If you buy a house or rent a house, it has almost nothing to do with the visa. I can also find a management company to take care of it when I am not in Japan.

There is an article on real estate investment to share with you.

The main points of buying profitable real estate

I. Information articles

Although there are many profitable real estate materials in the market, there are not many excellent real estate with real investment value. If you collect a lot of real estate information and look at every room, it will take a lot of time and energy, which is more difficult in practice. It is better to choose a few more valuable ones to look at.

1. See the yield clearly.

Assume that the apparent rate of return of full lease = annual income ÷ purchase amount (investment amount)

Assume that the actual rate of return of full lease = (annual income-annual expenditure) ÷ purchase amount (investment amount)

Annual expenditure includes fixed assets tax, property management fee, maintenance fund and management fee of property management company.

Of course, the operating expenses of properties with almost the same rental income are not necessarily the same, so it needs to be confirmed in advance.

After buying a house, if the expected rent cannot be successfully rented out and there are no vacancies, it is not recommended to use the assumed full rate of return to calculate.

Step 2: Location

Everyone understands the problem. Does the income source of income-generating real estate come from tenants? Rent paid by the tenant of the store. Therefore, when investing in profitable real estate, we should consider it from the perspective of renters. Location and distance from the station are very important determinants. If there is residential use, "surrounding commercial facilities"? "Campus" or "big bank branch" of office building? "Employees go to work? The convenience of tourists, etc. , depending on the purpose of the building and the environment required by the tenant. What kind of person or company will be rented as a tenant should also be considered in detail. In the same residential building, the requirements for living alone or in a family are different. )

Whether there are facilities (garbage disposal plant, cemetery, funeral home, etc.) when actually looking at the house. If it is not good for renting a house, you must confirm it through the community map in advance, or you can find it through Google Maps. If it is a residential building, it is also helpful to investigate the population growth rate, the number of families and the average age in this area.

In addition, you can also consider the average annual income in this area. The average annual income is closely related to the place of residence in the region, so it is recommended to investigate the data.

3. Construction years, etc.

198 1 After the revision of the Japanese Building Standards Law, the seismic standards of buildings have been greatly improved. Therefore, buildings built before 198 1 year are different from buildings built after 198 1 year in seismic capacity. Even if the rate of return is high, if the building is old, it will not only shorten the time for renting and utilization, but also require large-scale maintenance, and most of the rental income will be used for fortifications.

Especially for buildings that have been built for too long, whether the current owners carry out large-scale maintenance will determine the maintenance cost after purchase. When looking at the house, if there is any problem with the main body of the house, check the past maintenance records as much as possible.

4. Respect the law

The building is built according to the Japanese Building Standards Law, with some restrictions. In order to prove the legitimacy of Japanese architecture, there is a "certificate of building completion" before construction and a "certificate of building completion" after construction. These can be collected after inspection by the inspection agency. It should be fully noted that some buildings failed these inspections.

Even if the rate of return is high? Good location? There is no problem with the construction period, but if it is illegal construction, the bank is likely not to accept loans, so pay special attention. Even if it can be paid in cash, it is difficult to sell the property that the bank does not lend. (A property that can't be bought and sold smoothly can't be counted as a good property)

Also, even after the inspection, has the use changed after the inspection? It's better not to report to the management organ and confirm the change of post or something.

In addition, whether it meets the parking lot subsidiary obligations and landscape regulations formulated by various regions. Should also be confirmed.

5. Others

Even the contracts made by real estate experts, for experienced individual investors, look at the contracts of people who have already moved in, and there are cases where there is no problem.

If the current owner or management company does not prepare the lease contract or does not use it at all, then there may be disputes with the occupants in the future.

In particular, according to the different recording methods in the contract, what are the recording contents and consumer rights protection laws? There are many examples of conflicts and invalidity in civil law. "Because the deposit recorded in the contract? There are more and more examples of landlords losing cases in restitution.

In the future, in the deposit? There will be more cases of disputes about terms such as restitution, so you should pay full attention when buying profitable real estate.

Second, look at the house.

After confirming the listing information, the next step is actually to see the house. Income-oriented real estate, because it is not used for living, should be carefully considered in terms of "revenue and expenditure" and can be screened through paper materials.

1. Location condition? environment

As the information article said, it is very important to see what kind of people or companies are interested in the location of the real estate when looking at the house. "As far as office buildings are concerned, the advantage of being located next to roads with heavy traffic is not an advantage for residential buildings." The environment required by tenants varies according to the purpose of the building. What kind of person or company will be rented as a tenant should also be considered in detail. In the same residential building, the requirements for living alone or in a family are different. )

When looking at the house on the spot, it is recommended to use the information obtained before to walk around the property for 30 minutes to confirm the surrounding environment. In addition, "the flow of people passing by during the day and at night, the difference in brightness" and "the construction years of surrounding buildings" can be confirmed by your own eyes.

2. Land use status

After the location and surrounding environment of the property are determined, the next step is to confirm the land where the building is located. When investigating the land situation, it is more important to judge the self-use value and market price of land than the profitability. For profitable real estate, we should not only look at the current rental income of land or buildings, but more importantly, look for potential use value from the land itself, so it is very important to plan in advance. For example, living in a property near the red light district, because of the environment? Public security and other factors are not popular. This is not the property of land, but because it is not effectively used.

In other words, there is also an example. If the gambling game hall is rented at a high rent after checking out, it will be more difficult to find the next tenant. To successfully invest in profitable real estate, we should make a judgment after confirming the land use value. It is suggested that the combination of land evaluation should be carried out at the same time as the profitability evaluation.

Even if the land in a good location is defective or similar, when the effective use of the land is restricted, the value of the land will be greatly reduced, which should be paid full attention to.

Land price record

For individual investors, after buying construction land, it is a minority to build from scratch. Comparative land

When pricing, it is common to compare prices not by flat unit price, but by maximum floor area ratio. Simple and easy-to-understand calculation method, if the plot ratio becomes half, the area of the rental house will also become half, and the rental income based on the area will also become half.

Example: The land price is 300 million yen, and the plot ratio is 500% 100 ping.

300 million100/5 (500%) = 600,000 yen.

3. What is the interior and exterior of the building like? Resident status

You can't fully understand the situation through data, and buildings like land should also be confirmed. On-site inspection, the main purpose is

Not only should we master all the contents of the building, but also confirm the maintenance cost after buying a house.

When mastering all the contents of the building, what kind of impression does it give people from the outside first? The second is to confirm one

"The door? Bicycle parking lot? Garbage dump? The practical use of corridors and other parts. There are also residents.

People of all classes should also master it. If the public part is managed in an orderly way, it can be considered as "a property that has been strictly examined by the occupants and is not prone to problems".

In mastering the maintenance cost of buildings, it is basically impossible to conduct a detailed investigation of the deterioration state of buildings without experts, at least with their own eyes to confirm.

When looking at the house, you should pay attention to the following points, which are also the minimum points to be confirmed.

Is there any crack on the concrete surface of the external wall? Gap, whether there are protrusions on the wall.

Whether the white ash of the paint has peeled off or fallen off.

And the space beside it. Is there enough space for exterior wall maintenance?

Is the roof waterproof?

Water supply pipe? Is the drain pipe plastic or iron? (It is best to confirm it on the drawings and on site).

Air conditioning? Whether the water heater and other equipment have passed the replacement period.

Is the control mechanism of tap water tank and sewage tank in an easy-to-maintain place?

Elevator? ※? Distribution board? It is best to check the exchange records and modification records of fire fighting equipment with the manufacturer to obtain the report.

4. Get information from local real estate leasing companies.

If you can get some market prices around the property from the local house leasing company? What is the future direction? After the specific area information, the on-site investigation can also be declared over.

The local leasing agency should almost archive the property information in this area. Can you get it from the local rental agency online? Sell some useful information that companies can't get. But some leasing companies think that "this has nothing to do with their work"? "Some questions are mentioned by strangers". There is no need to investigate them seriously. There are also cases where correct information is provided to you. In order to get some reliable information, taking some local products to the leasing company may lead to some unexpected gains.

When introducing real estate, local rental agencies not only "introduce the real estate that guests want to see", but also mainly recommend "the real estate with high agency fees can actually be obtained from the landlord".

When judging the market price of real estate and its competitiveness in the region, besides "what kind of equipment" and "under what conditions", we must also confirm the "occupancy promotion fee" paid to the leasing agency.

When obtaining information from an intermediary leasing company, the most troublesome thing is the confidentiality with the seller. Sales between the seller and the leasing agency are usually confidential. Without the seller's permission, it may be difficult for inexperienced ordinary people to obtain correct information within a certain range.

In obtaining information, it is best to consult a trusted real estate company. Even with the seller's permission, you can get the correct information within a specific range, because there are many properties to go. If you meet a dirty real estate company, it is possible that you can finally get the news of real estate and be introduced to other guests by the real estate company.

There are also some cases where negotiations fail because? Does the consulting rental agency have a high reputation? Many tourists? Is the intermediary company consulted more friendly than other companies? For other reasons, I bought a house and gave it to them for management.

Indeed, if it is managed by a large chain company, it seems that they will bring many people to see the house and find the tenant immediately.

However, if we don't think deeply about the management and operating costs of real estate, it may be a bit inappropriate to let real estate companies manage it just because they have made some advertisements on TV.

We suggest that it is best not to give it to leasing agencies or real estate companies focusing on the construction industry. You should find a leasing management company that specializes in management.

(If there is a leasing agency-based company with professional experience and ability in property management and a practical department, you can also entrust them to manage it. )

Typing is not easy, hope to adopt!