For example, among the top 30 new home transactions in May, more than a quarter of the projects cost more than 9W+. The proportion of new house transaction structure, from 5-8w to 10w+, can appropriately exceed 60%+.
What does this mean?
This means that customers who are currently buying a house in Shanghai have digested a large part of their immediate needs, and customers who improve their internal stocks have gradually emerged.
Therefore, as long as everyone mentions the Shanghai property market recently, they will laugh at themselves and vomit: How can there be so many rich people who can use nearly half of the house payment to rob the house for capital verification?
When the phenomenon of replacement or investment becomes more and more common, there is a logic that needs us to face again: the room ticket is so precious, what should we pay attention to when buying a second suite?
1, you can buy a house across regions, but you must be clear about the demand.
We have an account "Magic Runpan Man", and team members frequently go out to step on the plate every week. In this process, everyone has a consistent feeling: the concept of geography is becoming more and more vague in Shanghai.
What do you mean?
We have dealt with many marketers of Baoshan project. In the past, many Baoshan customers would clearly locate Baoshan people, but now they are not. People from Xinzhuang in the outer ring and Zhenru in Central will also visit the Four Seasons Metropolis.
What's more exaggerated is that customers in Panlong Tiandi, Lu Hong Bay and CNNC Jinyue House of Dahongqiao have been completely dispersed, and customers in Pudong will also look at houses across regions.
In Shanghai, more and more buyers are not limited to a single sector, and it is not unusual to buy a house across regions.
Is it a good phenomenon that regional customers are dispersed? I think it is and it is not.
Fortunately, after three years of regulation, the mentality of the entire Shanghai property market has been very, very good, and buyers can make a firm choice. The fierce competition within the project forces the product strength to be stronger and stronger, which is also the reason why regional customers are willing to cross the distance to see the house.
But the bad thing is that because of the picky mentality, more and more houses are seen, but the mentality is more and more anxious, and the demand will become more and more out of focus.
You know, the most important step in buying a house is to ensure that demand is not lost.
You should have heard the saying that you can buy a house with a score of 80, but there are few with a score of 100. You can't rob a house at 95 points, otherwise it will be very expensive.
Unlike first-time home buyers, most people will choose to replace the first suite in five years, but the fault tolerance rate of the second suite must be kept to a minimum.
In the end, whether to take the school district housing as the first priority, or to improve housing as the first priority, or to take the investment demand as the first priority, can correspond to many details, and we must be clear about our priorities.
I have listed the first-level requirements, and you can expand to the second-level and third-level requirements or even more subdivided requirements.
school district
Attribute type
part
Traffic commuting
Jianping
living conditions
Multiple matching
Layout type of apartment
……
Therefore, as long as the demand is not lost, in order to buy a good house, it is understandable to look at the house across regions.
2. Do you have to buy two sets in the same city?
Just like buying a house across regions, the house tickets are sold out locally, and more and more people will start buying houses across cities in the future.
For such customers, choosing a suitable city is a key step, because the possibility of self-occupation will be very low, and most of them will be used for living or investment.
If you live, the property itself is uncertain, so it is simply used for tourism and old-age residence. Buying a house can be simple. Choose the core landscape resource city you are pursuing and buy a small apartment.
If it is an investment, it depends on the cycle of house price rotation. We have written before that there is a cycle in the real estate market. The phenomenon that the property market has risen for two years and been dormant for three years is everywhere. There are periodic fluctuations in the first line and the second, third and fourth lines.
Therefore, buying on dips is not nonsense, and it is not difficult to do it. Cities that have just skyrocketed or continue to be crazy must be cautious.
I have contacted some senior investors, and they gave me two criteria:
1, looking for bamboo shoots in a quiet market, it is difficult for ordinary buyers to find really low-priced bamboo shoots, but second-hand houses can also find relative bamboo shoots.
2. you can enter the market at the beginning of the bull market. A market that has been silent for three years like Shanghai has basically bottomed out. Now the stage of volume and price recovery is a good time to enter the market.
How to choose areas and projects after finding a good city?
Actually, it's not as difficult as I thought. With the city center, city sub-center, government planning, industry and population gathering place, the actual situation of each city is different, but as long as you download the planning documents and read a few articles about the value logic of the local property market, you can probably establish a preliminary understanding.
In this case, it is difficult to see something wrong if you go on a field trip and buy it again.
3. The market choice of the second suite
At this point, in fact, everyone has a * * * knowledge: sell before buying when the market is down, and buy before selling when the market is up.
This is about the choice of the buying and selling market, and there are several details to add:
If you already have core assets, the second set is only used for asset preservation or leasing to obtain cash flow, or even preparing for long-term replacement.
It is suggested that when the property market is about to decline (personally, markets like Shenzhen, Hangzhou and Suzhou may be a relatively calm market in the next two or three years), you can sell your house first and choose to hold money for purchase, which will ensure that you will be more rational when looking at the house and choosing a house, and you will also have enough rights and time costs to negotiate to reduce the price.
But if you stand in the market of Shenzhen in June last year, 5438+065438+ 10, you can buy a house first. The last wave of Shenzhen market is also logical. Adjust the front line+population inflow+supply and demand, don't worry about quilt cover.
At this time, we can also pay attention to two points. One is the volume of this market. Once the volume shows, the market is likely to turn hot, or will soon bottom out.
The second question is, have bamboo shoots decreased? If the bamboo shoots in this market have basically been eaten up, it means that the second-hand transaction price will continue to rise, and even the owners will go to property hoarding.
Therefore, it is necessary to pay close attention to the quantity and change of bamboo shoots in the market. If these two points appear at the same time, plus policy help, you can basically choose to rush in as soon as possible.
4. Two groups of factors that must be avoided
There are also several details to be added about the concerns of the second suite.
One principle must be put first: the certainty of the second suite is much more important than the probability.
Whether it is lots, products or huxing, the cognitive changes that have taken place in recent years are really great.
We should not only look at the planning, but also look at the critical point of value and price, that is, premium and future potential.
In an ultra-remote suburb like Lingang, the planned energy level is indeed high, but the current premium is not small. If you just need the first set, you can choose, but I don't particularly recommend the second suite.
It is suggested that two sets of products should not be one old and one small.
Although major cities are now vigorously promoting the transformation of old areas, urban transformation has also been put in the top priority, which is good for old communities in the short term, but in the long run, the possibility of Bo demolition may be lost in 5- 15.
This also means that the discount rate will be higher and higher when the old ones without school districts arrive in the market.
Huxing should choose those products with stronger functions.
You should feel differently, too. In recent years, the Shanghai property market has eliminated two rooms, and the small three rooms are getting smaller and smaller. Although crowded, it is really functional, and the demand for low total price budget is becoming more and more friendly.
At present, friends who buy two sets in Shanghai have a wide choice of apartment types and stronger product strength.
There are different ways to buy two new houses and second-hand houses.
The advantage of the new house is that the purchase process is simple and the tax cost is relatively low. It is directly connected with developers and mortgage banks. Generally, it can be purchased in the selected area, and the transaction process is simpler than that of second-hand houses. There are other advantages such as the age of the new house, the advantages of the apartment type and the complete internal facilities.
But at the same time, the advantages are also the disadvantages of the new house. The buyers behind the new house have little right to speak, and the standardized transaction process generally can't cut the price, either with internal hard relations or external contact channels.
There are two options for the second suite:
1, a new house with strong products or obvious price upside down, a quiet market can follow the lottery or try to follow it.
I know a friend. Two years ago, when I wanted to buy Qiantan Jing Yao, I was worried about running with her. At the suggestion of "try it", I went down to shake the number and finally became the chosen son.
If you can't buy a new house with obvious advantages, you can also look at a second-hand house.
The advantage is that the existing house is what you see is what you get, all the supporting facilities are certain, and the price will basically be lower than the surrounding area, and there is room for discussion.
The disadvantage is that the cost of taxes and fees is high, the process is complicated, and it takes a lot of experience to see vegetables and avoid pits.
But also because of the complicated process and high cost, the shortcomings of second-hand housing can be turned into advantages as a negotiation space.
6. Mentality is very important
Finally, I want to sum up, in fact, the mentality of buying two suites is a point worthy of attention.
It's easier said than done. All the above things should be based on a good attitude, such as not losing focus, defining urban areas, market selection, advantages and disadvantages, and the method of choosing funds.
In the past, when house prices rose rapidly, no one would pay attention to these factors, but in a calm market, this is the key for us to outperform the market and the core to ensure that we will not buy the wrong house.
Sometimes, the mentality of the second suite is more like a beginner. You can make mistakes if you don't understand the first set, but the second set must be better than the first set.
This is not only true of buying a house, but also in life. Maybe this is hope.