Курсы валют

USD
USD
   65,60      -0,02
EUR
EUR
   72,62      -0,21
Источник: ЦБ РФ

高級マンション東京を買う. マンション 売買 東京.

高級マンション東京を買う. マンション 売買 東京.

不動産を割安でお得に買う方
​不動産を割安で購入する方法はありますか? よく聞かれる質問です。
​​答えは「購入を慌てなければ割安物件は必ず探せる」です。実は不動産を売却しようとする売主さんは必ずしも1円でも高く売りたいという方ばかりではありません。当然高く売れるに越したことはありませんが、価格以上に優先しなくてはいけない「事情」を抱えている売主様は少なくありません。転勤が決まってしばらくは東京に戻ってこないから急いで売却したい。お子様が受験に受かったので3月中に住み替えたい。不動産を相続したが財産分与のため早めに売却したい等々。理由は様々ですが、「価格よりも時期」を重視する急ぎの売却物件は中古市場をチェックしていると、かなりの数が出てきます。または今出ている価格は割高だが、時期が来たら値下げすることが分かっている物件。を探すことも可能です。下がるタイミングを見計らって価格交渉をして安く買う。というパターンです。

金額(損得)を重視しない売主・買主は意外と多
実は不動産売買の現場では、損得が最優先ではない売主・買主が意外と多いのです。このことを知っておくと、割安で買える根拠が想像しやすいと思います。当初「投資(損得)目的」ではなく、単に「家賃程度でマイホームが欲しい」「部屋が素敵だからここに住みたい」とマイホーム購入をなさった方々の多くは、住み替える際にも「高く売って儲けよう」という発想の方ばかりではありません。相場でいくらなら売れるか?最高いくらなら売れそうか?ということよりも、もっとご自身の「個別判断や事情」で手放しても良い金額の目安を持っていたりします。具体的には・・・
●5,000万円で買って10年住んだし、ローン残債は3,500万円だから、4000万円位ならいいかな。
●手元に1000万円残れば次の物件の頭金になるから、●●●●万円なら早く買い替えたい。
●高く売ろうとして毎週何組も見学に来られるよりも、2~3組の人に見せて売却を済ませたい。
など、ご自身なりの事情(計算)や価値観でいくらならOKという基準を持っている人は少なくありません。それを、売却の依頼を受ける不動産会社が査定の際に、自社で仕事を取りたいがために「ウチならもっと高くても売れます」と提案するので必然的に売出価格が高くなってしまっているケースもあるわけです。売出価格=売主が当初売りたいと思っていた価格(本当に売りたいと思っている金額)ではないわけです。
当社に売却の相談をいただくお客様(売主)でも、1円でも高く売ってくれる会社を探している。という方の比率は決して高くなく、ほとんどの方は「こういう事情で売りたいが、最低●●●●万円位ならいいかなと考えている。どうかしら?」という相談が殆どです。

あとは「情報の入手方法」の問
このように不動産市場には、売主の事情や感覚・優先順位の違いによって、相場よりも少し安くても良いという売り物が定期的に出てきます。あとは、その情報をどうやってキャッチするかの問題です。というのも、実は上記のような明らかに割安な物件の情報は、不動産検索サイトや広告に掲載されずに成約してしまうことが殆どです。相場よりも少し割安なので、手間のかかる広告掲載をしたり、ネットに掲載して多数の問い合わせに対応したり何件も案内したりしなくても成約できるので、わざわざ手間のかかる作業はしないわけです。
通常、どこの不動産会社でも「割安な売却案件」が入ってきたときは、①自社の顧客に情報を提供しご案内する。②安ければ買い取るという買取再販業者に情報を提供し買い取らせる。③物件の周辺エリアで多くのお客様を抱えていそうな会社に連絡して「物件情報」を提供する。という3つのパターンのいずれかで売却を済ませてしまうケースが殆どです。
ですから毎日マメにネット情報をチェックしていても、相場からみて「これは安い!」という物件には殆ど出会えないわけです。「安い」と感じるが実際には大きなネックや「安い理由」がある物件は見つけることができます。これがよくある「安いと思って買ったら、実は・・・・・・だった」という失敗につながる例です。
割安な物件情報や、値下げの事前情報をキャッチしようと思ったら、最初からある程度「エリア」や「希望条件」を決めて、その内容を、「信頼できて仕事のできそうな不動産担当者」に事前に伝えておけば良いのです。そうすると定期的に「割安物件」や「値引きの事前情報」を送ってもらうことができます。

割安物件は大きく分けて3種類ある。注意も必要です
不動産の割安物件には大きくわけて3つの種類があります。そのうち2つは「本当に割安」ですが、1つは「割安に見えるだけの物件」ですので、これには注意も必要です。割安に見えるだけの物件には、そう見えてしまう理由がいくつかあります。先にその例をいくつか挙げてみましょう。
●元々安普請のマンションシリーズでグレードが低く、新築時価格から割安だった物件。同じエリアで同じ面積でも新築分譲マンションの価格は、グレードや総戸数規模などで1割ぐらい差が出ることは珍しくありません。ハイグレード物件と、ローコスト物件では約2割ほど価格が違うことも。これが中古になると区別しずらいので、グレードそのものが低い物件を「割安」と感じてしまうケースは結構多いです。
●地元の方なら知っている「あそこはね・・・」というエリアに該当する物件。駅からの距離や、街並みにはあまり大きな違いはなくても、「あの道路の向こう側は」とか「あの辺の一帯は・・」というエリアは、どの地域にもあります。あまり詳しくないエリアで物件探しをしている方からすると、その地域ならではの差や地元の方々ならではの目線は分かりませんので、この点を見落としてしまい「割安」と感じてしまうケースもありますので注意が必要です。昨今は何でもインターネットで検索できるので、詳しく調べてみると地元の方々の口コミや書き込みもあり、エリアの評判や評価を調べること自体は難しくなくなったといえます。一例では、都心の有楽町線「江戸川橋」駅の周辺でも、文京区側と新宿区側で元々の相場が若干違います。これを知らないと「あれ!割安かな」と感じてしまったりします。
●たまたま周囲の売出物件が「かなり割高」で、1つだけ安く見えてしまうパターンもあります。本来の価格相場が5000万円の物件でも、たまたま同時期に「かなり割高」な売り物が多かったりすると、その物件が5200万円で出ていても当然、相対比較で安く見えてしまいます。また成約情報を見ていると、それが理由と思われる「高値の成約事例」は結構多いです。昨今は一般の方でも探せる「過去の成約価格データ」や「査定サイト」などもありますが、信頼性の低いものもかなり多いので、やはりきちんとしたプロに「価格の妥当性」「適正価格」を確認するのが一番です。
上記のような「割安に見えるが、実はそうでもない(安かろう悪かろう)」という物件も不動産市場にはとても多く、不動産は駅からの距離・築年数・面積といった「誰にでも分かりやすい基準」だけではなく、管理状態・道路付け・建築構造の質・その他要因など、価値や価格を判断するために必要な要素は結構あります。そのことから不動産物件は「個別性」がとても高い商品だと言えます。極端な例だと、中古の一戸建ての場合などは、施工会社(ハウスメーカー)によって同じ規模の建物でも当初の建築費が1000万円違うことなどは珍しくありませんし、マンションでも建築原価で500~600万円違うこともあります。マイホームは「損得」が全てではありませんので、100歩譲って「少々割高で買う」ぐらいは良しとしても、良くない物件・住んでから失敗したという物件を買ってしまうのは残念なことです。ネットに出ている物件で「割安に見える・感じる」物件を見つけたときは「掘り出しモノを見つけた!」と思ってしまわずに、「何か安い理由があるのでは?」と用心深く確認することが必要だといえます。
残り2つの割安物件(本当の割安物件
本当の意味での「割安物件」は2種類です。一つ目は冒頭の「急ぎ売却の物件」や「売主があまり価格を重視しないケース」の物件です。これは前述の通り、親しい不動産会社に情報を貰うようにしておくことで情報入手が可能です。
もう一つは「自分にとっての割安物件」です。これはかなりマニアックなハナシになりますが、自分でも割安物件が探せて有効な探し方です。それはどういう物件か?どういう探し方をすると良いか?
それは「一般的には不人気の要因であっても、自分は気にならないというポイントを探す」という探し方です。
例えば「マンションの1階住戸」は平均的に人気が低いので、相場自体が元々安い傾向があります。同じマンションの同じ広さでも2階と3階の価格差は80万円程度ですが、1階だと300~400万円安いというケースは珍しくありません。これは「安い物件を買うために妥協する・我慢する」という主旨ではありません。私自身もそうですが、特にセキュリティを重視するわけでもなく(1階でもセキュリティの優れた物件はあります)、眺望を重視するわけでもなく、外出の際にエレベータを待つのがストレス、庭がついてたら子供が喜ぶ。というニーズの方には1階はベストな選択肢になりますが、世間一般では不人気なので元々安い。こういう探し方です。
ここからはさらに現場レベルの細かいハナシになりますが、改めてご自身の「住宅ニーズ」を整理してみると、思わぬ「掘り出し物件(自分にとっての)」が見つかりますので、興味がありましたらご一読下さい。
●本当に必要な広さは?最近は皆様インターネットで物件を探しますが、その際「検索条件」の面積は10㎡単位になっている検索サイトが多いので「70㎡以上」で検索すると68㎡69㎡の物件は発見できません。ところが細長い間取りの72㎡と、ワイドスパン(横長)の68㎡だと、廊下等のデッドスペースの違いで、68㎡住戸のほうが有効専有面積が逆に大きい場合もあります。また68㎡でも天井が高かったり、角部屋で広く見えたりすることもあります。ところが検索条件を70㎡以上にしてしまうと、66~69㎡台の物件には出会えないわけです。ここからが重要です。実は「割安な物件」は「面積の1の位が大きいもの」に多い傾向があります。69㎡は割安で、71㎡は割高という傾向があるわけです。69㎡の物件の場合、この物件を候補に入れる方は「60㎡以上」で検索する方々になるので、その方々からすると61~65㎡の物件と比べると、69㎡の住戸は「そこまで広くなくて良い。少し予算オーバー」となりやすく、これは59㎡でも79㎡でも同様のことが言えます。「なんとなく60㎡以上」や「できれば70㎡以上は欲しいかな」と探すよりも、70㎡以上が目安の方なら65㎡以上の物件で、間取り配置が良く、広く使えるものを探したりすると、隠れた「割安物件」も見つかったりします。
●駅からの距離も同様です。駅から5分以内・7分以内・10分以内と探す方が多いと思いますが、実はここでも同様に掘り出し物件を探すことができます。不動産広告の徒歩分数は「80m1分」と決まっていますので、全てその基準で記載されています。ところがこの分数には「信号待ち」や「駅出口から改札までの距離」は含まれていません。駅5分という表記の物件でも「改札から地上出口まで5分かかり」「大通りを渡るのでいつも信号で3分待つ」ような物件でも距離が400mなら表記は5分です。逆に駅8分(640m)でも、駅を出てから商店街を抜けて、信号待ちもなく、スムーズに帰宅できる物件は実質8分です。このように距離と実際の徒歩分数には物件ごとに差もあるので、距離も最初から「●分以内」と決めつけずに探してみると、思いがけずに「良い物件」に出会うこともあります。駅11分となると昨今は、ほとんど反響もないので結構割安なケースもあります。ところが実際に行ってみると、駅から物件までの経路も良く、目の前が公園で抜けている。という魅力的な物件もあります。こういう物件も、ネット検索では「10分以内」で探す人が多いので発見されずに、価格が割安になっていたりもするのです。
●傷んでいる・汚れていて「割安」な物件。これはもう一般の方の不動産の探し方というよりは、買取再販業者の仕入れのノウハウといえるハイレベルな探し方です。(かなり玄人です)2LDKや3LDKの物件の場合、ファミリー層が見学に来ます。その際、あまりにも傷んでいる・汚れている物件は、テンションが下がるので見学しても5分で「もう大丈夫です。だいたい分かりました」と見学を打ち切ってしまう方が殆どです。やはりあまり汚いと生活するイメージもわきませんし、リフォームすれば綺麗になると言われてもなかなかイメージがわきません。こういう物件もかなり安く買うことができますし、売主側も「何人も見に来ているのに購入希望が入らない。部屋が汚いからかな」という自覚もあります。昨今は一昔前と比べリフォーム費用がとても安くなりました。業界全体の価格競争もあり、以前は60㎡のマンションをフルリフォームすると900~1000万円かかるケースもありましたが、昨今は600~700万円程度で「新築同然のフルリノベーション」も可能です。
築15年~20年位の物件でもペットを飼っていたり、小さなお子様が居たりすると、部屋は結構傷みますし、なかなか片付けようと思っても限界があります。ところがリフォームしたら綺麗になってしまうわけです。リノベーション再販業者は、このポイントも活用して物件を安く仕入れています。
以上のように、条件を妥協する・我慢するという意味ではなく、少し視野を広げてみる。本当に自分に必要な条件を見つめ直してみる。ということでも「自分にとっての掘り出し物件」は意外と簡単に見つかったりします。
ネットを頻繁にチェックしているが、なかなか見つからない。又は「良いと思って問い合わせたら既に先客がいた」ということが続いてしまっている方は探し方が良くないのかも知れません。不動産会社に事前に希望を伝えて事前情報を貰うようにしたり、または上記のように「隠れた掘り出し物件」を探すような探し方に変えていくと、「理想の物件」「お得な物件」に出会うことは決して難しくないでしょう。ぜひお試し下さい。

高級マンション東京を買う. マンション 売買 東京.

Купить элитную квартиру Москва. Купить квартиру в элитном доме в москве.

Купить элитную квартиру Москва. Купить квартиру в элитном доме в москве.

The Village продолжает неделю недвижимости. В течение пяти дней мы будем рассказывать о том, как найти в Москве жильё и помещение для бизнеса, какие ловушки подстерегают квартиросъёмщика в договоре аренды, научим отличать серии домов типовой застройки и разберёмся, как выбрать славного соседа по квартире. Для этого материала мы спросили экспертов компаний «Инком-Недвижимость» и «НДВ-недвижимость», а также магазина документов «Симплоер» о том, как правильно подобрать риелтора, какие есть варианты, если не хватает на квартиру, и можно ли забрать часть квартиры себе, если ипотека погашена наполовину.

 

Изучить предложение
и выбрать риелтора

Цены, представленные на большинстве сайтов, сильно отличаются от реалий. Некоторые завышены: в них не учитывается торг, который часто уместен. Чаще цены занижают, чтобы привлечь клиентов. Во многих объявлениях искажается информация, параметры квартиры и её стоимость. Из тридцати выбранных предложений после детального изучения реальными могут оказаться только три. Отсеять ложные варианты можно самостоятельно, можно переложить эту заботу на плечи риелтора.
Риелтора лучше всего искать по рекомендации друзей. Если на примете никого нет, целесообразно обращаться в известные компании, давно существующие на рынке. Перед этим необходимо проверить отзывы о компании, также не лишним будет узнать, существует ли в ней механизм контроля качества и как он работает. Особенно важно выяснить, проверяет ли риелтор историю квартиры.
Важны и личные качества риелтора, он должен понимать вас. Ему нужно честно и понятно сформулировать свои потребности: какую квартиру вы хотите и, что очень важно — для чего. Если нужно улучшить жилищные условия, то надо искать один вариант, если уехать подальше от тёщи — другой. Кроме того, не надо стесняться каких-то финансовых ограничений. Риелтор может подсказать выходы из различных ситуаций, помочь с получением ипотечного кредита и так далее.
Может быть полезным обращаться в крупные компании, если вы ещё не определились с тем, какое жильё хотите. Если компания занимается и новостройками, и вторичным жильём, и загородной недвижимостью, а также работает с ипотекой, то шансы найти оптимальный вариант повышаются.

Выбрать район

Самые востребованные квартиры расположены на Юго-Западе и Западе Москвы. По данным аналитического центра «Инком-Недвижимость», на ЮЗАО приходится 17 % общего спроса, на ЗАО — 12 %. По 13 % от общего спроса приходится на СВАО и ЮАО. В десятку самых востребованных районов Москвы входят Марьино, Пресненский, Южный, Люблино, Отрадное, Тёплый Стан, Раменки, Обручевский, Кунцево, Гагаринский.
При этом в Москве нет районов-аутсайдеров, на каждую квартиру находится свой покупатель. Чем дешевле жильё, тем оно востребованнее.

Смотреть не на сезон,
а на экономическую ситуацию

В Москве на рынке жилья сезон почти не сказывается. Осенью есть небольшой традиционный всплеск покупательской активности. Жилищным вопросом лучше заниматься тогда, когда возникает в этом потребность. Ждать, когда снизятся цены, можно очень долго. Сейчас момент более подходящий, чем, например, год назад. Есть тенденция к понижению спроса, то есть продавец склонен к торгу. Впрочем, существенного понижения цен в рублях не будет в связи с ослаблением отечественной валюты.
Средняя стоимость предложения, по данным «Инком-Недвижимости», в сентябре составила 190,9 тысячи рублей за квадратный метр. По сравнению с прошлым месяцем, рублёвая цена увеличилась на 0,5 %, а с начала года — на 6,8 %.
Когда сделка альтернативная (продажа и покупка одновременно), вообще неважно, какая ситуация на рынке. Если вы продаёте и вынуждены снизить цену на квартиру, то при этом можете попросить снижения стоимости у продавца.

Если не хватает денег
на квартиру

Если не хватает на квартиру в Москве, можно рассмотреть вариант комнаты. Стоимость комнат в Москве в среднем составляет 2,5−3 миллиона рублей. В Подмосковье за такую цену можно найти квартиру. Ещё один бюджетный вариант — студии в новостройках. В них кухня совмещена с гостиной. Подходящий вариант для тех, кто не хочет делить свою площадь с соседями.

Составить договор
купли-продажи

При составлении договора необходимо детально прописать данные, позволяющие идентифицировать квартиру. Если этого не сделать, договор будет считаться незаключенным. То же самое произойдёт, если не указать цену квартиры. Если в квартире будет жить кто-то ещё, нужно указать данные жильцов с перечислением принадлежащих им прав пользования.
Набор необходимых документов зависит от квартиры, которую вы приобретаете — новая ли она, или у неё уже был владелец. Если в ней кто-то жил до вас, регистрирующий орган будет смотреть на договор купли-продажи, свидетельство о праве собственности продавца, выписку из домовой книги. Из неё, кстати, можно узнать много интересного. Например, что такой-то гражданин, ранее прописанный в квартире, был временно выписан в исправительно-трудовую колонию. Так вы узнаете много деталей про бывших собственников и сможете прикинуть возможные проблемы в будущем.
Если вы первый собственник, регистрирующий орган будет смотреть документы, подтверждающие наличие квартиры (например, разрешение на строительство, разрешение на ввод объекта в эксплуатацию).

Выбрать условия по ипотеке

При заключении договора ипотеки особенно важно обратить внимание на разделы про свои обязательства и права банка. Например, по изменению ставки, досрочному прекращению договора, другим малоприятным потенциальным сюрпризам.
За ипотекой лучше обращаться в солидные банки, которые самые важные пункты в договоре пишут не мелким шрифтом. Хотя сейчас такие ловушки попадаются редко. Закон обязывает банки предоставлять гражданам информацию о полной стоимости кредита, графиках платежей.
Закон допускает возможность оспаривания в суде сделки по причине крайне невыгодных условий. Однако перспективы такого спора для гражданина туманны. Прежде всего надо будет доказать, что договор был заключён вследствие стечения тяжёлых обстоятельств, чем не преминул воспользоваться коварный банк.
Заплатить половину суммы по ипотеке и забрать себе половину квартиры не получится. Из-за неуплаты по кредиту банк продаст квартиру (вероятно, дёшево, чтобы избавиться от актива побыстрее), из вырученных денег заберёт своё. Если что-то останется, отдаст опечаленному гражданину.

Если квартира оказалась
с сюрпризом

Судиться из-за качества квартиры имеет смысл в случае, если требования к ней были прямо прописаны в договоре. Если же договор не предусматривал того, что продавец гарантирует толщину стен и звукоизоляцию, позволяющую не слышать соседских детей и репетиции панк-рок-группы этажом выше, то суд, вероятнее всего, обернётся лишь потерей нервов, времени и денег.
Такой же результат вероятен и в ситуации, когда покупатель предъявляет претензии к тому, что непосредственно не связано с самой квартирой. Например, проживающая рядом пенсионерка с двадцатью кошками — это ваша проблема, а не бывшего владельца квартиры.

Купить элитную квартиру Москва. Купить квартиру в элитном доме в москве.

Buy luxury apartment New York City. Real estate agent new york city.

Buy luxury apartment New York City. Real estate agent new york city.

Can foreign nationals purchase real estate in New York (and in the US in general)?
In the US there are no restrictions on real estate ownership for foreigners. Significant portion of New York real estate belongs to foreign nationals and foreign corporations. Some types of real estate like Co-ops or special types of housing require buyers to present US tax returns, which makes it difficult or impossible to buy for those who don’t file US taxes. However, there are other types of real estate, such as condominiums and townhouses that have no restrictions and are very popular among foreign buyers.
What is the difference between Co-op and Condo buildings?
Co-op buildings are Cooperative Housing Corporations that own an entire building. Buying a co-op, you buy shares in a corporation proportionally to the size of apartment and become a partner in the corporation with your neighbors. Rather than owing real estate outright, you own a ‘proprietary lease’. Condominium buildings are regular real estate where an owner owns a property with a proportional share of common area.
Can a foreign investor buy a property in a Co-op?
Co-ops comprise the largest portion of New York real estate of about 75-80% of all properties in the City. Co-op buildings (corporations that own them) are governed by Co-op boards, which make every important decision about the building and set building policies and guidelines. Among those decisions, Co-op boards approve every potential purchaser. It is not easy for a foreign buyer to buy an apartment in a Co-op building for several reasons. Co-op potential purchaser approval takes weeks if not months and is a rigorous and notoriously difficult process. The majority of co-ops only approve buyers with New York employment, US income tax and excellent credit history in the USA. The law doesn’t require a Co-op to even provide an explanation for a potential buyer’s rejection.
There are often restrictions on how much financing a buyer can use (for example, no more than a certain percentage of the unit price).
Almost all coops restrict the right to sublet your apartment, which makes it unattractive to investors. Usually, co-op apartments cannot be rented out at all or can be rented out for 1 or 2 years after a certain number of years of owner occupancy. Co-ops regulate your use of the apartment in many other ways including having guests or performing renovations. When selling (or renting it out when allowed) a Co-op, your buyer will be subject to Co-op approval as well, which reduces the number of qualified buyers and therefore reduces the price of your investment. There are often additional “flip taxes’ on the resale of a co-op to discourage speculators.
All these measures are intended to protect interests of other co-op members (shareholders of the company) and make sure that a new buyer is financially stable, and will always be able to pay for monthly maintenance, improvements and expenses of the building. Moreover, residents of co-op buildings often view their building as exclusive clubs and want to make sure that the building attracts only a certain type of people who use it in a certain way that makes all the residents comfortable. The purchase price of most co-ops is 10-20% lower than that of condos. Monthly expenses (maintenance), on the contrary, are usually slightly higher and include utilities, maintenance expenses, real estate taxes, and the corresponding share in the mortgage indebtedness of the building if the building has a mortgage loan. In addition to the mortgage interest on their own loan, co-op shareholders can deduct their portion of the corporation’s real estate tax from their taxable income. Still, co-ops can be attractive for those who would like to use the apartment as a primary residence or sometimes as a pied-a-terre (part-time stay). For the most part Co-ops are older (prewar) buildings with beautiful authentic features, fireplaces, high ceilings, moldings and sometimes even their own garden.
What is a Condo building?
Around 25% of the residential buildings in Manhattan are condos, and their number is rapidly growing. Condominium buildings (condos) are multiple family buildings where you own an apartment and a corresponding share of common areas – a regular form of real estate ownership. Unlike in Co-ops, there are minimal restrictions for who can own a condo as well as on usage of a condo property. Condos welcome foreign investors, allow pied-a-terres (part-time stay) and using it as an investment property, which means that you can rent it out for as many years as you’d like. To manage a building, condominiums usually also have a Board - an elective organ of owners that makes and approves important decisions on use, repair and internal rules that are mandatory for all owners and tenants in the building. There is also a formal approval process of each potential purchaser performed by the Board, however, such approval is a formality.
Condos are priced higher than co-ops, mainly because of the higher liquidity of this type of investment. Simply put, condos are easier to buy and easier to sell than coops. As a result, condos are a more attractive option for buyers from abroad. There has been a lot of condo construction in New York over the recent few years. Many older buildings are undergoing renovation and are being converted to condos as well. In addition, most newly constructed condos offer tax relief for the first 10 to 25 years, which results in significant tax savings. Moreover, many newly constructed buildings boast sleek modern amenities, floor to ceiling windows, mint renovation and superb services. We will be happy to show you both types of properties and help you make a choice that works for you!
What will be my expenses as an owner of real estate in New York?
As an owner of real estate property in the US you will have to pay real estate taxes and monthly common charges for a condo and monthly maintenance fee for a co-op. Depending on the type and the size of the property, taxes may run from a few hundred dollars a year to several thousand dollars per year. The same is true for common charges and maintenance fees – these range from a couple of hundreds a month to a few thousands a month and depend on the size and type of property as well as on location and amenities available. The more additional services the building offers, the higher are monthly payments.
Be prepared to spend over $1 dollar per square foot per month for your property in New York. As an owner of your home, you can use some of these expenses to lower your tax bill. Real estate taxes can be deducted from taxable income by the owner (the person who actually paid real estate tax) within the same year. Owners of a co-op can deduct part of their monthly maintenance because it consists of, among other things, the interest payment on the co-op building mortgage. If you are an investor, most of your expenses can be deductible in the year they were incurred. Both common charges and real estate tax are treated as a business expense in the year incurred and can be deductible. Please consult your tax advisor if this applies to you. You can also see our tax page for more details.
I found a building that has a Tax Abatement status. What does that mean?
New York City has adopted several incentive programs to motivate developers to build and develop neighborhoods throughout the city. Until recently most new condo developments participated in one of the forms of the Tax Exemption Program. The program covers not only new construction, but also certain types of conversions and alterations of existing buildings. Generally, if the building was rehabilitated or converted from another use, the abatement is known as a J-51 tax abatement. If it is newly constructed, the abatement is known as a 421-A or 421-G tax abatement. The most common 421-A Tax Abatement program offers phase-out tax exemptions spread over 10 years. Real Estate Tax increases in 20% increments every two years, until it reaches maturity.
Following completion of construction:
Year 1 – 100% exemption
Year 2 – 100 % exemption
Year 3 – 80 % exemption
Year 4 – 80 % exemption
Year 5 – 60 % exemption
Year 6 – 60 % exemption
Year 7 – 40 % exemption
Year 8 – 40 % exemption
Year 9 – 20 % exemption
Year 10 – 20 % exemption
From Year 11 and on – full tax amount.
Another variation of this program is known as 421-G, and it provides tax abatement for developments below Murray Street in Manhattan’s Financial District. Qualifying properties in this area enjoy tax relief for 14 years. Usually the lower tax payment is fixed for the first 8 or 10 years and phases out every year since than until reaches maturity by the year 14. Certain developments qualify for longer abatement periods – 15, 20 or up to 25 years in tax relief. Eligibility factors include geographic location, use of government loans and grants for the construction, and availability of affordable housing units in the building. Your Evans agent shall provide you with full details about the tax status of the properties of your choice.
What are Buyer’s expenses at closing (Closing Costs)?
Closing costs are an additional expense that both a buyer and a seller occur during a sale-purchase transaction. Closing costs in New York are may comprise 1-8% of a purchase amount.
* Buyer’s expenses include legal and registration fees as well as federal, state and city taxes. These costs have to be covered before or at the closing and will come on top of your down payment. Please include these costs in preparation for your purchase. These expenses are described in detail below.
* If you are buying a newly built condo (in NYC it is called “buying from a sponsor”), you will have to pay: New York City real property transfer tax, which equals 1% for properties below $499,999 and 1.425% for properties above $499,999. Another tax payable to the state is New York state transfer tax, which is 0.4% of the sale price. Additionally, you will have to cover the seller's attorney fee which is usually $1,500-$2,500.
* Title insurance is also requited to protect your ownership right from possible third party claims for the entire length of your ownership. It costs approximately $450 per $100,000 of the property price.
* If your property costs more than $1,000,000, you will also have to pay Mansion Tax of 1% of the property price.
* Many buildings collect additional fees such as an application fee of $200 and up; a managing agent fee of $250-$500, and a move-in deposit of $500-$1500.
* You will also have to hire an attorney to review all the documents. This amount can range from approximately $2,500-$5,000 depending on the complexity of the purchase structure plus recording expenses, starting at $500.
* If you are taking on a mortgage to buy your property, more cash is needed for closing. Mortgage loan origination fees or points range from 0.5% to 3% of value of the loan. Such mortgage-related expenses include a lien search of around $300 - $400, various bank fees (such as tax escrow, homeowners' insurance) of $400-$1200, mortgage title insurance, which costs $200 per $100,000 of property value, and a mortgage tax of 1.8% of the mortgage loan for loans under $499,999 and 1.925% of mortgage loans above $499,999. Additionally, you will have to pay $500 and up for an appraisal, $30-$100 per applicant’s credit report, another $500 and up for the loan application. Additionally, there is usually a bank attorney fee of approximately $1000-$1500.
Can I get a mortgage for the New York property if I don’t reside in the US?
Financing is available to non-residents in the US. Many banks have special programs for non-residents. Usually a non-resident will be able to finance up to 65-75% of an amount up to $1M in loan amount and 60% of the amount between $1M and $2M.
To qualify for the loan a non-resident usually needs to provide:
valid visa to enter the USA or a foreign passport copy
4 credit references from major financial institutions (your local banker, CPA or accountant, insurance company)
verification of mortgage or rent payments for the past 12 months
verification of sufficient funds to close (please use closing costs calculator to estimate closing costs)
verification of employment
Some banks ask for fewer documents but may offer a higher interest rate. We shall be happy to refer you to several mortgage specialists who will offer you the best possible financing options for your purchase.
Are there benefits to getting a mortgage?
Financing is a key tool for any successful investment. Not only does it allow you to acquire properties otherwise out of your budget, but it also greatly increases return on your own cash. Financing has tax benefits for investors - all mortgage interest is deductible on an investment/rental property. At the same time, it increases risk - being able to cover the mortgage payment is a key to protecting your investment.
Who pays the brokerage fee in New York?
There is no commission due from a Buyer if you use Evans as your agent. In residential real estate, the seller is paying the brokerage fee which is then split between the buyer’s and the seller’s brokers. This rule usually stands for residential as well as commercial real estate deals. Consequently, a buyer doesn’t pay a brokerage fee in New York.
How do I find a property to buy in New York?
The best way to navigate New York real estate market is to employ services of a professional real estate broker representing YOUR interests. Although some information is available in public sources, including printed media and online, brokers have a lot more information including latest updates at their fingertips not to mention a wealth of experience and knowledge to share. Evans Real Estate is a member of the Real Estate Board of New York as well as the National and New York Realtor Organizations which provides us access to the entire New York sales market - absolutely any property listed by any New York broker. As a result, unlike many European agents, Evans agents can show you ANY property available on the market. Finding your home or a good investment can be very challenging and time consuming. You will clearly benefit from professional advice and guidance.
Moreover, the professional database available to Evans agents provides you with actual historic sales and rental price information and current comparable data for each property or area of your choice. Scheduling viewings with multiple brokers, researching properties, finding out details about buildings and specific rules, qualifications and approval procedures is not as straightforward as it might seem. During this long process you will have to make many decisions such as choosing various service providers like lawyers and mortgage bankers and presenting personal and financial information.
Most sellers already have a broker. Do I need a real estate broker on my side?
Having a buyer’s broker will help you save time, get access to the entire market for sale in NYC and get assistance in presenting your offer or application in the best possible way. Real estate purchase is a complicated transaction, lasts weeks and sometimes months. It involves participation of many professionals: attorneys, mortgage brokers, title specialists, architects, surveyors, appraisers, each of whom is doing their specific bit of a job. Coordination of such a diverse team is a major effort and can turn life into a nightmare, especially if you are a busy professional. Even though most sellers’ are represented by an agent, not having one on your side leaves you unprotected. Having a broker representing you in the transaction can be invaluable. One wrong move can make or brake a deal or cost you much additional expense. Since the seller’s broker will not fight to lower the price or get concessions for the buyer, it is against his or her contractual obligations and fiduciary duty to the seller. The best part of it is that this service comes at no cost to the buyer. Both the seller’s and the buyer’s broker’s services are covered by the seller.
How do I check property title and make sure my purchase is legal and safe?
To structure the sale-purchase transaction, both the seller and the buyer employ attorneys, who negotiate the contract (preliminary agreement, under which a deposit is paid), arrange for the title search and insurance, check for liens and violations on the building, etc. Other professionals that might be needed include appraisers, who determine the fair market value for the property; surveyors, who check the condition of the property and its technical elements; architects, who determine the exact size of the property and make measurements; and mortgage brokers, who help secure a mortgage loan. Your Evans broker shall be happy to recommend real estate attorneys, appraisers, mortgage specialists and other real estate professionals who will be able to help you with your purchase.
How are property rights registered?
Recording of the title with the new owner’s information is part of the closing, and is usually carried out by the buyer’s attorney, who submits the documents at the New York City Register. At the moment of purchase, all title documents are photographed, photocopied and filed so that they can be found and examined by everyone who wants to see them.
What are the main steps of a sale-purchase transaction in New York?
Step 1: Preparation
Before you begin your journey into New York real estate, it will be helpful to get prepared so that when you find what you are looking for, you can move quickly and secure the property of your dreams. If you are getting financing, you should speak to a mortgage broker or a banker and get pre-approved for a loan before you start your search. This will not only help you learn how much you can spend but also make you a more attractive buyer and help you negotiate a better price. It is a requirement in New York to have a lawyer who can review your contract and protect your interests during the transaction. If you do not have one, we will be glad to recommend several to choose from including those whom speak your language. It is needless to say how important it is to select a lawyer who you trust and who you are comfortable with.
It is very useful to speak to a good tax advisor in order to help you decide on the optimal purchase structure for your deal. Tax liability varies for US residents and non-residents, as well as whether you buy a home or an investment property. As a result, it is smart to consult with a good tax specialist, fiscal attorney or an accountant. Finally, you need to prepare you finances and especially a 10% deposit for your purchase so that it is readily available when you need it. You may consider opening a US bank account if you don’t have one or otherwise transfer money to your attorney escrow account.
Step 2: Property search and an Offer
Every purchase starts with the selection process. After viewing the properties and selecting the one you really like, you should make an offer to buy it. Such an offer is not binding and you can more than one offer to find the best deal. New luxury property developers (sponsors) however are less likely to negotiate the price and usually expect to sell their properties at asking price. Your Evans agent will always be on your side and do his or her best to get you the lowest price and the best deal! Once the offer is accepted by the seller, the seller’s agent or lawyer sends the contract and bylaws of the building (or an offering plan for a new development) to a buyer’s lawyer for review.
Step 3: Contract negotiation and signing
The usual time for your lawyer to review the contract is 5 to 10 business days (the seller’s agent of the property you choose will advise you on such time limits). Please note until such contract is signed, the Seller may often choose to continue showing the property and accept a higher offer. Terms of the contract are very important and regulate all the details of the future purchase. You should carefully go over the contract with your lawyer to understand the risks and obligations you are taking upon yourself.
Upon signing the contract, 10% deposit of the property price is payable. Therefore you have to make sure that you have the funds readily available in the US. One way to do it is to wire the funds to your attorney in the US. You may also open a US bank account if you wish. This deposit is kept in the seller’s attorney designated escrow account. It is usually non-refundable if a buyer doesn’t go ahead with the deal. You can however negotiate certain conditions under which you can get the deposit back. One of such conditionals is a mortgage contingency – a clause in the contract that guarantees the refund of the deposit if a buyer cannot secure financing at certain terms. It is up to your lawyer to negotiate this clause with the seller, although few sellers agree to include it.
Step 4: Coop or Condo board approval
Board approval is probably the most unpleasant part of a property purchase in New York. It is something that cannot be avoided even if you are buying an apartment in the friendliest of all condo buildings. You will have to put together a very thorough package with a lot of personal and financial information including tax returns, bank statements, personal and business references, etc, etc. Coop board approval is a rigorous process that will usually include a personal interview. Condo board approvals follow the same procedure and require the same amount of documentation. However, it is usually a formality.
Step 5: Preparation and closing
After the contract is signed, you have additional time to secure financing and perform additional research on the property’s legal status and condition. This is the time to do the survey and appraisal, which is necessary for the mortgage. Your lawyer will be reviewing the documents, doing the title search, looking for liens and violations. If you apply for a mortgage, your bank will check all the required documents on your income and assets as well as the building financials. Once everything is in order, your bank will wire the entire amount of the loan usually to your attorney’s escrow account. At the same time your down payment and final closing costs will also be wired to the escrow account with your attorney acting as an escrow agent until the closing. The day before your closing you should do a final walk-through your new property to make sure it’s condition is as agreed and as expected.
Step 6: Closing
A closing is an actual sale-purchase transaction, which usually takes place several weeks after signing the contract. This is the time when all the parties in the transaction (seller(s) and buyer(s), seller’s and buyer’s attorney, bank attorney, title insurance representative, etc) gather together to sign a final set of documents and to make all the payments. At the moment of the closing, your attorney will distribute all the payments including the payment to the seller, taxes, fees and title insurance and other fees are paid. In exchange a buyer will receive the new title along with the title insurance and, of course, keys to the new apartment. Congratulations!
I would like to buy a property in New York and rent it out afterwards. Who can help me with that?
If you purchase your property in New York as an investment and would like to rent it out, we will be delighted to assist you in managing the entire process. We will find a reliable and qualified tenant, assist in signing the lease, make sure the tenant has moved in and is paying rent on time. For a small management fee, we will also take care of your bill payments and make sure maintenance and tax are paid on time. The rental market is usually good in New York so you should not have a problem finding a tenant. Vacancies are low, rents have been going up steadily in the last few years. Please note that majority of New York building allow only long-term leases starting from 12 months or longer. There are several buildings that allow month-to-month leases. Evans agents will be glad to recommend a building that would fit your needs best. You can use your rental income to cover tax, monthly charges and part of your mortgage payments. It is not easy to have all your mortgage payments and expenses to be covered by rental proceeds in New York.
What is happening in the market right now? Will prices go up or down?
Although predicting the future is not a rewarding endeavor, there are certain trends and factors that are contributing to the market moving one way or another. We can look at these trends and will consider the current market position. The prospect or reality of a downturn works to depress real estate prices and undermine consumer confidence. While this is generally negative for the market, different market segments are affected by this in different ways. Most of Manhattan’s real estate is affordable only for a relatively affluent group of buyers, for whom real estate is not the sole source of wealth and savings for most part. Although this segment is not isolated from the negative influence of the general economy, it is less price-sensitive. Manhattan buyers, who are able to pay (or qualify for a mortgage) around $1000-1500 per square foot, are not likely to be betting their last dollar on real estate and therefore, are less likely to change their lifestyle and sell.
Interest rates at historic lows make mortgage more affordable, so it contributes to price growth or support. For those who are looking to buy, this is a positive motivation to do so now. The following factors are mostly relevant for the condo market, and are therefore very important for investors in general and foreign investors in particular. In the New York residential market, only condo purchases are easily accessible to foreign investors and are easy to handle for local investors. These properties comprise only around 25% of all residential real estate that is available in New York. These limits contributed to the continued growth of the condo prices over the last decade, which considerably outperformed the market. We think that this trend will continue in the coming years. 

Buy luxury apartment New York City. Real estate agent new york city.

Buy luxury apartment Lagos. Luxury apartments in lagos.

Buy luxury apartment Lagos. Luxury apartments in lagos.

You are finally at that point in your life where you are tired of living from apartment to apartment and you feel it in your gut that it is time to buy a house of your own. Without a doubt, a house is one of the most expensive things you can buy in your lifetime. Home buying in Nigeria is not fully a trend as opposed to building your own house from scratch. However, buying a house in Lagos is a wise choice as Lagos is one of the most lucrative property markets in Nigeria. It makes perfect sense to be pensive when buying a property, especially if you are a first time home buyer new to the business of evaluating a property for quality. However, here are some tips to help you buy like a pro:

What is your budget?

This goes without saying. Your budget bracket is the most important consideration when you are trying to purchase a house. Is the money you have enough to buy the home of your dreams, in the area you most desire? If not, Are you going to get a mortgage to help finance your purchase? Do you qualify for a sizeable mortgage? What mortgage institutions do you know? Or are you going to settle for a home within your budget range? These are some of the questions you should ask
The huge mistake first-time buyers make is that they don’t know how much they can afford and neglect it when looking at houses for the first time. They look at unrealistic homes in terms of their budget. Make sure you KNOW how much you can afford!

What type of home best suits your needs?

There are several options when buying a residential property. They range from duplexes to bungalows to townhouses . Depending on your homeownership goals, you need to decide what kind of house would best fit your goals. Define what fits your needs.

What features should your home have?

Make a list of the features your dream home should have. Start the list with your highest priorities. You need to be as specific and realistic as you can be as you are most likely making the biggest buy of your life. Your house-to-be should fit both your needs and wants as closely as possible. Your list should contain the size of the house you want, details about the house. For example; swimming pool or not? a balcony or not? Be explicit

Who will help you find a home and guide you through the purchase?

Once you have finalised on the budget range and the features your house should have, the next step is to get in touch with a real estate agent that can help you make your needs a reality. At propertypro.ng , we provide affordable houses for sale that meet your needs.

See a house more than once. 

Searching for a home can be likened to searching for a spouse. You sure would not marry someone only after a first date, would you? A common mistake some home buyers make is Purchasing a house without seeing it first, which often leads to buyers’ remorse. Make sure you have a tour of the house a few times before making any kind of commitment. You may have missed something important the first time that would  most likely catch your eye the second time around. You can also take pictures and notes in a bid to gather all of the information you learned about the several houses you have seen so you can review the pros and cons of each house at your convenient time. This can be used as a guide in helping you make the right decision. You may even get to spot details in the photos that you didn’t notice during the tour.

Home Inspection

Now that you have found a home, the next step would be to carry out a home inspection . Even if the home you plan to buy appears to be flawless, nothing is better than carrying out a home inspection on the building. You don’t want to end up getting stuck with unexpected repairs or have a shocker after making the purchase. If the home inspection reveals serious defects that the seller did not disclose, you can conveniently walk away.

Cheap can be Dangerous!

Be wary of buying overly cheap properties. No doubt properties for sale in different parts of Lagos have a range of prices. However, when you find a property that is way lower than the ongoing market price for that kind of property in that area, you need to carry out due diligence on the property before you buy. Buying cheap is sometimes not a bad thing but there have been cases where a cheap property was purchased and it turned out that the person selling was in fact not the real owner or simply a friend or relative who had access to the documents and wanted to sell at a dead give away price. So if you are someone who jumps at buying things cheaply, you may fall for this kind of fraud scheme and ultimately lose out. The best thing to do before buying any property, cheap or expensive is to carry out due diligence on it

Delay

After carrying out due diligence on the property you wish to purchase and you are now sure the house and all other documents are clean and complete, do not delay payment as delay may hinder you from getting that dream house.
I hope these home buying tips are taken seriously as it can be useful to either first time home buyers or seasoned home buyers.

Buy luxury apartment Lagos. Luxury apartments in lagos.

購買上海豪華公寓. 上海房地产经纪人.

購買上海豪華公寓. 上海房地产经纪人.

[摘要]我相信每座城市都有自己的特色,也会吸引形形色色的外地人来长期发展,甚至在此成家立业,上海这座美丽的城市,每年都会有很多外地的朋友购买房子,但是现在不但有国家的限购令,而且当地政府也有出台了一些政策,房源这么稀缺,外地人可以在上海买房吗?
我相信每座城市都有自己的特色,也会吸引形形色色的外地人来长期发展,甚至在此成家立业,上海这座美丽的城市,每年都会有很多外地的朋友购买房子,但是现在不但有国家的限购令,而且当地政府也有出台了一些政策,房源这么稀缺,外地人可以在上海买房吗?外地人怎么在上海买房?

外地人可以在上海买房吗
答案当然是可以的,只是需要满足一些条件才可以。
1、想申请首套的话,那买房时还需要提供你户籍所在地的首次购房证明;持有本市居住证但不满三年的购房人,先按规定征 收房 产税,待持有本市居住证满三年且在本市工作生活的,住房已征收的 房产 税,可予退还。
2、对持有本市居住证满三年并在本市工作生活的购房人,其在本市新购且属于家庭唯一的住房,暂免征收房产税。
3、外地人能够提供自购房之日起算的前2年内在本市累计缴纳1年以上个人所得税缴纳证明或社会保险缴纳证明的非本市。
4、外地人拥有1套及以上住房的非本市户籍居民家庭、无法提供2年内在本市累计缴纳1年以上个人所得税缴纳证明或社会保险缴纳证明的非本市户籍居民家庭,不能购买。所需材料:身份证明、结婚证、户口薄。
5、对符合国家和本市有关规定引进的高层次人才、重点产业紧缺急需人才,持有本市居住证并在本市工作生活的,其在本市新购且属于家庭唯一的住房,暂免征收房产税。
6、上海 房地产 交易中心的工作人员表示,目前上海外地人购房条件,即非本市户籍人士购房必须同时满足三个条件:一是以家庭名义购房,所谓家庭指的是购房者已婚,二是该家庭在沪无房,三是能提供至 买房合同 签署日前两年内在沪累计缴纳一年以上个税或社保的证明。

外地人怎么在上海
1、持有本市居住证但不满三年的购房人,先按规定征收房产税,待持有本市居住证满三年且在本市工作生活的,住房已征收的房产税,可予退还。想申请首套的话,那买房时还需要提供你户籍所在地的首次购房证明。
2、对符合国家和本市有关规定引进的高层次人才、重点产业紧缺急需人才,持有本市居住证并在本市工作生活的,其在本市新购且属于家庭唯1的住房,暂免征收房产税。
3、即非本市户籍人士购房必须同时满足三个条件:一是以家庭名义购房,所谓家庭指的是购房者已婚,二是该家庭在沪无房,三是能提供至买房合同签署日前两年内在沪累计缴纳一年以上个税或社保的证明。
以上就是外地人可以在上海买房吗?外地人怎么在上海买房的全部内容,买房子固然是很重要的事情,但是我们也得遵守相关政策,按照相关规定来操作,大家工作之余也可以多关注一下上海房产的新闻。现在聊天软件这么多,也可以加一两个房产专业的工作人员,经常和他们交流,时机成熟,下手就买。

購買上海豪華公寓. 上海房地产经纪人.


Лучший подарок на юбилей начальнику или коллеге, это копия картины известного художника. И заказать копию картины их очень просто. Вы можете Купить картину Шиповник в недорогом интернет магазине копий картин, всем покупателям дарим скидки и подарки, бесплатная доставка, торопитесь цены снижены!