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Badanie rynku nieruchomości – czyli jak dobrze zbadać rynek ?

Badanie rynku nieruchomości jest kluczowe w powodzeniu podczas inwestowania w nieruchomości. Jest to jeden z praktycznych aspektów inwestowania, którego możesz zacząć się uczyć już na samym początku równocześnie ze zdobywaniem wiedzy teoretycznej. Proces badania rynku jest też bardzo dobrym wprowadzeniem do budowania relacji pomiędzy Tobą, a osobami działającymi w Twojej okolicy. Budowanie relacji i znajomość cen na lokalnym rynku jest bardzo ważnym czynnikiem definiującym Twój sukces na tym polu. Co ciekawe uważam, że powinieneś zacząć badać swój rynek jak najszybciej. Zalecam Ci praktyczne działania w terenie już podczas zdobywania wiedzy teoretycznej. O tym skąd zdobywać wiedzę teoretyczną z zakresu inwestowania w nieruchomości pisałem już w artykule pt. „Sprawdzone źródła wiedzy o inwestowaniu w nieruchomości”. Polecam Ci przeczytanie go i zbadanie podanych tam przeze mnie źródeł wiedzy o inwestowaniu w nieruchomości.

Dlaczego badanie rynku nieruchomości jest kluczowe?

Znajomość cen transakcyjnych i umiejętność oszacowania wartości Twojej inwestycji jest rzeczą bardzo ważną byś mógł skutecznie inwestować i konkurować z innymi inwestorami. Dobre zbadanie rynku nieruchomości na którym chcesz działać, umożliwi Ci skuteczne inwestowanie i pomnażanie swojego kapitału. Inwestowanie w nieruchomości jest sportem drużynowym i samo poznawanie rynku możesz wykorzystać do stworzenia sobie siatki kontaktów wśród pośredników oraz innych inwestorów działających na Twoim lokalnym rynku. Dodatkową korzyścią pojawiającą się przy samym poznawaniu lokalnego rynku będzie dla Ciebie to, że swobodniej będziesz poruszać się po danej dzielnicy z większą dokładnością będziesz oszacowywać wartość danej nieruchomości. Wbrew pozorom nie musisz mieć wielkiej wiedzy i doświadczenia by móc dobrze zbadać rynek. Zalecam Ci byś jak najszybciej ruszył w teren i zaczął nawiązywać relacje z pośrednikami oraz inwestorami w Twojej okolicy.

Jak poprawnie zbadać rynek?

Otóż nie będę tutaj oryginalny mówiąc, że musisz ruszyć tyłek z miejsca gdzie siedzisz i wyjść w teren. Najlepszym sposobem na zbadanie lokalnego rynku jest bowiem praktyczne sprawdzenie cen nieruchomości, które są w danym czasie dostępne w miejscu gdzie chcesz inwestować. Żeby to zrobić polecam Ci umówić się na spotkania z kilkoma agentami nieruchomości i po prostu poświęcić czas na obejrzenie mieszkań. Najlepiej przejrzyj wszystkie ogłoszenia w danej dzielnicy i umów się na spotkania by zobaczyć wybrane mieszkania. W zależności od strategii, którą chcesz działać oglądaj mieszkania wyremontowane lub te do remontu.

Przy badaniu rynku pamiętaj, ze dzielnica dzielnicy nie równa. Przed badaniem rynku musisz określić okolice, którą chcesz zbadać. Wszystko tutaj rozwodzi sie o kapital jakim dysponujesz oraz Twoją strategię inwestycyjną. Na początku musisz się wyspecjalizować. Poznaj dogłębnie jedną dzielnicę, a zobaczysz że zaczniesz dostrzegać możliwości wokół Ciebie.

Badając dane miasto musisz podzielić je na dzielnice. Na szczęście podział na dzielnice możesz znaleźć w internecie szukając danego podziału w wyszukiwarkach google. O tym jak wybrać odpowiednią dzielnicę dla siebie pisałem w artykule pt. „Gdzie powinieneś kupić swoją pierwszą nieruchomość pod inwestycję?”. Polecam Ci lekturę tego artykułu jeżeli jeszcze nie zdecydowałeś gdzie będziesz inwestować.

Każda dzielnica ma swój image. Oznacza to, ze niektóre dzielnice są oblegane przez ludzi bardziej zamożnych ze względu na atrakcyjność danego miejsca. Inne dzielnice będą zamieszkiwane przez mniej zamożnych obywateli i ceny wynajmu/kupna będą się znacznie różniły od dzielnic bardziej atrakcyjnych. Badając już wybraną przez Ciebie nieruchomości, musisz zwrócić uwagę na dostępność różnego rodzaju udogodnień dla mieszkańców takich jak np. sklepy, kina, parki czy szkoły.

Określ widełki cenowe

Każda dzielnica posiada określone widełki cenowe po których będziesz się poruszać. Najlepiej jeżeli zapiszesz wszystkie dostępne mieszkania w danej dzielnicy. Wtedy będziesz posiadał ogólną wiedzę na temat rozpiętości cenowej w danej dzielnicy. Oczywiście podczas takiej analizy musisz brać pod uwagę podobne mieszkania o podobnym metrażu. Badanie mieszkań o podobnym metrażu i w podobnym stanie da Ci większy obraz tego co się obecnie dzieje w Twojej okolicy. Określ najniższą i najwyższą cenę za metr w danej dzielnicy i poruszaj się w tym przedziale.

Wracając do naszych widełek cenowych. Kiedy już sobie je określisz staraj się szukać mieszkań z jej lewego zakresu (mieszkania najtańsze). Pamiętaj, że okazje najczęściej zdarzają się tam gdzie mieszkania są zaniedbane i w bardzo złym stanie. Nie lekceważ przy tym ogłoszeń, które są już jakiś czas w internecie. Poprzez odpowiednie działania możesz sprawić, że kupiona przez Ciebie nieruchomość finalnie będzie po prawej stronie skali w danej dzielnicy. Zwracaj uwagę na prognozy danego regionu i w zależności od Twojego horyzontu czasowego inwestycji reaguj odpowiednio na to co się dzieje wokół Ciebie. Nie kupuj niczego na siłę, jeżeli dobrze przyłożyłeś się do badania rynku to prawdziwą okazję rozpoznasz od razu.

Czy operat szacunkowy jest niezbędny do zbadania rynku nieruchomości?

Jestem zwolennikiem cięcia kosztów. Twierdzę, że tam gdzie tego nie potrzebuję chcę maksymalnie ograniczać koszty związane z inwestowaniem w nieruchomości. Operat szacunkowy nie jest niezbędny do poprawnego zbadania rynku. Wszystko przychodzi z doświadczeniem i ilością obejrzanych mieszkań czy domów na sprzedaż. Po pewnym czasie będziesz bardzo sprawnie poruszać się po rynku i już podczas pierwszej rozmowy telefonicznej uzyskasz kilka bardzo istotnych informacji.

Jak dokładnie oszacować wartość nieruchomości?

Nie ma tutaj prostej drogi. Wszystko przychodzi wraz z doświadczeniem. Przygotuj sobie arkusze kalkulacyjne, gdzie będziesz szczegółowo opisywał oglądane mieszkanie. Zwróć uwagę na takie elementy jak :

  • stan podłóg
  • stan okien (czy są wymienione)
  • stan kaloryferów
  • równość ścian (nie równe ściany to większe koszty przy remoncie)
  • układ mieszkania (najlepiej jak jest przechodnie lub z możliwością zrobienia takiego układu)
  • stan drzwi
  • stan elektryki (nowa elektryka to koszt rzędu 2500zł na mieszkanie 60m2)
  • stan klatki schodowej
  • czy jest winda?
  • widok z okien

Powyższa lista nie wyczerpuje do końca rzeczy na które musisz zwrócić uwagę. Jestem pewien, że masz własne przemyślenia co do tego tematu. Chętnie dowiem się na co Ty zwracasz jeszcze uwagę wyceniając nieruchomość pod inwestycje. Napisz o tym proszę w komentarzu, dzięki temu pomożesz mi i innym czytelnikom stawać się lepszym inwestorem na rynku nieruchomości.

Podsumowanie

Badanie rynku należy do jednego z „15 przykazań początkującego inwestora na rynku nieruchomości”. Poprawne zbadanie rynku nieruchomości zminimalizuje ryzyko związane z inwestowaniem w nieruchomości. Jeżeli dobrze poznasz ceny obowiązujące na rynku będziesz wiedzieć za ile zakupić, by na danej nieruchomości zarobić. Przyłóż się do tego by przeprowadzić poprawne badanie rynku nieruchomości. Nie czekaj wiecznie na Twoją wymarzoną nieruchomość. Nie ma idealnych nieruchomości i ta, która jest dla Ciebie dobra jest wystarczająco dobra by ją kupić. Jeżeli uda Ci się znaleźć odpowiednią nieruchomość przygotuj się na błyskawiczne podejmowanie decyzji o zakupie. Okazje znikają niezwykle szybko z rynku i przygotuj się na sprawne działanie.

Jeżeli podobał Ci się ten artykuł udostępnij go proszę na swojej tablicy lub przekaż tego linka znajomemu, któremu ten artykuł może pomóc. Będę Ci bardzo wdzięczny. Zachęcam Cię do komentowania pod tym artykułem i dzielenia się Twoimi sposobami na poprawne zbadanie rynku i poszukiwanie odpowiedniej nieruchomości pod inwestycję.

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Komentarze: 9 Komentarzy
  • Helena
    1 grudnia, 2017

    Niezmiernie się cieszę, że trafiłam na tą stronę. Dopiero zaczynam interesować się tematem nieruchomości, więc idealnie się żłożyło. Napisałeś bardzo mądrze i wyczerpująco. Na pewno będę cześciej do Ciebie zaglądać. Niemniej jednak jestem także zainteresowana udziałem w wydarzeniu pod tytyłem „Praktyczny Kurs Inwestowania w Nieruchomości” , który ma się odbyć już 16 grudnia bieżącego roku we Wrocławiu. Tutaj można znaleźć szczegóły http://aiwn.pl – jestem ciekawa czy Ty także się tam pojawisz?

    • Daniel
      1 grudnia, 2017

      Cześć Heleno

      Niestety mieszkam za granicą. Pojawianie się na tego typu wydarzeniach mam utrudnione. Będę na Maratonie WIWN 13-14 Stycznia tam można mnie spotkać. Polecam każdemu pojawianie się na różnego typu wydarzeniach live. Można nawiązać ciekawe znajomości i powiększyć swoją siatkę kontaktów.

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