Chapter 44 Choose a store and be a "charterer"

After April 2010, the state successively issued a series of property market regulation policies.Among them, for home buyers, the biggest impact is to increase the down payment ratio.According to the policy, the down payment ratio for individuals buying a second home is increased to 50%-in fact, the down payment ratio for buying a store has always been 50%.Therefore, the adjusted down payment ratio and interest rate for house purchases are already equivalent to buying shops.Wenzhou people who are good at drawing investment inspiration from policies quickly invest in shops. Mr. Wang from Ruian, Wenzhou made no secret of his enthusiasm for investing in shops: "Compared with residential buildings, shops have the advantages of higher return on investment and better value-added and value-preservation. Moreover, the concept of investing in shops has not yet been fully popularized in China. , Many people in the real estate market are focusing on residential properties, so the competition in the retail investment market should be regarded as the smallest in the real estate circle. Small competition means high returns. I think I just set my sights on this best without competition Opportunity to become the first batch of domestic investors who invest exclusively in shops.”

Mr. Wang's words are not unreasonable. Under the constraints of national laws and policies in the real estate market, the traditional real estate investment profits are far worse than when the real estate market was just emerging in 2001.In addition, commercial real estate has been in the scope of neglected policy regulation, so now more and more attention has been paid to commercial real estate investment, and retail investment has gradually become the focus of investors' attention. Supermarket shops, business district shops, community shops and commercial street shops are gradually Become the new darling of investors.According to market surveys, more real estate investors choose to "abandon their houses and go into business" and become a "charter company".In Wenzhou, many people are buying shops on a large scale, intending to make a difference in this space with great appreciation potential.

My opinion on real estate investors in Wenzhou is the same. Instead of watching the country continue to increase the regulation and control of real estate policies, it is better to "change careers" in time, from a real estate investor to a "charter company" and withdraw funds from the real estate market , Timely investment in shops. This is because shops have three major advantages that the real estate market does not have: 1. Shop investment is flexible, with low risk and high stability. Compared with large-area commercial housing and high-end villas with unattainable prices, independent shops occupy limited funds. After investors invest, they can operate independently or lease them in a flexible way.

Among them, the benefits of leasing are countless. It is very different from stock trading and other real estate investments. Investors do not need to keep an eye on the barometer of market changes all the time, making themselves physically and mentally exhausted. They just need to sit at home with peace of mind. You can fully enjoy the benefits of asset appreciation. Mr. Wang also introduced: "The benefits of investing in shops are not limited to these. Compared with gold and stock investment, shop investment is less risky. The authenticity of gold and jewelry is worrying, and the impermanent rise and fall of stocks is even more difficult. Grasp. The pros and cons and value of shops can be easily identified by ordinary people, and those shops in good locations generally have excellent development prospects.”

Moreover, since the financial crisis in 2008, inflation at home and abroad has been serious, the purchasing power of currency has become weaker and weaker, and deposits are too uneconomical. Investing in gold has certain risks. Only investing in shops can easily maintain the appreciation of funds and effectively balance It can be described as a safe investment method. 2. The return on investment of shops is high Generally speaking, a shop can recover its investment in about 8 years, and the annual rental yield can generally reach 10%, and if the income is good, it can reach more than 16%.Compared with stocks and gold investments, which are risky and have a relatively large period of profit, the return on investment in shops is very impressive.The cost of purchasing and furnishing a store is limited, and once leased out, the return can be described as a lot of money.

A Mr. He from Wenzhou bought several subway shops in Chegongmiao, Shenzhen at a price of 100,000 yuan/square meter, and later rented them out at a price of 800 yuan/square meter per month.He calculated an account for himself, the property management fee is 60 yuan per square meter per month, calculated according to the method of return on investment = monthly rent - monthly property management fee × 12 / total purchase price of the house, his annual investment The rate of return reached 9%.If you keep renting at this price, you can recover the investment cost in about 11 years.Maybe as the business environment around the subway line matures, it won't take that long to recover the investment cost.

There is a catchphrase in the investment circle called "one shop raises three generations", which means that the return on investment of a shop is very high. A good shop can not only benefit the investor himself, but also be passed down from generation to generation like a family heirloom.That's right, a good shop is a cornucopia and a cash cow. It will not only benefit you in this life, but also benefit your descendants by providing them with food and clothing. 3. Stores have great potential for appreciation When the development of Zhuhai New City started, Mr. Tang, the owner of Wenzhou, bought 6 shops with all his savings in spite of his family's opposition.Later, he found that his original decision was really right.When he started buying, the average price was about 20,000 yuan/square meter. In the third year, the average sales price of the overall shops in his area was about 30,000 to 50,000 yuan/square meter. It is 40,000-70,000 yuan/square meter, and it has risen to 50,000-100,000 yuan/square meter in the fifth year.

The appreciation potential of shops is the focus of investors' attention.Gold and second-hand houses are much cheaper than new products at the same time when they are sold, and there is a depreciation factor in this.But shops are different. Shops are durable goods with high stability. Not only will they not lose value with the passage of time, but they will be more valuable. Shops are often born along with the birth of a community or a business circle. It takes a certain amount of time for a business circle or community to develop to maturity, usually two to three years.Once the commercial circle matures and attracts more homeowners and enterprises, the residential atmosphere and commercial atmosphere will become stronger, and the investment value of the shops will become more prominent, and the shops will become more and more valuable.In other words, shops need to be raised, and mature shops are like ginseng on Changbai Mountain in Northeast China, the older they are, the more valuable they are.This is probably the reason why second-hand houses are common and second-hand shops are not common in the real estate market.

Anyone who has tasted the sweetness of store investment knows that as long as the business circle exists, the money invested in the store will not disappear, but become a fixed asset. This kind of asset is stable and does not lose money, and it will let you every month and every year There are generous rental income.And when you need money, you can get it back as soon as you sell it. Where else can you find such a good thing?Therefore, more and more people have joined the ranks of shop investment. What needs to be explained is that although the investment in shops is lucrative, it involves many issues, such as hardware configuration, property costs, leasing procedures, and so on.If shop investors want to obtain stable and good returns, they must have a basic understanding of the investment process of shops.

1. The first is the choice of location, its importance is self-evident. Mr. Gao, a Wenzhou investor who invests in shops in Chengdu, introduced: "Superior location is the most important factor for investing in shops. The fundamental purpose of others renting your shop is that your location is good, the business environment is mature, and the flow of people is large, so choose A good location is the most important thing. You increase the rental price of shops to make profits, and this is what you rely on.” In other words, for retail investors, the location has a causal relationship chain, namely: good location - high price - booming rental and sales - good location.

2. The hardware configuration of the store must be excellent. Just imagine, if there is no one to clean the sanitation in a certain store, and the electric switch is broken but no one repairs it, what a terrible store it would be. Mr. Zhao, who is well-known in retail investment, said at a gathering of small and medium-sized entrepreneurs in Wenzhou: "A good shop must have complete water, electricity, and gas facilities, good communication quality, and thoughtful and complete services. Whether you are engaged in office work, catering, clothing, or any industry, you can have a complete set of supporting equipment, and you don’t have to worry about the environment at any time. Your shop cannot be connected to the Internet, nor can it be unmanned. To manage public facilities, in short, we cannot allow lessees to abandon their shops because of the lack of things.” In short, a complete hardware configuration is an important condition to attract shop tenants, and it is also the basis for whether a shop is upscale. 3. Avoid risks as much as possible. At present, shop investors in Wenzhou mainly earn profits by collecting rents, so the biggest risk is the risk of vacancy rate and the risk of tenant loss, that is, the shops are empty and no one rents them out. Different from general real estate investment, the investment in shops has a high cost of service items in the later stage, such as water, electricity, heating, and property costs for shops, which are significantly higher than ordinary housing.Once the shops are vacant, it means that investors not only cannot make profits through rent, but also have to bear these costs themselves. Therefore, shop investors should consider the risk of the vacancy period when calculating returns before investing, and choose the industry of the shop in a timely manner according to the surrounding environment to fully tap the potential of the shop. Boss Lu, who invested in a food city in Zhengzhou, fully considered the vacancy period.He said: "The food city is all engaged in the wholesale of small food, and the competition is fierce. Considering that customers may be lost, I specially vacated three shops facing the street for some stationery wholesale-because there is a Schools. This avoids putting all your eggs in one basket and reduces investment risk.” 4. Other necessary procedures. For retail investment, because the real estate market is relatively flexible, it has a wider contact surface and more people, including not only people in the property sector, but also the ever-changing tenants.When dealing with these two parties, investors should check the lease, sign the contract, and keep all kinds of bills properly.If the lessor terminates the contract midway, the investor will also need to check whether the other party has relevant fees that should be paid, such as water and electricity fees, heating fees, and so on. Although these problems are trivial, they are the most common problems encountered in running a store, and they are directly related to the profit of investors.Therefore, for these other necessary formalities and trivialities, investors should always be prepared to deal with them, which is also a measure to reduce risks. In short, as a kind of real estate investment, retail investment can bring long-lasting and generous returns to investors on the one hand, and on the other hand, it also brings unpredictable risks to investors because of its trivial and commercial characteristics.But generally speaking, the advantages outweigh the disadvantages, and the lure of profits far outweighs the deterrence of risks. Investors in Wenzhou, who have always been keen, are getting more and more involved.Today, when the national real estate policy is complex and changeable, it is a wise choice to be a relaxed and lucrative shop charter company.