at this point. What do you do? If you don`t have cash, your 10% down payment won`t be refundable because you`re in default. In fact, with the exception of the soon-to-be-built buildings, most of the subject to finance doesn`t make any sense because they can only give you two weeks, and even if the loan agreement is approved, it will expire in three months, and it will have to come back by then.
Therefore, I think the biggest risk is loan risk. This risk is very related to the evaluation of value, and often there is a premium. This premium is a judgment of the future. When a market goes up, it can make money. Last year, for example, I bought a house in Sydney, and I`m sure I`m making a lot of money this year, but even if I make money, I still earn more than house on average when it comes to buying an house,. But a good thing is leverage magnification, can use 10% down payment to pry investment. In short, it is a relatively risky game. In my opinion, for self-housing buyers, obviously not cost-effective.
There is also a nature of a prospective house, that is, if you are Land & home package, if you are a normal land, there is no problem with a house, on the land. The problem is, now, many developers have bought a piece of land, then split up the land and then sold it in this way, and then they sell it in this way. This is a problem. This problem, last year, may not be a problem, this year it is a problem, because all the banks I contacted later did not lend in this way. It is very simple, because in this way, the loans made are split loan, Bank`s assessment that the risks are too great. What`s the risk? Because the land is not independent, once a few other houses have problems, the bank cannot auction the land, and the evaluation of the land includes the profits of the developer, so it is very difficult to assess clearly. For houses that buy apt or townhouse (especially after common wall or packaging but actually still have common area), the success rate of doing land & home package is extremely low. Even if it is successful, there is a chance. I came to Australia four months ago and looked at the house for a month. The last two months were wasted on the house of land & home, and they didn`t buy it. It was a history of blood and tears. Of course, the house I chose was still very cost-effective. Two months later, A house of the same size and the same size on the edge is 60,000 yuan more expensive than me, but I can`t buy the house. Fortunately, I have been dragging the contract in advance, but I really wasted a lot of my energy and time, and the time, as well as the opportunity, but I really wasted a great deal of my energy and time, as well as the opportunity.
Recommendations: buy from the house, do not touch the flowers, do not touch the house, do not be subsidized by the 10, 000 temptation. If you are a young man, now you can only buy flowers, assess your own risk, I do not make suggestions. In short, when you have a choice, do not touch the flowers, not to say that the flowers certainly do not make money, but also can earn a lot, but not suitable for self-housing buyers.
Here I would like to say something about the house itself, a lot of rookies, really not clear about the quality of the structure of the house in Australia, I do not know, but in general, except for apartments and other high-rise buildings, most of the walls are either single brick. Either a board room, or a double brick, in fact, all kinds of advantages and disadvantages, but for the general pay attention to cost-effective, I still think the best single brick, specific also do not explain, the board house every few years to brush paint, because it involves anticorrosion and other issues, Although the cost of double bricks is the highest, but once the structure problems are very troublesome, so I have always felt that single brick is a relatively high cost-effective way.
In addition, when looking at the house, you should also look at the tiles on the roof. It is often easier to determine the year of the house through the tiles. In addition, the tiles may be normal tiles, some of them are iron tiles, and the disadvantage of iron tiles is quite obvious to me. When it rains, the overhead noise is very loud, the other is boring, the benefits seem to have, but for ordinary people, do not pursue too much different.
(Ref: building knowledge: steel roof or tile roof, which is better?)
The terrain of the house is also very important, in a road, you want to think of rain, will it enter your house? Some roads are taller than houses, and there is generally a drain near the house to see if there is any blockage, and in addition, it is necessary to see if there are any big trees around the house, and the roots of the trees will affect the structure of the house. Wait, these are some tips for looking at the house.
In addition, many people will consider whether to rent a house well, this kind of information often comes from an intermediary, but sometimes the intermediary words dare not believe, so go to a forum or ask a friend, and the forum or a friend itself is an example, where you suck again. If the house is on the edge of the railway station, the house is super good, it must be very good to rent, on the contrary, you are very high-end place, the house is far from the traffic, the house itself for decades of old house, must be relatively difficult to rent.
So, my method is much simpler, often you can go to realestate randomly to see the number of houses rented at this time point in a certain district, and then look up the number of resident population in this area, and divide the two to have a proportional value. The lower the value, the easier it is to rent.
Why? Because there is an assumption that, in any district, there is a fixed proportion of people renting a house, and that ratio is very difficult to change, and if the number of houses offered in this area is small, That`s obviously easier to rent.
If you compare this number with the area where you have experienced better renting, you will generally know whether the area you buy is good or not. If you look at it for a few weeks, if the number is also stable, then there is basically a plausible conclusion.
I usually use a very simple formula, that is, after a down payment of 20% of the total house price, / 1000 can cover interest on loans, and if so, this house is basically accounted for. There are actually a lot of house, but some areas are very few, but those few areas, sometimes more likely to rise, which also represents the irrational factors in the real estate bubble.
For example, when a house is sold with a down payment of four hundred and fifty thousand, 20%, if the three hundred and sixty thousand loan is calculated at 4.88% interest, it is roughly 1460 yuan per month, and if you charge the rent per week at three hundred and sixty thousand / 1000 yuan 360, Your monthly income is about 360 to 52 and 12 to 1560, and given future interest increases and air rentals plus agency fees, you actually lose every year, but this should be a threshold that can be judged by this. In other words, in theory, after you pay a down payment of 20%, the house is self-sustaining.
I now choose a house, generally according to this view, because I think that one day if the economic crisis, my house will not be pawned to the bank, moreover, in the past few years can put more money into the offset account, one day is not in Australia, Just rent it directly to a family with a better credit (so I`m not one-sided to emphasize the rate of return on rent, because the higher it is, the more often it`s sublet-based properties, which will damage your house in the long run).
In addition, some houses belong to fix date sale, which means that vendor often has some kind of house that needs to be sold. This kind of house, when it comes out of offer, is more objective, because the landlord is not the kind of house that is put up to explore the market. I personally prefer this kind of house, because the price can be more objective at last, but this also depends on the landlord, also depends on fate.
Source New footstep author cnnworld
