Market deadlock to be solved investors moved to commercial real estate

The core of the new deal since the real estate market, the number of first-line cities, price reduction is expected to warm up.　　The policy impact of restricting investment housing has led to a rise in the cost of residential investment and a sharp reduction in the return space. In the case of gold and stock market, the commercial property with high investment threshold and return rate has become the investment choice of many people's value.　　A group of investors who used to roll in the second-hand housing market after exiting into the commercial property market, shops, office building is becoming the sweet and pastry. Market scanning residential market downturn shops have soared in recent months, the proportion of shops in many cities has increased significantly.　　To reduce the risk of investment, many of the former enthusiasts of residential investment to convert the runway, the choice of shops to start.　　According to the U.S. Joint Property Shop Group regional manager Fayon can statistics, after a series of new policies, the initiative to understand business investment customers are on the rise, its April volume of shops amounted to 15, compared with the same period in previous years, a larger growth. And from the Central Plains monitoring data also showed that the first quarter of the shop, in addition to a slight decline in primary trading 1.7%, second-hand transactions are substantially increased by nearly 1.5 times times.　　Office, the primary transaction year-on-year increase of 193%, second-hand transactions year-on-year increase of 178%. The report of the recent release of 4 15 said that the "New Deal" as a watershed, the new deal in Guangzhou after the total price of 1 million-2 million yuan in the shop investment cases showed a significant increase. From late April to May, the 1.5-month period, Guangzhou Total price of 1 million-2 million yuan in shop turnover than the new deal before the introduction of 1.5 months increased 30%.　　The June data also showed that the situation of investors into the retail market further increased, thus driving the low threshold of shop trading heating up. Reporters from the rich home to learn that in the recent case of shop investment, there are many residential investors to the shops, often concerned about the small area of shops. Their budget is generally within 4 million yuan, the most obvious increase in the number is the budget of 1 million-2 million yuan investors.　　In Guangzhou, as much as 70% of the shop transactions are 100 square meters below the small area of shops, especially the 10-40 square meters of the Super small area Wang shop is the highest concern. Compared to Guangzhou, the lower investment threshold in Foshan, the total price of 800,000-1.5 million yuan in the shop investment cases have multiplied the phenomenon of entry threshold in the 1 million-yuan shop most popular with investors. After entering June, the total price of 600,000-900,000 yuan in the shop concerned also began to increase. These lower-priced properties have led many investors to move quickly.　　According to the statistics of the home market, the proportion of one-time payment in Guangzhou is more than 60% in late April, while the proportion of one-time payment in Foshan is as high as 90%. The retail market is getting more and more lively now. In the market, the frequent emergence has not yet been marketed and announced that "no shop can buy" selling situation. Baiyun Wanda Square of the bulk of the market, is said to have been "relationship customer" rob empty. Vanke Tianhe Royal product of the podium shop, is said not to sell, not "VIP" customers do not disturb. The fashion of TianheTianhe Project, has not yet sold on the booking of 60% shops.　　Another commercial project in Yuexiu Road, the "Baby City", is officially signed by September, but there are currently three hundred or four hundred registered investors. First Pacific Davis assistant director Lu Xiaoyan that the second half of the Guangzhou large Shang Center volume will show a concentrated outbreak. July 1, the First Pacific Davis report showed that the second half of Guangzhou will have about 750,000 square meters of quality shopping centers are put into use.　　This will attract more hot money, is expected to push up shop rents, change the status quo of business and housing upside down.　　Office market Blowout in the second half of the booming demand also appeared a fiery scene of the office market. Wuzhonghao, managing director of Guangzhou and Shenzhen, said that the gradual recovery of the peripheral economy had led to continued activity in the rental demand for local commercial real estate in Guangzhou.　　With the housing market New deal to regulate the strength of the housing sector, some investors or developers began to pay more attention to the commercial property market. According to the latest report of the second quarter Guangzhou real estate Market Review, the financial and other related sectors of the state-owned enterprises are speeding up the pace of expansion of high-quality commercial buildings, the integration and relocation of large foreign-owned enterprises also increased rapidly. As demand increases, the overall vacancy rate for grade A office buildings continues to decline, such as the Million Ling International Centre in August, the rental is in good condition, and Swire Exchange after the HSBC leased 43% floors, driving other leasing intention, the quarter of the lease area of up to 50%.　　Rising demand for office space is making its rents and capital values soar. The same situation also appeared in Beijing, Shanghai, Shenzhen and other major cities in the office market. May Beijing office Vacancy rate of Grade A 8.79%, the chain fell 17.37%, the vacancy rate of quasi-a office space is 13.7%, the chain down 16.94%, performance eye-catching. According to DTZ data shows that the two quarter of Shanghai office vacancy rate of 12.13%, down 4.25% year-on-year.　　As a result of continuous demand, Jingan, Hongkou, Zhabei and other regions of the office supply situation has become tense, the average rental price continues to rise. DTZ analysts expect demand for office space to rise in the next 12 months as the growth of the business sentiment index in the three quarter increases demand for jobs and foreign investment increases.　　And rising rents make it more likely that a class-a-office property holder will hold rather than sell for a long time. Compared with Shanghai, Guangzhou has a larger supply.　　With the construction of office building, the second half of Guangzhou office market will usher in about 580,000 square meters of new supply, and 2011 will also have more than 1 million square meters of office space completed, the formation of a blowout market. Jones Ma Wei, director of commercial real estate in Guangzhou, said that although the second half of the market demand will remain strong, in the mature business district of the stock of property rental will continue to be supported, but on the other hand, in order to ensure a high occupancy rate, the new property will have to lower rents into the market. And in the next few years the Guangzhou market, most of the supply project for the developer Long-term Holdings, available for saleProjects are still relatively limited and investment opportunities are not too high. Investment in commercial real estate Q&a value appreciation potential cannot see the recent rental rate of return how to invest in commercial real estate?　　This newspaper interviewed the Central Plains real Estate Property department deputy general manager Pan Wanxia, Zhong quantity Lian line Guangzhou and Shenzhen shop director Lin Xisong, CB Richard Ellis, the South China director of South China, Dan Liu Xing and other industry experts.　　Examine the developer's ability to operate Q: Why invest in commercial property?　　A: Commercial property is more stable than residential income and has a high rate of return. The stability of commercial property does not mean that it is not an object of policy adjustment. The levy of property tax also includes shops, mainly rental return of shops, rarity, by the impact of property tax small. Like 30-storey building only the first floor is a shop, Fang Pan, especially good quality property, very popular.　　And the investment cycle is long, one take is 8-10 years, can even raise two or three generations of people.　　Q: What is the preparation for buying a commercial property? A: Examine the developer's ability to operate. It will take a while for the current policy effect to emerge, both for residential investment and for business investment. Especially for commercial real estate investment, more consideration should be given to the ability of the developer to operate and the long-term investment, rather than the unilateral promotion.　　The success of commercial real estate depends on the ability to gather popularity and form a strong business atmosphere. Before deciding to invest in commercial real estate, investors must do a good job upfront. To take a lot of different positioning, time, the location of the operation, such as the flow of people, rent levels, the tenant capacity of retailers.　　After buying the shop also cannot lax, because rents to the different retailer returns the difference, for instance rents to the catering tenant, the rate of return does not have the jewellery industry tenant high.　　Q: What kind of shop is better? A: Choose the place of investment according to the funds. Money-rich buyers, can choose to cash the return of the investment in the mature business circle. But we must also look at the current rental status, to avoid the "flourishing cold shop." Funds general buyers, can choose the large residential community plate supporting the street business, slow and steady gradually achieve returns.　　Less money, can be invested in emerging areas, especially the business and housing prices very close to the new project, the prospect of more space, but be sure to calm down.　　Q: What is the return on the shop? A: Overall, the rate of return of Guangzhou shops has gradually declined. 2003-2007, shops have a 7%-8% high rate of return, into 2008, the rate of return has fallen to about 5%, many investors but ask to buy a berth is satisfied. The older the shops, the more mature the location, the higher the total price, the more the rent, and the older the house depreciation. Shop maintenance cost Low, vacancy rate is low, but the entry threshold is higher. Like Po Yip Road A shop, the total price of 26.5 million yuan, now rent 40,000 yuan/month, rent return only 1.8%, there are still many people rob buy, is optimistic about its appreciation of space, because the property can be sold to 100,000 yuan/square meters. In addition, many buyers now prefer to buy more shops with a lease than a shop, becauseAs the shops appreciate fast, buyers are too low in their rents before the leased property.　　Invest in commercial real estate should value long-term Q: Commercial property appreciation potential? A: According to the specific properties of the view. For investors, it is important to assess the potential of property appreciation when investing in commercial properties. I would be very disappointed if we just look at the recent rental rate. For example, 10 years ago, the selling price of a shop was $10,000/sq m, while the monthly rental income could reach $1000/sq m, and today the retail prices of shops could be as high as 100,000 yuan/sq m, while the monthly rents were still only 1500 yuan/sq m. Although the rate of return on rents has fallen, the rate of appreciation is enormous. This is also an important reason for many investors to choose commercial properties: not looking at short-term earnings, to see long-term property appreciation potential.　　At this stage, some community shops in Guangzhou, the professional market with operating entities is also located in the mature business areas of the office, are better commercial property investment options. Investment in commercial property should be valued in the long run. Investing in the office market does not necessarily immediately drive the price of office buildings to continue to climb at the end of the year. Because the real estate regulation policy, will also affect other related industrial chain enterprises, many enterprises before the end of the funds may appear tense, small single volume Although will rise, but the possibility of a single generation will be reduced.　　And with the end of many office buildings before the heavy supply, and even slightly lower prices.　　Q: What should you be careful about buying a commercial property? A: Don't take the opportunistic mentality. In the face of the huge supply of 2 million square meters a year, the concept of Asian Games may attract some domestic new tenants and the International top brand flagship store stationed, but want to let these businesses long-term patronage, in addition to let them earn money, there is no other better way. In the face of the post-crisis situation, investors must make long-term investment plans, do not hold the "speculation of the housing group" that opportunistic mentality.　　In addition to the local economic impact of commercial real estate, there are also high management fees and rents, in the current economic situation and policy factors in a volatile market environment, or cautious to the stock markets. In the past 10 years, commercial real estate investment in Guangzhou has been in the state of asset appreciation, the risk is small. I think that the impact of the huge influx of investors into commercial property will only be a further manifestation of value. It should be noted that the commercial capital investment threshold is large, the general investors are difficult to access the market, commercial inventories are relatively small, a large amount of capital investment after the increase in value will be higher, short-term rental real income is lower, the phenomenon of future prices, easy to produce a price without market.　　For buyers with no liquidity pressure, consider long-term investment. Nanfang Daily reporter Newsiyan