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The author:(作者)归海一刀published in(发表于) 2014/2/11 10:02:56 Guangzhou housing rental yield： 30 years of buying a House for rent in 60 years back
Kill peak rental to rent rises after the rate of return fell below the one-year deposit interest rate
10 years ago, a 30-year old investors with vision, buy House for rent as "chartered", "Charter Borneo", then the 40-somethings can get back to this. However, the price rises today, even if prices are on the rise in rents, but Guangzhou's rental yields are below one-year deposit rate (2013 per cent rental yield, while the one-year deposit interest rate for 3%). If 30 years of buying a flat for rent, with the present rent levels, even without interruption for rent, had to retire at age 60 is not back!
Guangzhou after traditional peak rental season, reporters counted collating housing rentals Guangzhou property market data found that more than 10 years, the average prices for second-hand houses have turned far more than quadrupled, but the city's rents have doubled. Text, tables/reporter Lai Weihang
They focused on rental yield
Loans buyers: rental rate too low may affect holding capacity.
Buyers of old buildings: old small longer due to rising prices of old buildings, buyers will focus on rental rate.
They are not concerned about rental returns
New home or new home buyers: new home or new home prices rise more space, the rental rate value effect may be relatively small.
Rental yields low harder speculation?
Rising house prices or bring a premium
In recent years, soaring property prices in Guangzhou, prices soared, rental return than most investors saw prices boosted profits, to target the long-term appreciation, some attempts to capture the short fried space have entered the real estate market. Rental yields are also part of the return on investment, but due to the large increase in property prices and rental yields declining in importance in the eyes of many investors. Data from agencies as you can see, Guangzhou housing rentals in as little as 10 years are experiencing high rates of return down the process, required to rent the theory has been extended, but still no effect on prices.
Industry analysts, though for different investors and different properties, measure of speculative value, importance of rental rate may vary, but rental returns cannot be ignored; especially for investors for a mortgage to buy a House, rental rates too low might affect your ability to hold. In addition, for different types of properties, rental rates the importance of changes. Such as old small longer due to rising prices of old buildings, so investors in measuring investment value to focus on rental rates; and new home or new home prices to rise more space, the rental rate value effect may be relatively small.
Full House Red market research department Senior Manager Zhou Feng analysis, by currently property new deal big environment restriction of effects, buyers purchased into residential class property in short-term inrunner sold profit of success rate obviously declined, to rental of rent satisfaction purchase cost while is quite spent time of practices, but can effective resistance policy of shock, owners as long as has been holds property to policy moderate relax of year, will can obtained more premium sold of opportunities. But worth bearing in mind that, except for 2012, 2013 years amounted to 130,000 net sign outside primary residential use does not, delivered in succession a few years earlier in a residential unit for use at least 6 per cent into the rental market, these new property will have a direct impact on other age longer in property rentals. Even if the market as a whole, the average rent is rising year by year, but property owned buildings over 20 years old, their rents will fall there may be high.
"This year the supply of new buildings in the region, impact on the market, around some villages in housing land supply of high-rise residential rental market. "Centaline Baiyun District Sales Manager of CITIC-prudential expected, Baiyun new town housing rentals this year is expected to be relatively stable.
Rent:
Panyu, Tianhe, haizhu, rents go up a lot
Since the 2010 Asian Games, Guangzhou's annual rent increases remained steady at about 10% level. Guangzhou Municipal Land Bureau leasing management analysis to the reasons for rent increases in recent years, partly because of good urban environment in Guangzhou during the Asian Games after boost, as well as "villages in cities" broke the regional residential rental market balance of supply and demand, creating rental listings are in short supply. Downtown and secondly because the rent is higher, around lower rent, improvement of traffic conditions along with the surrounding area (such as Metro opened), leaving many people tend to choose when to rent strike area, raised rents in peri-urban areas. And surrounding area small base rent, rent increase inevitably brings more of the surrounding area is a little rental index increased. In addition, regulatory policies introduced in recent years, some necessary clan will always be a wait-and-see attitude for some time, postpone the purchase plan to rent, objectively also helps push rents.
The industry believes that in 2013, Guangzhou residential leasing market remained generally strong demand and lower rents have risen considerably. Rental demand remain strong, reflecting the real housing demand is still very large in Guangzhou. Rental transactions increase, rents have risen, fundamentally, is Guangzhou speed steady economic development, urban construction, the city increasing true reflection of the value and attractiveness of the city.
Analysis near two years to Guangzhou main residential rentals plate of rentals trend can found, rent gains ranked Qian ten of the plate in the (Yue Ken plate, Tong Xia plate, Shahe plate, new Hong Kong West plate, Guangzhou Avenue South, and nanzhou plate, South Avenue plate, big stone, and luoxi plate, city bridge, and Shawan plate, Zhong Cun, and village plate, Rowe rushed Wai, and West Cha plate), Tianhe, and haizhu, and Panyu the has three a plate ranked which, another plate is located in, Baiyun district,, displayed Guangzhou East and southern of residential rent overall gains more big.
"Two years before 1800 Yuan level of rent can have seven or eight sets of houses. "Centaline senior sales manager Wang Jianwu, haizhu district, told reporters that in recent years, haizhu district, in addition to attracting industrial tenants to work outside of the village, with the gradual improvement of facilities, also attracted a lot of work in sports West of white-collar workers, nearly two years on average every year two-bedroom units rent 200 Yuan. Tenant in common and plates in 30 years of age, many of them are going to the city for a House, but in the "ear of six" after the social security payment of life is not enough for three years, but can only choose to go buy for rent, rental source of tension.
Banyan Branch Manager Tan Xiangwen Everbright real estate-rich concedes, tenants in recent years by the "Hebei" "Henan" tendency to shift more obvious, like many personnel working in 13 rows, South building started picking at China Everbright garden for rent mainly haizhu rental market are larger, better traffic environment of the source community, cost is not low.
Investment analysis:
30 square metre apartment rate
Rich real estate marketing manager Liang Yanming, relatively speaking, relatively low entry threshold of small-sized units, while rental yields above the level of the market as a whole, are also prone to large scale units higher than the intervention threshold, hence, many long-term investors who are still locked in on small-sized units will be the focus of investment. Last year, the average area of 30 square metres of property rental yields the highest, over 4%, and average area of 150 square meters of property rent minimum rate of return, not to 2.3%. From real estate research data-rich analysis, 2013 lease trading was relatively active Pearl River new city, Tianhe, West Gate rental market brisk trading areas, as well as most investors focus area. Among them, the small apartment investments more active plate near the West entrance, in 2013, the average rental yields of 3.73%, many older stairs 1 bedroom 1 Hall, small-unit rental and leasing activity because the price is not high, but are good, which are favored by investors.
Insiders suggested that there are home buyers eligible for long-term investors, select housing space is relatively large, but could be considered commercial as well as residential apartments, for a people who have no places to buy residential, commercial apartment compared to other commercial properties, investing relatively high robustness. When measuring the investment value of the property, in addition to the reference to the purchase price, rental yields and other factors, may also be interested in rental activity.
(Original title: 30 years buying property when chartering public retirement go? )
节后租房高峰杀到 租金虽涨回报率却跌破一年期存款年利率
10年前一名30岁的投资者如果有眼光，买房出租当“包租公”、“包租婆”的话，那么四十出头就已经可以回本。不过，在房价连年攀升的今天，即使租金价格也在水涨船高，然而广州的租金回报率却跌破一年期存款利率(2013年租金回报率为2.9%，而一年期存款年利率为3%)。假使30岁买楼出租，以目前的租金水平计算，即使无间断地出租，到60岁退休了也难回本！
广州传统的节后租房高峰就将来临，记者盘点整理广州楼市住宅租金数据发现，十多年来，二手住宅均价已经翻了远远超过两番，但是全市租金水平却只翻了一番。文、表/记者赖伟行
他们关注租金回报率
贷款买房者：出租回报率太低可能影响到持有能力。
旧楼购买者：楼龄较长的旧楼由于价格上涨空间较小，购房者会重点考虑出租回报率。
他们不关注租金回报率
新房或次新房购房者：新房或次新房的价格上涨空间较大，因此出租回报率对价值的影响可能相对较小。
租金回报率低难投机？
房价上涨或带来溢价
近年，广州楼价不断飙升，行情水涨船高，相比租金回报，大多数投资者更看中楼价上涨带来的利润，有的以长远升值为目标，有的试图抓住短炒空间纷纷进入房地产市场。虽然租金回报率也是投资回报的一部分，但是由于楼价上涨幅度较大，租金回报率在不少投资者眼中重要性逐步下降。从中介数据可以看到，广州住宅租金回报率在短短10年时间内经历了快速下探的过程，租金回本所需的理论时间也不断延长，却依然无碍楼价上涨。
业内人士分析，虽然对于不同的投资者及不同的物业，在衡量投机价值时，出租回报率的重要性可能有所不同，但是出租回报率都不可忽略；特别是对于贷款买房的投资客来说，出租回报率太低可能影响到自己的持有能力。另外，对于不同类型的物业，出租回报率的重要性也有所不同。比如楼龄较长的旧楼由于价格上涨空间较小，因此投资者在衡量投资价值时要重点考虑出租回报率；而新房或次新房的价格上涨空间较大，因此出租回报率对价值的影响可能相对较小。
满堂红市场研究部高级经理周峰分析，受目前楼市新政大环境制约的影响，买家购入住宅类物业在短期内转售获利的成功率明显下降，以出租的租金抵偿购房成本虽然是相当花费时间的做法，但能有效抵抗政策的冲击，小业主只要一直持有物业到政策适度放松的年份，便可获得更多溢价出售的机会。不过值得留意的是，除了2012、2013年共计13万套网签一手住宅未交付使用外，早几年陆续交付使用的住宅单位中，至少有6至7万套单位流入租赁市场，这类次新房物业将会直接冲击其他楼龄较长的物业的租金。故即使整个市场的平均租金处于逐年上升态势，但楼龄超过20年的旧式物业，其租金将有可能出现高位回落。
“今年区域内一手新楼的供应不少，对市场有所冲击，周边一些城中村也利用宅基地兴建高层住宅供应租赁市场。”中原地产白云区营业经理李志军预期，白云新城一带今年的住宅租金料将相对平稳。
区域租金：
天河、海珠、番禺租金涨得凶
自2010年亚运会之后，广州的年租金涨幅就持续保持在约10%左右的水平。广州市国土房管局租赁管理所对近年来租金上涨的原因作过分析，一方面是因为后亚运时期广州良好的城市环境的推动作用，以及“城中村”改造打破了局部地区住宅租赁市场的供求平衡，形成租赁房源供不应求。其次是由于中心城区房租较高，周边区域房租较低，随着周边区域交通条件的改善(如地铁开通)，致使许多人群租房时更倾向于选择外围区域，提高了城市周边区域的房租。同时周边区域房租基数较小，周边区域稍小的房租提升必然带来较大租金指数的提高。此外，调控政策近年来持续出台，部分刚需一族总会有一段时间持观望态度，推迟购房计划转为租房，客观上也助推租金上涨。
业内人士认为，2013年广州住宅租赁市场总体保持需求旺盛、租金较大幅度上涨的态势。租赁需求长期保持旺盛，反映了广州真实居住需求仍十分庞大。租赁交投增加、租金有所上涨，从根本上讲，是广州经济平稳发展、城市建设提速、城市价值和城市吸引力不断提升的真实体现。
分析近两年来广州主要住宅租赁板块的租赁走势可以发现，租金涨幅排名前十的各板块中(粤垦板块，棠下板块，沙河板块，新港西板块，广州大道南、南洲板块，江南大道板块，大石、洛溪板块，市桥、沙湾板块，钟村、南村板块，罗冲围、西槎板块)，天河、海珠、番禺各有三个板块位居其中，另一个板块位于白云区，显示广州东部和南部的住宅租金整体涨幅更大。
“前两年1800元的租金水平可以有七八套房源。”中原地产海珠区高级营业经理王健武告诉记者，近年来海珠区除了吸引在客村产业园上班的租客外，随着配套设施的逐步完善，也吸引到不少在体育西一带上班的白领阶层，近两年平均每年两房单位都要加租200元左右。而板块内的租客普遍在30岁以下，不少都是打算入市购房的，不过在“穗六条”出台后，其社保缴交年限未够三年，无奈只能选择转买为租，加剧了租赁盘源的紧张。
合富置业光大翠榕分行主管谭湘文也坦言，近年来租客由“河北”往“河南”转移的倾向比较明显，像不少在十三行、南方大厦工作的人员，开始选择在光大花园租房，主要是海珠区的租赁市场不乏小区较大、交通环境较好的盘源，性价比不低。
投资分析：
30平方米以下户型回报率高
合富置业市场经理梁燕明表示，相对来说，入市门槛相对较低的小户型单位，租金回报率高于市场整体水平的同时，往往也会比入市门槛高的大户型单位要理想，因此，不少长线投资者仍是将投资的重点锁定在小户型单位上。去年，面积在30平方米以下的物业平均租金回报率最高，超过4%，而面积在150平方米以上的物业平均租金回报率最低，不到2.3%。从合富置业研究数据分析，2013年租赁交投较为活跃的珠江新城、天河北、西门口等租赁市场交投活跃的区域，同时也是投资者关注度最高的区域。其中，小户型投资较活跃的西门口板块，2013年平均租金回报率达3.73%，不少大龄楼梯楼1房1厅小户型单位，由于总价不高但租金和租赁活跃度都不错，因而亦相当受投资者青睐。
业内人士建议，对于还有购房资格的长线投资者来说，选择房源的空间相对较大，除了住宅外还可以考虑商业公寓，而对于已没有名额买住宅的人士来说，商业公寓对比起其他商用物业来说，投资稳健性相对高一些。在衡量物业投资价值的时候，除了参考买入价格、租金回报率等因素外，还可以参考出租活跃度。
(原标题：30岁买楼当包租公 临退休还回不了本？)
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