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·首页 > 房产新闻 > 年末楼市抉择:“割肉”卖房还是当“包租婆”

年末楼市抉择:“割肉”卖房还是当“包租婆”

更新时间:2011-11-27 15:57:44 - 来源:苍南房产网 点击数:20822 >> 我要发表评论

买还是租?是楼市永恒不变的话题,然而随着近期大批新盘降价或低开,这个话题的博弈方又加入了卖家和中介。“割肉卖”还是先租出去?做租赁生意又累佣金又少,但是买卖又没生意,怎么办?关于买卖和租赁的抉择每天都困扰着很多人,本期楼经将通过不同案例讲述年底将至不同人的“抉择”经历。

                  

买还是租?随着新盘降价和二手房步入“寒冬期”,这个话题困扰着很多人。CFP供图

买房抉择之买方 “春节以后再看看吧”

在现在的楼市环境下,面临抉择次数最多,抉择最艰难的当然是持币观望的买家了。什么时候买?买哪里?买郊区的新房还是市区的二手房?需要做的抉择真是不少。尽管电视里、网络上各种各样的“专家”在不停地鼓吹现在是入市的好时机,有机会赶快买。但基于各人不同的状况,要真的下定决心出手也并不容易。

小吴是工作还不到3年的“85后”,还没买房的他暂时和两个朋友一起住在浦东张江附近,三间房间,一人住一间,每人1100元的租金。“每个月的工资差不多有三分之一都花在房租上了。”小吴说。前不久,中介又通知他,明年二月房租可能会上涨。“居无定所”的感觉并不好,看到最近那么多楼盘降价的信息,加上身边朋友的鼓动,小吴下决心要出手买房了。

从今年9月开始,小吴的足迹踏遍大半个上海,从闸北到宝山,从闵行到嘉定,新盘加二手房,看了十多个楼盘。“我是第一次买房,家里出钱,首付大概能帮忙付个四五十万,按照首付3成来算,能承受的房子总价就150万元左右吧。”

由于在市区上班,小吴不想把房子买得太远,但是在外环以内看过的房子里,基本没有单价2万/平方米以内的,买个80平方米大小的房子就超预算了,而外环外只要和轨交搭点边的新盘基本也要2万/平方米左右。如果不靠近轨交,上班实在不方便。前不久,小吴看到嘉定大批新盘降价的消息,周末便兴冲冲地过去看房,“价格倒是很合适”,装修房单价1.4万左右/平方米,这样算来可以买到100平方米左右的小三房了。“但还是觉得太远了”小吴仔细算了一下,从11号线嘉定新城站上车,转2号线再转1号线到单位要花一个半小时,这还不是高峰时间,车还比较空。如果早高峰天天挤轨交上班实在让人难以接受。

买市区的二手房吧,倒是有不少单价1.8万-1.9万/平方米的老公房,交通、各方面的配套也都不错,可毕竟房子的“岁数”太大,担心会出现漏水之类的麻烦。有些二手房,因为买卖未满五年,需按总价征收营业税,再加上七七八八的契税和中介费等项目,一套叫价120万元的老房子光是税费就要交十万余元。“租房嘛,不稳定,再加上房租也会上涨;想买可又老是看不到合适的房子,一趟趟跑也很累。”2个多月的看房经历,小吴已经略显疲惫。“我总觉得房价还没跑到底,打算明年春节以后再出来看看。”

买房抉择之卖方 “我又不着急,为什么要‘割肉’? ”

是“割肉”叫卖还是忍一忍明年再说?对于卖房者来说,他们也存在这一抉择。不过相较买房人来说,他们的回旋余地会大一些,不是特别急卖的话一般会选择先租出去赚点租金。

徐亮(化名)在上海体育馆附近的某高档小区内有套三房,这套房子可以算得上是小区的景观房,500万元的挂牌价也是正常的市场价。可挂牌一个多月过去了,除了个别中介会打电话来询问价格外,其他一点动静都没有,在中介的劝说下,徐亮把价格调至450万元左右,对瞬间“蒸发”的50万元他还挺心疼,可即便这样,又一个月过去了,还是连一个看房的人都没有。

中介建议,如果想要出手,可能还要再降几十万,不过,即便如此还是不能保证一定卖得掉,听到这个说法,不愿再“割肉”的徐亮干脆“改卖为租”,房子最终被一名外企高管看中,以9000元/月的价格租下了。

在是继续“割肉”卖还是先出租的问题上,徐亮选择了后者,这也代表了很多在资金上没有后顾之忧投资客的心态。

本市某中介研究部反映,市中心的房东很少愿意大幅让价,虽然目前房东议价幅度确实比10月份时有一定程度放大,但议价空间依然维持在10%以内,中心城区及部分自住板块由于房源稀缺,议价空间仍多在5%左右。而对买家来说,这个幅度远远小于他们的预期,而下跌多少才会入市?他们也说不清。“我又不是开发商,不需要回笼资金,为什么要一下子让价那么多?不如暂时不卖了,等明年再说吧,也许行情又好了呢?”在这样的思想支持下,根据本市某中介研究咨询部的统计,全市约有10%的挂牌业主转售为租,个别区域甚至达到近30%。

不过需要注意的是,对于部分转售为租的业主来说,也有一个风险是不一定能马上租出去。因为现在是租赁淡季。据中介介绍,传统租赁旺季是每年的九十月份和三四月份,现在临近年底,新增租赁不多,倒是有一些外籍人士因为休假回国而退租的。还有部分租赁即将到期的房东表示要继续挂牌出租,而对于临近年底是否能成功出租和租金的多少并不关心,他们宁愿现在空关也不愿挂牌抛售,大部分租约到期的房东都表示要在春节以后看政策的发展形势作出买卖决定。

买房抉择之中介 做租赁生意身不由己

做六单租赁生意才相当于一单房屋买卖拿到的佣金,需要投入的精力却差不多,甚至还要更吃力,这买卖到底做不做?这是摆在今年市中心各大中介公司门店内的棘手问题。在生存第一的前提下,绝大多数还是选择“做一笔算一笔”。

王思文是某中介万体馆分行的经理,在该区域,近期的二手房买卖几乎处于停滞状态。

“有钱买的被限购,没被限购的买不起”。虽然部分房东已让价10%,但11月至今该分行都未“开单”。相比之下,租赁市场的开拓倒是比较顺手,本月已做了5单。“我们的业务员除了做一手房代理,现在基本把时间花在租房市场上了。”王思文说,原本业务员给客户的电话可能十个中有七八个是询问是否买房、卖房,两三个是关于租房的,现在这个比例正好相反。

不过,做租赁生意也是无奈之举。“往年这个时候生意很好,谁会去做租赁?”王思文坦言,过去几年的11月,他所在的门店平均至少能做五六单买卖生意,2009年更是成交了十几套房子,那时根本没心思做租赁的生意。不过,今年的情况就不同了。

其实,按照王思文这个月做的5单租赁生意来看,6000-10000元的月租金水平,若每单收取月租金的70%作佣金,总共也就3万元左右,这对于维持整个门店的运营和人力成本显然是不够的,但总是聊胜于无。

王思文门店的情况在整个中介行业内早就不是个案。从买卖租赁佣金收入对比来看,1单买卖佣金收入需要完成6单租赁才能达到。总体来看,由于议价空间难有大幅提升,短期内二手房交易仍艰难,继续强占一手房买卖和积极争取租赁业务将成为今年最后两个月中介业务的重点。

郭爱枝所在的某中介上海锐丰场中分行10月以来买卖成交了6套,租赁3套。这份成绩单在整个中介行业来看目前是相当另类的。“我们这里都是小户换大户,自产自销型的业主。”她介绍,反正都是自住客户,没什么投资客,“低进低出或高进高出,房价涨跌对他们没有太大影响。”比如一个客户刚卖掉一套60多平方米的老房子,又随即以略高的单价买进了一套90平方米的三房。

“老业务员不愿意做租赁,一般是新来的业务员做得多一些。”郭爱枝说,因为彭浦新村附近成交最多的是租金1800-2000元/月的老公房,佣金很低,而且同样要带客户看房,投入的精力也不小。


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