01 - Ukuhlaziywa kwe-Real Estate Investment yilezo zibini kwaye zifanelekile
Ndandijonga ngotyalo - mali oluthetha ngalo olunye usuku. Kwakuyi-unit unit eneentlobo ezininzi zeentsapho ezihlala kuyo yonke indawo umnini, owayesekho iminyaka engamashumi amathathu. Umnikazi wayengumfundi we-eclectic kwaye kwakukho zonke iindlela ze-bric-a-brac kunye ne-antitique ezahlukana kuyo yonke indawo. Indawo ayizange ihlukaniswe ngokufanelekileyo. Iipakethe zifuneka ukuba zitshintshwe kwaye izakhiwo zilungiswe. Isiseko sokutshintsha sasiqhube umgangatho kwiindawo kwaye sasidala imifuzano emikhulu eyaqhubela phezulu kunye neendonga ezahlukeneyo.
Ndayicinga loo ndawo kunye nabahlobo bam - isibini esinesithakazelo ekungeneni kwendawo yokuhlala. Bawubhala indawo ekuphumeni kwabo emnyango. Kodwa xa ndabona ezo ziqhumane kwaye ziqhekeka ndabona into enye: imali. Iingxaki zeSiseko zisabisa abaninzi abatyalo-mali, okunciphisa ukhuphiswano kwaye kunokunciphisa intengo.
Kodwa indlela yokuvavanya isivumelwano esinje? Okanye nawuphi na umcimbi, ngenxa yolu hlobo? Ngokomntu, ndiphulaphula ingqalelo kwiibakala ezimbini:
• Ukulinganisela: Ndingalindela njani ukuba ipropati isebenze njengotyalo-mali? Kule ngxenye, ndinokubetha i-calculator, okanye ispredishithi sam, okanye isofthiwe yokuvavanya kunye nokusebenza kwamanani ambalwa.
• Ukufaneleka: Ndimele ndizibuze "Ndingayikhupha?" Ukuba uninzi lwabatyalo-mali bezindlu, ngoko uyingxenye yexesha. Oko kuthetha ukuba uza kulungelelanisa le projekthi ngaphezulu "komsebenzi wakho wosuku" kwaye uyayilawula emva koko. Le nxalenye yohlalutyo iya kuthatha umphefumlo uphando; i-calculator ayiyi kukunceda apha.
02 - Ukulinganisela - Ukusebenzisa iiNombolo usebenzisa i-Cap Rate
Ngokomntu, ndivame ukubheka amanani amathathu abalulekileyo xa ndicinga ngotyalo-mali. Isaphulelo seKapa , ngowokuqala kwezi zixhobo.
Isaphulelo se-Cap kuphela ngumvuzo wonyaka wonyaka olwahlukileyo ngokwexabiso lepropati. Kwiminyaka, abatyali-mali baye basebenzisa "ulawulo lwe-1%" oluthi nje ingeniso yenyanga yokuqeshisa kwipropati kufuneka ibe malunga ne-1% yentlawulo ohlawula ngayo loo propati. Ezinye iimarike ziye zafudukela kulo mqathango ngenxa yokubaluleka kwexabiso lepropati, kodwa kwabanye, usenokufumana iipropati ezihambelana nolawulo lwe-1%. Into emele ugcine engqondweni, nokuba kunjalo, ukuba ulawulo olu-1% lwesithupha luyinkcazo enobulungisa yokuba ingaba loo propati iya kuvelisa ukuhamba kwemali eyaneleyo ngonyaka ukwenzela ukuhlawula iintlawulo zempahla kunye neendleko. Kukho, ke, zininzi zeziguquko eziya kulo (ukusuka kwiirhafu ukuya kwixabiso lentengo kwipesenti phantsi kwentlawulo oya kuhlawula) kodwa yindawo yokuqala.
03 - Ukukhawuleza kwemali njengesixhobo sokuhlola esilinganiselweyo
Isizathu esisodwa sokuba unomdla malunga nesantya sekhondo kukuba uzama ngokwenene ukuba ngummeli olula ukuba luhlobo luni lwe-cashflow oluya kuzaliswa. Xa utyalo-mali, imali-mali iyinkosi-iyayihoxisa oku kubalwa kwingozi yakho.
Ukulinganiswa kwemali yeengxowa-mali kubandakanya ukucwangcisa ukuphuma kwemali ebalulekileyo ekujoliswe kuyo (iirhafu, inqununu, inzala, iindleko, izithuba, iimali, ukulungiswa) nokuziqhathanisa nemali engenayo eyenziwa yipropati. Unokwenza oku nge-spreadsheet okanye usebenzise ipakethe ye-software yokuhlola i-real estate.
04 - Inqanaba lokubuyiselwa njengesixhobo sokuhlalutya utyalo-mali
Ikhefu ye-cashflow, kwakhona, iya kukuvumela ukubala inani lexabiso elilindelekileyo lokubuyisela (ROR). Umlinganiselo wokubuyisela umlinganiselo wenzuzo; lilinganisa imali eyayiza kuveliswa yiprojekthi ngokumalunga nemali oyimfuneko ukuba uyibeke kule projekthi.
Uzakufuna ispredishithi okanye isofthiwe yokuhlola i-real estate ukubala lo mlinganiselo. Ndiyicinga ukuba luncedo kakhulu kuba indivumela ukuba ndiqhathanise ukubuya ndikulindele ukutyalomali ngokumalunga nokubuya ndiya kukulindela ngamanye, utyalo-mali obuninzi. Umzekelo: ukuba ndigijime iinombolo zepropati endichazwe ekuqaleni kweli nqaku kwaye yabuyisela kumlinganiselo webuyiselo ka-8%.
Ndinokulindela ukufumana u-8% utyalo-mali kwimarike yemasheya (umngcipheko omncinci, kunye nomgudu omncinane kakhulu). Ngomngcipheko kunye nemigudu ndiza kufuneka ndiyibeke kule projekthi ndiyilindela izinga lokubuya ngokuthe ngqo kumntla we-20%.
05 - Imfanelo - Unokufumana iProjekthi?
Njengoko ndikhankanywe ngasentla, i-calculator yakho ayiyi kunceda apha. Le yilapho kufuneka ukhangele kwisibuko uze ucinge ngexesha elingakanani kunye nemizamo oya kuba nako ukuzinikezela kwiprojekthi.
Kwakhona, makhe sijonge kwiprojekthi endiyithethileyo ekuqaleni kweli nqaku. Masithi uthelekisa ngethuba elifanayo; olunye uluntu lwamaqela amaninzi kummandla omnye kodwa olufuna umsebenzi ongaphantsi. Uza kuthatha elo thuba phezu kwe-fixer-engenhla ngaphandle kokuba enye yesibini inikeze izinga eliphezulu lokubuyisela. Kodwa likhulu kangakanani?
Ukuqalisa abatyalo-mali ndisoloko ndinikeza isiluleko esifanayo: Kule ndawo ilahlekile kwicala lokulumkisa. Iprojekthi onokuyenza yinto engcono kakhulu kunomnye owatshitshisileyo ngexesha eliphakathi kwayo. Fumana into ekuthungeni kwakho enikezela ngamanani athile ahloniphekileyo, yenza oko, uze uqhubele phambili kunzima kakhulu (kunye nethemba elinenzuzo kakhulu) ngexesha elizayo.
Isiphelo:
Uhlalutyo luyingxenye yobugcisa, inxalenye yesayensi. Khangela ezinye iindatshana kweli candelo ukuze uthole iingcamango ezingakumbi ekuhloleni utyalo-mali.
Umbhali uChris Smith ungumtyalo-mali, umseli-ntanethi ye-intanethi ngokubhekiselele kubalimi-mali kunye nabaqeqeshi beempahla kwaye uye wapapasha amanqaku kwi-Corporate Finance Magazine, e-Euromoney kunye ne-Business Journal Network.