tag:blogger.com,1999:blog-3005337662088714502024-03-25T17:33:05.140+07:00Commercial Property InvestmentCommercial Property Investment Blog - Berisi cara dan tips keamanan bagi investor agar dapat melindungi terhadap fluktuasi mata uang dan sifat semakin tidak menentu dari pasar saham dan komoditas, serta informasi dengan topik umum menarik lainnyaadminhttp://www.blogger.com/profile/08190069797405820423noreply@blogger.comBlogger5125tag:blogger.com,1999:blog-300533766208871450.post-9531072662785467922012-09-24T10:00:00.000+07:002012-09-24T10:00:05.783+07:00Commercial Property Management<span style="font-family: Verdana,sans-serif;">Commercial property management is an attempt to address and manage the property right with the intention that all action taken is to maintain the property in accordance with the specifications of the original, so that these properties can function properly. In addition, the non-use efficiency is the main goal in property management.<br />
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Commercial property management aims to manage the property as an investment and business as well as managing the physical aspects of the property. Regional development in the United States followed by the development of properties in various fields. This development requires the management of a property, so that the necessary human resources to master the availability of property management. The development of the area resulted prosper property management that will continue to grow according to market demand both in the private sector mapun public sector.<br />
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A real estate agent will manage commercial or retail property will need to cover costs and make a profit. That is where the fees charged are very important. It may sound a bit crazy but some agencies never made a profit from a commercial or retail property management is because they do not understand what they really want to do and do not set the system to support a particular expertise. Commercial or retail property management is very specific simple rules do not apply to real estate.<br />
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Many real estate agencies can also think of property management services in the office as a poor cousin to sales and leasing. While the concept may work in the management of residential properties and the same does not apply to commercial or retail property. Commercial and retail property management is just too specific and complex to be a poor cousin to anything.<br />
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If you run a real estate agent and would like to start a commercial property management division then here are the basic rules. Here are some costs to consider in providing your property management services for commercial and retail properties.<br />
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As a general observation retail property is much more demanding on the time property manager given the nature and mix of rental property operations. Be careful when setting charges for retail property management and give notice to your office and staff costs.<br />
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So how much profit you need to make in running a commercial or retail property management division is about to answer over your gross operating costs to run the division. If you know this number is not a problem other fee arrangements.<br />
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There may be other costs for you to consider in addition to the main one at the top so aware of what property needs in the management of day-to-day and what do the local property market. Do not discount your property management fees to win business requires quality service at a fair and reasonable cost.<br />
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If you are reading this you will be a commercial property manager or you know a better way the question had hit the place and you understand what I'm saying. It is a fact that most if not all commercial property managers have little time to spare in a day on average they work. They are the hardest working of most commercial real estate because they have control and yield performance of the property to the landlord but the center of their work. That takes effort and commitment.<br />
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Property management like not sell or rent property in which you can move across a number of projects and keep them all engaged in some form or other. In property management you have to stick with some very complex issues that can take days if not weeks to complete. You can manage multiple properties really hard with a real challenge.<br />
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Add to this fact the tasks of each property presents every day with the landlord tenant lease maintenance and you have some real work to be done. It is unrelenting and consistent. No go. That's why you do not have time to spare.<br />
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Given all these observations must now be said that both the commercial and retail property managers are some of the most qualified professionals in the industry. They generally know more about the performance of the property tenant mix and lease optimization of sales and leasing. They know how to make a piece of property.<br />
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To give some idea of what I'm saying here is the role of a commercial or retail manager will usually involve a lot of things including<br />
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So the list continues. You can see why a property manager is really a central part of the equation performance of the property. Landlords need a good property manager to help them with the complex property.<br />
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It is interesting to note that landlords who have not experienced in this world would consider outsourcing property management requirements for the cheapest real estate agent or property manager. Considering that the landlords were putting income and expenditure in the hands of one person or group has the potential to experience and people who may have little actual knowledge or relevance to the future performance of the property at risk of damage to property is very real.<br />
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So the message here is to all property managers are experienced and qualified to ask for a reasonable fee and relevant to the services offered. Staying true to their landlord charges you seek and take the discount from other agencies will soon realize the error of their ways and will likely come back to you when the property is financially slipping and vacancies increased.<br />
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When you are prompted to correct the problems in the property that was not previously managed a solid charge and fair to the issues involved. Your service was professional and well worth the money. Professional property management of commercial and retail heart is not an experiment for the hoax.</span>adminhttp://www.blogger.com/profile/08190069797405820423noreply@blogger.com1tag:blogger.com,1999:blog-300533766208871450.post-65115602294688197742012-09-22T10:00:00.000+07:002012-09-22T10:00:00.999+07:00Commercial Property<span style="font-family: Verdana,sans-serif;">As someone who works in the field of property developers and property investment in particular, very rarely do I bring up hints or leaks about the real estate business. Now it's time. It's time to share it with many colleagues. As it turns out the books published about the real estate business is still small. More tabloid that explores the model, type and properties accessories.<br />
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There are at least three reasons that you can not refuse to enter the real estate business.<br />
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No reason. 1. Definitely lucky!<br />
Have you ever imagined the most profitable business? In terms of the theory of financial management are HIGH RISK HIGH GAIN. But in the real estate business, uncontrolled NO RISK, HIGH GAIN. There are several instruments that determine it.<br />
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Land prices would rise<br />
In this world there are no prices are down except matters relating to macro-economic conditions. But we can be sure 99% of that land prices would rise. Taxes have risen almost every year. By rough count, if you buy and hold land for sale 1 year ahead. Definitely lucky! It was a great property business.<br />
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<span style="font-family: Verdana,sans-serif;">Simple management<br />
Business properties require simple management. In the developer, for example, enough finance and legal sections. This two-part basic and vital for developers. Lha planning, marketing and construction? Should not be required. Should not exist. Because we can proceed to the construction contractor. Marketing can we entrust the Marketing Agent. Planning can we invite consultants. The result is a fuller, more defined, costs are variable. The more simple the existing management, will further benefit from the financial and management side.<br />
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Pack property as an investment<br />
One of the increase in income property is property package as part of a profitable investment. Pack the same way about the price of land. Serve in a calculation of mortgages (mortgage) and compare it with price expectations in the future.<br />
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Secure your business with social activities of religious<br />
No business is not at risk. But in the business of property all risks can be controlled. Unless Force Majure. But religion has a unique way of securing business, that religious social activities. Business property sale and purchase of land belongs to God. So the socio-religious activities must be larger. In the property company that I know of, they set aside about 20-40% gains for socio-religious activities. You dare bigger???<br />
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Believe what has been laid down by God, it will definitely happen.<br />
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No reason. 2. Large capital? No Way!<br />
Sale and purchase of land would need big capital. Wait who's to say. Developer I have ever known and the developer is quite famous in the United States. In 1999 the capital they manage less than 10,000 U.S. dollars. And in a period of 8 years, their assets amounted to 2,500,000 U.S. dollars. Developer where I shelter, with an initial capital of 300 000 U.S. dollars, within a period of 2 years, our net assets of about 2,000,000 U.S. dollars.<br />
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There are a number of ways.<br />
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Negotiate payment<br />
Negotiation of payment can be land payment, contractors, consultants and any cash out so slow. This means that should accelerate cash inflows. That is quite a down payment, somehow cash in to cover the next pambayaran obligations. For example, your capital is 5.000 U.S. dollars. You buy the land area of 1000m2 with price 6.000 U.S. dollars. Negotiate phased payments of 6 months. The first payment of 1000 U.S. dollars. Back up to 1000 dollars for payment 2. Prepare a planning team to plan for the region, skitar cost 500 dollars. Budgeted promotional costs about 1000 dollars. 750 dollar budget for monthly operations. 750 dollar budget for the legality of land. Simply 5000 U.S. dollars right? Enough 1000 dollars to buy the land for $ 6.000 U.S. dollars right? Imagine if you advance 10.000 U.S. dollar, you can get the land worth 60.000 U.S. dollars. If the soil has been treated or cured, your assets could be 120 000 U.S. dollars! Fantastic!<br />
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Promote the region by selling risk<br />
Regions was ready. Promote with aggressively by selling risk because the point is you need cash fast, sell house prices 20% cheaper than the normal price, but cash. But do not forget to raise the selling price if it reaches a certain point. Well now you know about the concept of property as an investment package. This is one of them.<br />
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Instruments Business Loan<br />
In the early stages, banks will not likely glance at your business. Or if your business is already well known, of course, you will easily get a construction loan, a developer of alternative financing. You need to know, developer (new) investments is not easy to get credit, but credit for working capital construction. Now what if the banks do not want to glance at your business. Use the mortgage facilities! How? Make relatives, co-workers as a consumer your property. Financing through mortgages. Disbursement of mortgage you will receive. Mortgage repayment obligations is the responsibility of your business. Simple is not it. You've certainly got the investment credit.<br />
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No reason. 3. Get Cash Flow is great!<br />
The third reason is clearly hard to resist. With the property we can generate substantial cash flow. The principle speed up the money in, money out slow. Wait do not merely sell cash ... Use the mortgage instrument.<br />
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Mortgage Instruments<br />
Mortgages now allow mortgages indent where consumers can be bound in the loan agreement even though the building has not been completed. And you will receive an initial disbursement of 40%. If the down payment of 20%, meaning you receive a 60% down payment. Remember negotiating payments? Lest your capital back?<br />
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And to build a house, you probably will spend only about 40%. And spending 10% more for the maturation of land, infrastructure and facilities. The remaining 10% of it? Be able to pay for the land. At 4 months, assuming the construction is completed, you will receive 60%. The question is how to 4 months of development? The important case sales targets.<br />
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The new land, a new field of money<br />
What about the 60% of the remaining loan disbursements? Back up to buy new land. Make a new money field. I guarantee you will be rich!<br />
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Again I say, there must be a risk in the property. But the risk in the property should be controlled. There are a few tips that I have written clearly without having a description<br />
Determine the net profit target<br />
Determine the risk of loss<br />
Target marketing minimum must be reached<br />
Press the fixed cost, variable cost enlarge<br />
Monitoring cash flow and profit and loss<br />
Cut Loss when touching limit the risk of loss<br />
Pour a business agreement in black and white<br />
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So you are interested in entering the property? When?</span>adminhttp://www.blogger.com/profile/08190069797405820423noreply@blogger.com0tag:blogger.com,1999:blog-300533766208871450.post-24291803434350092512012-09-20T10:00:00.000+07:002012-09-20T10:00:02.719+07:00Commercial Property Investment<span style="font-family: Verdana,sans-serif;">Investing in commercial property has been done by many people. Some people are able to spend a large amount of money to buy commercial real estate. For most of us, investing in real estate limited to the place where we live - our home.<br />
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But unfortunately, we can not generate the revenue or cash. In fact, even our burden because we have to spend money on maintenance and pay interest on loans. Certainly financial incentives to offset it is through the rent or income you earn when you sell your home when house prices go up. Most financial advisors will tell you that the best investment strategy is to pay the mortgage as quickly as possible to reduce your debt.<br />
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But then what if you really want to invest in property? You have a choice - invest in residential property or commercial property. The property houses often provide a good income from the rent money, but you must stick to the terms of the law, lack of concern for tenants to care and maintenance costs. If you like to play as a landowner and is involved in all the activities that then that's great! But what if you want a professional tenant.<br />
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Investment is increasingly popular in almost all the small investors and retirees is through syndicate / partnership property. Known as direct property investment where small investors buy small packets of a large property with a prospectus. The project is managed and marketed by a licensed property dealers. Prospectus was kept at the Australian Securities and Investments Commission, while property and syndicate work professionally.<br />
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As of December 1999 there were 77 property syndicates operating in Australia with an investment of more than $ 1.45 billion. Nearly 60% of these investments using borrowed money, known as "gearing" (the ratio of debt to assets).<br />
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Benefits for investors investing in property syndicates is that they can be bought in packets of relatively small, for example, you can buy the cheapest starting price of $ 10,000 and get an explanation of the commercial property market. Another benefit is its correlation with the stock market that are often reversed, so investors can share the risk in their portfolios. Another benefit is the regular income provided by the property syndicate, high yield and relatively low risk.<br />
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Sample job descriptions of property syndicates are property management companies to purchase a commercial building with prices ranging from $ 10 to $ 30 million and then market it to about 300 investors, each of which has a capital investment of between $ 40,000 to $ 50,000 per share.<br />
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Simon Toovey, managing director Glenmont Properties Perth branch said that the main purpose of investing in property is to get a quality tenant, lease long-term, rapid payback, and the potential for growth. "The benefits of investing in a property syndicate is that it can improve your lifestyle by providing a regular income." Toovey gives examples of some of the more investors looking for a secure regular income than capital growth. "The most important aspect is the location, and the Management of the contract. Ideal tenant is a government department or large company. Ultimately, all of this is about money. Investment property that is supposed to be able to deliver increased revenue, revenue that will enhance your lifestyle, now and future. " Syndicate the property may not be suitable for all investors but they do provide a choice of diversification in your investment portfolio.<br />
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10 tips for property investors syndicate:<br />
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<li><span style="font-family: Verdana,sans-serif;"> Create goals and plans regarding budgets for investments.</span></li>
<li><span style="font-family: Verdana,sans-serif;"> Understand the risks or benefits of the sale. The higher the gain, the higher the risk. Your profit target is between 8 to 10 percent.</span></li>
<li><span style="font-family: Verdana,sans-serif;"> Understand the risk of property syndicates. Including if the market was not profitable as an increase in interest rates, the ability of members, changes in taxes and a decrease in sales.</span></li>
<li><span style="font-family: Verdana,sans-serif;"> Remember, this is a long term investment, typically around 7 years. These are liquid assets which means you can not get your money during that time.</span></li>
<li><span style="font-family: Verdana,sans-serif;"> Identify property investment syndicate that has qualified as a good location and the potential for price increases. Ask for a copy of the report and the independent investment ratings.</span></li>
<li><span style="font-family: Verdana,sans-serif;"> Analysis lease arrangements. Ask how much rental income that will be generated, if there is growth and how long to hold?</span></li>
<li><span style="font-family: Verdana,sans-serif;"> Check the background of the tenant. Ideal tenant should be government departments or big companies.</span></li>
<li><span style="font-family: Verdana,sans-serif;"> Investigate the quality of management that runs in property syndicates. They should have a good track record on property settings and have a good relationship with tenants. Ask for their qualifications and how large property portfolios they handle? People who tell you about the investment also must hold a Security Dealers License, or Investment Advisors License, or Proper Authority Holder.</span></li>
<li><span style="font-family: Verdana,sans-serif;"> Beware of fare management and marketing of excess. Read tariffs on sheet prospectus.</span></li>
<li><span style="font-family: Verdana,sans-serif;"> Seek professional advice from a stockbroker or a qualified financial planner.</span></li>
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adminhttp://www.blogger.com/profile/08190069797405820423noreply@blogger.com1tag:blogger.com,1999:blog-300533766208871450.post-70070090599665261072012-09-18T10:00:00.000+07:002012-09-18T10:00:03.682+07:00Commercial Property Management Companies<span style="font-family: Verdana,sans-serif;">Splashy property market in the country has opened up the same business sector. One of them is the business of property management. Cities such as New York, with "wilderness" of tall buildings, of course, is that the market is quite lucrative for property management companies. What real property management? And the extent to which business scope?<br />
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Conducive to economic growth that is so easy for developers building office buildings. Understand it. Because funds are cheap and easily available, while demand continues to increase the supply of office space. Thus, if the fit is the city of New York is now more lush with the establishment of tall buildings in different regions. But behind it all, of course, spawned the need for commercial property management companies. Without their presence, it is likely the splendor of high-rise buildings skyscraper will not be neglected, then its value is reduced.<br />
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Given the importance of property management for office buildings and shopping centers, because they have an important role which includes aspects such as maintenance operations, audit, repair, security, and cleanliness.<br />
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Currently, property management has become a necessity for building owners. Because now building more sophisticated, complex, there are other demands that the building more efficient, more green. All this requires professionals who can perform property management.<br />
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For managing a building, property owners often do outsourcing to a company that is engaged in property management services. Efficiency and focus on core business, who are two reason behind why many property owners or companies are now keen to undertake outsourcing property management to the experts. But make no mistake, there are property owners who have more confidence in managing their own property rather than handing maintenancenya to others. In fact they even did not rule out co-manage the building belonging to another developer.</span>adminhttp://www.blogger.com/profile/08190069797405820423noreply@blogger.com2tag:blogger.com,1999:blog-300533766208871450.post-15371211813913200152012-09-16T10:00:00.000+07:002012-09-16T10:00:00.181+07:00Commercial Property Values<span style="font-family: Verdana,sans-serif;">Property investment is known as the safest investment and profitable. Property investment is rumored to be the higher demand from day to day, property prices further up. Location is one of three important factors to invest in property. The strategic location the target of the business, as it offers a variety of convenience and completeness of the facilities. That said, the following 6 locations is quite tempting as it affects the value of a commercial property products. The demand for property assets and the rent is much higher compared to other areas. Following his presentation.<br />
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The first is close to the office area. Owning a property in this area, such as land, houses for rent, boarding house, office, and other high-value investments. Moreover, if the office is pretty elite, property prices in the surrounding automatic take effect. Demand rental property in this area will be higher.<br />
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Properties investment can also be obtained in high second location, which is close to the factory or industry. This location has its own advantages, namely population larger than other locations. It gives an opportunity for those who have properties such as rented houses or boarding houses. For commercial purposes here can also be developed, as it can serve the needs of the factory workers. The third location is in the vicinity of the school or college. Never ignore this location, especially when the school or college in large quantities. This location is very promising, because it easily generate positive cash flow at all times. In addition, commercial property will be well developed in this area.<br />
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The fourth location is around the market. The market is not always synonymous with the area dirty, damp, smelly, muddy and so on. The modern market is now being developed, and this is where the traders could become a target tenant market your property. You can develop the commercial sector or houses for rent in the vicinity of the market. The fifth location is near the shopping center. Request a rental house or boarding house around the location is fairly high, because the shopping center employees need a place to rest. With the presence of a shopping center or mall, usually the area around it becomes more alive than ever before.<br />
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Properties investment are also good in the sixth location, which is close to housing. Some housing density can be used to open a place of business. Typically, more and more homes in a residential complex, the higher the density level. Surely it requires diverse population and facility needs. It can be utilized to survey the needs of what is desired.<br />
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Based on experience from time immemorial, the value of commercial property investment is never down. At the very least, is always higher than inflation. Even during the economic crisis plagued the United States a few years ago, property values rose sharply after the crisis subsides. In 2008, when inflation moves above 12 percent, the average increase in property prices is higher than the inflation rate. Compare with deposits, for example. Deposit rates are often lower than inflation. Value for money on deposit rather than increase, but instead decreased. Exactly what was said Robert T. Kiyosaki that the person who has the most deposits are actually people who are poor, because every time the value of the money deposited can be further reduced. So, are you prepared to do business in this area? Do not ever hesitate in starting a business because it will make a profit does not flow with the maximum. So make sure you really dive into the business as a whole and discipline to develop.<br />
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Assessment is an activity or process to get an estimate of value. Which was considered a treasure in the form of tangible fixed assets such as land, buildings, machinery, equipment, and intangible assets such as copyrights, patents, stamps, and trademarks.<br />
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Income Approach can be used dalammenentukan property values that generate (income producing property), in everyday language is often referred to as commercial properties (Commercial Property). Commercial property values are a function of income that can be generated by the property.<br />
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Relationship Between Investment Property With Assessment<br />
Income stream generated by an income producing investment property reflects the market value of the property.<br />
Income will be obtained property will be acquired at this time and the days to come.<br />
Therefore, future revenues will flow to come, it means to risk<br />
It has a yield that would result in any capital appreciation.<br />
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Methods In the Income Approach<br />
- Gross Income Multiplier (GIM)<br />
- Income Capitalization<br />
- Discounted Cash Flow<br />
- Land Residual Technique<br />
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Gross Income Multiplier (GIM)<br />
It is a very simple method for estimating market value by the income approach. This method is analogous to the "payback period" in investment analysis "how many periods of specified gross income, until the total cost of the investment or value is recovered"<br />
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Capitalization INCOME METHOD<br />
Property value is the annual net operating income generated by the property is converted to a certain level of capitalization<br />
Where:<br />
NOI = Net Annual Operating Income<br />
i = Capitalization Rate<br />
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Net Operating Income Gross Income is reduced by operating expenses. Gross income is potential income that can be generated by the property is reduced by the possibility of a vacancy.<br />
Capitalization Rate, which reflects the percentage of returned (rate of return) of capital investment (i = NOI / Value).<br />
Capitalization Rate is the rate of reversal reasonable investment for investors. Level feedback reasonable investment for an investor must be able to Meng-akomodir cost of capital plus a risk premium. Besides, the investment property accounted for the yield / capital appreciation.<br />
Thus, the Capitalization Rate can be calculated by the formula approach:<br />
Capitalization RATE = Risk Free Rate + Risk Premium<br />
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TERMS OF USE DIRECT METHOD IN ASSESSMENT OF PROPERTY Capitalization<br />
- Properties are considered to have income at or near the same every year<br />
- Properties are considered to have a constant market cycle so that it can be calculated the average annual income that can represent the condition of the property income<br />
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DISCOUNTED CASH FLOW METHOD<br />
The market value of the property is the number of "present value of the net operating income in the future" coupled with the "present value of the residual value (Terminal Value)<br />
PV + V = SPVNOI TV<br />
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Net operating income is the income generated by the property is reduced operating costs<br />
NOI = Revenue - OPERATING EXPENSES<br />
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Present Value is the present value of the future value<br />
PRESENT VALUE (PV) = x Future Value Discount Factor<br />
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Discount Factor is the discount rate that makes the value will come to present value. Discount Factor is determined by two variables, namely the discount rate which reflects the rate of return on an investment and time.<br />
1 Discount Factor = (1 + i) t<br />
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Where:<br />
i = discount rate<br />
t = time<br />
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Discount factor is inversely proportional to the discount rate and the length of time, the greater the discount rate then the smaller the discount factor, as well as the longer period of time then the smaller the discount factor.<br />
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Terminal value, is the estimated value of the property at the end of the projection period. There are two ways to determine the terminal value, namely (1) by estimating the market value at the end of the projection period with respect to the growth of the market value of the property itself, (2) a way to capitalize the net income for the period (n +1).<br />
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Residual LAND TECHNIQUE BASIC CONCEPTS<br />
One method used to assess the vacant land (usually of land) that has the potential to be developed.<br />
Used when there is no comparable market data both spacious, designation, location and other characteristics.<br />
Basic analysis:<br />
Planning / Master Site Development Plan<br />
Highest and Best Use of the Site<br />
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STAGES OF ASSESSMENT METHOD "LAND residual TECHNIQUES"<br />
1. Define the concept of development based on the master plan or the highest and best use of the site<br />
2. Determine product development based on the concept of development<br />
3. Determine the sales program to obtain Gross Development Value (GDV)<br />
4. Determine the cost of development to obtain the Gross Development Cost (GDC)<br />
5. Subtract the GDV with the GDC to acquire Residual Value of Land<br />
6. Discounts Residual Value of Land with a certain discount rate to obtain the Property Value (Land) today.</span>adminhttp://www.blogger.com/profile/08190069797405820423noreply@blogger.com0