What are the historical lessons of overseas real estate investment and how to solve them correctly?

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In just 20 15 a year, China people have invested110 billion dollars in American real estate. What should we pay attention to in the upsurge of overseas real estate investment? What are the actual cases? What are the lessons from reconstruction, development and housing? I have been doing overseas real estate for 6 years, and I have a lot of feelings along the way, from doing a good job in school districts to land development, luxury hotels and top-level real estate. I have met many overseas developers, agents, mainland agents, title parties, scams and so on. Few people really calm down and think about their customers. Everyone wants to make a lot of money at once.

After a lot of experience, I still want to be a good house overseas and return to the old topic of lots. When this empirical article comes out, it will definitely offend some intermediaries. But if we don't say it, I'm sorry for overseas real estate investors.

I. Matters needing attention in overseas second-hand housing investment

1. Take American real estate as an example. For second-hand houses with normal real estate in the United States, the seller's commission to the seller's brokerage company, the seller's broker, the buyer's broker and the buyer's brokerage company is 5-6% of the selling price. Mainland people buy houses, basically through the buyer's agent. Buyers' agents usually get a commission of 1.5~2% after paying taxes. For example, for a house of $350,000, after paying taxes, the housing agent gets a commission of $5,000. However, many mainland intermediaries and a few American brokers could have bought it for $350,000, and asked customers to buy it for $390,000, earning $45,000. Among them, 40 thousand dollars, the general seller requires the buyer's agent to pay taxes himself. Transfer documents and government websites show that the purchase price is $390,000, and there is no trace. You really thought it was $390,000.

2. This part lacks the understanding and evaluation of the local market. Of course, some places need to raise prices, such as some villas in Palo Alto, a good school district in San Francisco, 20 15, 20 16. 20 12 Acadia, a good school district in Los Angeles, is really going to raise prices.

3. The documents are standardized and the information is complete. The documents given by some intermediaries to buyers are very unclear and vague, and there must be problems. All overseas procurement documents, including quotation documents, are as clear and standardized as textbooks. This kind of deception is rare now. In addition, if there is no seller information, transfer company and lawyer information on the purchase document, don't buy it. Contrary to common sense, there must be demons.

4. Solution: Communicate and evaluate directly with the seller. But some buyers don't go overseas for field trips, and they don't have time or other reasons. What shall we do? It's actually very simple. When purchasing, the broker or intermediary should clearly write the contact information of the seller, including basic information such as email address, telephone number and address, as well as the information of the transfer company or transfer lawyer. Because there is a period of regret when buying a house, which is usually 7~ 10 days, buyers can choose for themselves. This gives the buyer time to go back on his word unconditionally. During this period, even if the buyer pays the deposit, he can go back on his word after communicating with the seller. It needs to be evaluated. Depend on yourself and some professionals, such as real estate agents and reputable brokers.

Two. Matters needing attention in new overseas investment

1, overseas new houses are the most deceptive. The developer's new house has beautiful information and beautiful house. The price is also high. It's not bad. Some intermediaries manipulated the price. In order to cater to the tastes of mainlanders, developers have lost all the 3 rd and 4 th house numbers, and many of them have taken 8. In order to sell the house, they also worked hard. As long as the intermediary sells the house, the developer just wants to take their price, no matter how much you sell.

2. Exclusive agency. If you buy it, you will never buy an exclusive agent's property. Exclusive agent = exclusive price. The exclusive agent will generally negotiate with the developer and hand over some houses to the intermediary to sell. Developers only guarantee their lowest price, and intermediaries take away the extra selling price. This money is the most comfortable. Advertise, give demonstrations, give lectures, etc. Developers have data samples, which are beautiful and easy to fool. China people like new houses best. As long as the location of the new house is good, it will be really good. Exclusive agents are generally familiar with developers, and they can talk about anything and wear a pair of pants. Some developers also attended the briefing. Some can change the price to the intermediary online, and some even negotiate with the intermediary before the sale, the actual price and the hanging price. No trace. Very clever. And developers also said that this is their hanging price. Can you believe it?

3. Real price. How can I calm down and earn commission now? 800,000 dollars house, 850,000 dollars sold to you, you can't see it. 20 sets earned $6.5438+0 million, making him a millionaire overseas. 20 houses cost $800,000, plus $800,000 in commission, which is $6,543,800+$8,000, making an average of $90,000 per house. Anyway, buyers don't understand, and intermediaries can run away in a few years.

4. Solution: Identification. Constant: evaluation. Is there a big gap between the developer's price and the local selling price? Including room type, sale time, price, etc. It depends on the majority, but also on the price bought by local people.

Three. Matters needing attention for overseas real estate projects of domestic developers

1, long-term promotion in China. Many properties developed overseas by domestic developers have been sold in China for several years and are still being sold! If it was a good house, it would have been bought by local people. No matter how many sets there are. There is no need to advertise a really good house in China. It's good to sell it all in two or three months. But not all of them are sold to mainlanders, that doesn't count. If the local ghosts think it's good, it's really good. It is not the practice of market economy to buy for subordinates and sell with indicators.

2. Those sold for several years generally have the following problems:

A, the price is inflated. Many of them have been sold for years. If they were really good properties, foreign locals would have bought them all long ago. It's no use fooling people for years. There must be something wrong with the local people's delay in buying.

B, the location is not good. Many domestic developers, because rotten in the hands of professional managers, the worse the location, the more money the professional managers get, because the land price is high, the boss suffers.

C. poor quality. The key is that the materials are different from those of local developers. You can't see the material from the appearance. Many things look beautiful, but they are useless. This cleverness is actually a fool. Once there is a lack of trust, the road ahead will be difficult.

Iv. Precautions for immigrants to build houses

1, American housing immigrants: buying a house has nothing to do with immigration. Buying a house in America has nothing to do with immigration. If you really buy a house, you can immigrate. The houses of so many developers in the United States have long been sold out! Still advertising with China? The average real estate price in Manhattan, new york is $654.38 +0.6 million. Is it necessary to buy a house as an immigrant? The normal regional center is $500,000 for immigrants. In fact, the regional center got $400,000, and $65,438+10,000 was intercepted by the mainland intermediary. Therefore, it is impossible to send all the EB5 immigrants of 500,000 dollars back to the United States. Some immigration agents told us that they would introduce customers to sell, giving us 1 10,000 US dollars, while others said that they would give us 50,000 US dollars.

2. American immigrants buy a house 2: an intermediary statement. The agent said that the developer will use the house with a customer's $500,000 as EB5 resettlement funds first, and then return the $500,000 to the customer after the resettlement. Then don't return it, buy the developer's house directly, so that you can immigrate to buy a house. But this can't stand scrutiny.

3. American housing immigration 3: the conditions are not established. First, the $500,000 was changed to $400,000, and the immigration agent took $654.38 million+. Secondly, EB5 immigrants are risky, and the immigrants who buy houses are based on 100% success. What if it doesn't work? Third, most importantly, are there so many immigrant places for developers to buy a house? Construction workers are not considered to be able to solve the employment problem. 100 places means solving 1000 jobs. 1000 people 1000 people. Have you seen the American community with 1000 employees after its completion? Generally, 5 or 6, 10 is too large. Only 1 quota. They also said that indirect also counts. Indirect is better than direct, right? To put it bluntly, it is selling a house in disguise, not the real price. Earned $654.38 million by the intermediary first.

4. Buying a house can immigrate to China. Take Spain for example. A Beijing investor bought a house of 500,000 euros in Spain, but later found that it was only 300,000 euros, and the Beijing intermediary earned 200,000 euros. 10 The net profit of the house is 2 million euros, equivalent to RMB140,000, making it easy to become a millionaire. With such huge benefits, who will earn that poor commission?

Five, the United States NNN commercial real estate matters needing attention

1, NNN commercial real estate. NNN commercial real estate means that property tax, property fee and insurance are all paid by tenants. When Stars and Stripes Real Estate promoted NNN commercial real estate in China, few people believed that only Chinese people who had stayed in the United States for a long time knew this form of real estate. N is the abbreviation of no, which means that the owner does not have to pay property tax, property fee and insurance.

2. Absolute NNN American commercial real estate. NNN Commercial real estate is not necessarily the responsibility of the owners. Some owners need to be responsible for the roof or structure, and some owners take full responsibility for NNN commercial real estate. The owners are definitely NNN's commercial real estate. Therefore, it is generally better to buy zero responsibility. Because the maintenance cost of roofs and structures is high and the responsibility is great. Once something happens, it is a big deal.

3. Head office guarantee. Guaranteed by the head office is not necessarily a good commercial real estate. Absolutely good commercial real estate, without the guarantee of the head office. It's just that the owner doesn't trust the rent and asks the head office to guarantee the performance of the lease. The most important thing in commercial real estate is location. The location is very good, which is the real guarantee. Many, many, many, absolutely true. China people have the biggest misunderstanding in this respect. Just think that the head office guarantees. In fact, location is the most important.

4. High return. Some domestic intermediaries use high returns to attract customers. There are other factors in commercial real estate. Population density, income level, lease term, lease form, geographical location, etc. Short-term leases, such as residual leases 1 and 2 years, have a net return of 9%. The longer the lease term, the lower the net return. Generally, NNN leases commercial real estate for 10 years, with a net rental return of 6%. Generally speaking, the net rental return of commercial real estate on the east and west coasts of the United States is very low, 5% is normal, and 6% is very high, because the housing prices on the east and west coasts are high.

5, high return risk calculation. Many people in China like high-return commercial real estate. Under normal circumstances, the lease period is short and the net return rate of rent is high. If the remaining lease term is 2 years, the net return is 9%, and the price is 654.38 USD+00,000 USD. Then the rent is 90 thousand dollars a year. If the location is good and the tenant does well, it should be possible to renew the contract after 2 years. Renewing the lease will generally increase the rent. For example, a 65,438+00% increase is considered as a normal rent increase. After two years, the annual rent is $99,000, and the lease term is new 10 year. If it is sold at 6% at that time, the price will be $65,438 +0.65 million! Why not make $650,000 in two years? There must be something wrong. Sellers can't be short of money. We have been doing it for 6 years, and we have never heard of sellers selling commercial real estate because of lack of money. High return, absolutely high risk.

Problems needing attention in overseas real estate development

1, location is king, quality comes first. Some of them have been sold for several years and are still promoted in China, and their positions are not very good. Overseas housing prices have been rising in recent years. If the location is good and the price is high, sell it. But some areas are really not so good. Spent a lot of money. The question is, who made the money? Every family has a difficult book, and the water in it is deep. But in any case, location and quality are the most important. Otherwise, it will ruin your reputation. If you have a bad start, you will fail at the beginning. How to play in the future? I started thinking bad ideas from the beginning, and the whole world was staring at it. Some state-owned enterprises are developing overseas, and employees are staring. If you are not careful, you will step into the abyss. Run away if you want to get rich, right? If the quality is not good, the reputation will be ruined. I can only fool domestic customers. Foreigners are generally very careful. Overseas real estate development, in the final analysis, is still a long-term project, which is different from selling blank houses in China.

2. The funds will be returned soon. It's a waste of years to advertise in China after selling it for several years. Generally, it takes 2~2.5 years from development to sales. If it has been sold for 4 or 5 years, choose a good location and the price is moderate, so it can be sold quickly and then developed. Long sales time is also a kind of mental pressure for bosses and managers. Others will also make rumors. For example, in state-owned enterprises, political achievements have become failures. If someone reports it and is invited to have coffee by the Commission for Discipline Inspection, it is really better to work than not to work.

3. You don't have to cooperate with well-known developers. In fact, this is to increase the popularity in China. It's for China people. Generally speaking, it should be developed in cooperation with local builders. Because we don't cooperate with local builders, maybe the local government will send someone to find fault. Cooperate with famous developers, although their prices are high, but the famous enterprise effect will raise prices and increase their reputation. Foreign builders now laugh when they see domestic developers, and those who don't kill white don't come to you. Some overseas builders told us that they love mainland developers best. But the most important thing about overseas real estate is the location, not who developed it.

4. Full local investigation and complete legal procedures. Wanda Spain Building Project is a typical example. The future mayor will not buy the account of his predecessor. There are also local objections. We can't apply domestic inertia thinking to overseas. Foreigners do not buy it. Before development, it is best to investigate. Foreigners had better be friendly to China, or at least remain neutral.

5. Time period selection. It is best to buy at the lowest land price and sell at the highest house price. Because pre-sale takes 1~2 years from buying to selling. Therefore, it is expected that cities with falling house prices in two years will not buy land for development at present. But it doesn't mean you can't buy it, just earn less. As long as the location is good, it can still be developed.

Seven. Matters needing attention in the renovation of old overseas houses

1, time period selection. Take Los Angeles as an example. 20 12 old house renovation is the best time. At that time, house prices were low and old houses were very cheap. 20 14 sells very well. Prices in Los Angeles are already very high now. And basically rely on Chinese to drive housing prices. 20 12 buying a house in los Angeles is very popular. But the income in Los Angeles is not as much as before. In 20 12, I bought an old house in Arcadia, Los Angeles for reconstruction, and sold it in 20 14, which really made a lot of money. It is normal to buy an old house for $3 million, build it for $900,000 and sell it for $7 million. Now the house price is high, the land price is also high, and the house price has a downward trend. Because Los Angeles, like Vancouver, depends entirely on Chinese to buy a house. Now people in China are getting cold, and fewer people are buying. Coupled with foreign exchange control, the renminbi can't go out, which leads to the price of overseas luxury homes falling first. So what was a good market a few years ago is not necessarily a good market now. This is also the case in Sydney. The local media predicted that house prices in Sydney would be halved. We don't think this will happen, but the decline is certain.

2. Location: CBD, the best school district. For example, in new york, renovation and reconstruction are best in Manhattan, and San Francisco is best in Palo Alto school district. This is the landlord's market, many people buy it, and the price rises invisibly, and buyers raise prices with each other. For example, Palo Alto in San Francisco is now built for sale, and there are usually seven buyers competing. In the best location, the main thing is not to worry about selling. Even if house prices fall. House prices fall again, and high-quality real estate houses are still bought. It's hard to say if it's not of high quality. This is also an expected guarantee.

3. preparation of funds. The premise is that there are funds to prepare. $500,000 for medium-sized cities and more than $3 million for big cities. For example, in Atlanta, $400,000 can be used to rebuild a set. The funds must be deposited in an overseas bank account. You'd better go out early to apply for a loan. Of course, you can do without a loan.

4. Find local planners and builders. Local planners are familiar with local rules, have long-term dealings with local governments, and are familiar with interpersonal relationships. Familiar with local laws and regulations and hot-selling houses, familiar with local residents. It's best to find local builders, who are familiar with local residents. If residents have any complaints, they can handle them.

5. Rebuilding and selling houses. There is a big difference between rebuilding an old house and buying a house. It is easy for an intermediary to sell a house. You can play around. You don't buy it yourself anyway. Spending other people's money doesn't hurt, and I don't feel it myself. The renovation of old houses is different. It really needs to make money. Selling a house is different. Even if the house price falls, the rent is still there. Reconstruction and development are afraid of buying at high prices, and house prices have plummeted. So rebuilding is much more professional than selling a house. People who haven't done it and don't understand should not eat this bowl of rice.

6. Rebuild the core of overseas old houses. The core of the renovation of old overseas houses is the same as that of overseas real estate investment. Besides China people buying houses speculatively, there are also geographical factors, population growth, school districts, climate, economic development and other factors. Now, China people have fired everything they should, and the wind has passed. Vancouver, Los Angeles, Sydney and London were all fired. House prices have all fallen. So what will we see when we rebuild the core now? House prices depend on the economy, the economy depends on the company, the company depends on technology, and technology depends on future trends. Therefore, it mainly depends on the core competitiveness of the city. According to this theory, Silicon Valley can be built in 5~ 10 years. From the Internet to the world mobile Internet, what's next? There are two, one is virtual reality technology and the other is AI artificial intelligence. Both of them are in the hands of Silicon Valley companies. Science and technology are more and more important to the competitiveness of a city. Note: Valuation is a necessary procedure. If you can't do it yourself, you can hire someone. It's best to talk to the seller directly, and don't bypass many intermediaries. Every intermediary has to peel a layer of skin. Future trends are the most important.

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