Nieruchomości

Sam konkret – Case 1 – MikroMarylin

Żeby nie zaczynać od nudnego i pseudo-akademickiego teoretyzowania postanowiłem opisać moją ulubioną nieruchomość. Nie jest ona pierwsza ani ostatnia, ale obaliła kilka mitów jakie też i ja hodowałem sobie w głowie. Jest to przykład z życia, i z góry zastrzegam, że nie jest on dowodem na obalenie mitów, a tylko moim przykładem.

Mit 1 – Nieruchomości są drogie.
Pewnie relatywnie tak jest… są przecież dużo droższe niż najnowszy iPhone czy Samsung, które też tanie nie są 😉
Co jednak powiesz na to, że kupiłem mieszkanie w centrum Gdańska za 50 tysięcy złotych – czy to jest dużo? Za te pieniądze można kupićkilka garaży – to też ciekawa inwestycja i będzie miała poświęcony osobny wpis.

Mit 2 – Złote strzały nie istnieją.
Tak mnie też to zaskoczyło, że to się udało. Poprzednia właścicielka początkowo wyceniła mieszkanie o powierzchni niewiele ponad 17m2 na sto parę tysięcy. Późniejsze ogłoszenia pokazywały, że schodzi dramatycznie z ceny. Ostatecznie gdy udało mi się do niej dotrzeć bez pośrednika (temat na osobny wpis), cena wynosiła 75 tysięcy. Finalną kwotę transakcji już znasz – raz na jakiś czas uda się trafić na wyjątkowo zdeterminowanego sprzedającego.
Mieszkanie przed remontem wyglądało tak:

Moja żona stwierdziła, że gdyby je widziała przed zakupem to by się nie zgodziła. Dobrze, że ma do mnie zaufanie, a jeszcze lepiej, że nie widziała wcześniej kupionych mieszkań.

Mit 3 – Remont mieszkania to dwie drogi…
Pierwsza bo jest drogi, druga bo to droga przez mękę. Na remont mieszkania, można powiedzieć, wydawałem kasę z rozmachem, chciałem, żeby było super… bez zbędnego oszczędzania na materiałach. Tyle, że na czym tu oszczędzać, skoro potrzebne było raptem kilka metrów kafelków, jedna rolka tapety. Mimo, że wybierałem drogie, suma w kasie wydawała się niska. Meble standard IKEA (chyba najlepszy wybór do mieszkania na wynajem)… też nie wyszło dużo no bo ileż można zapakować do mikro mieszkania. Kuchnia to już była inna sprawa, drożej niż tzw. gotowce, ale nie dało się inaczej… zwłaszcza, jeżeli chciałem zmieścić wszystko w małej efektywnej przestrzeni. Do tego kompletnie nowe wszystkie sprzęty i wyposażenie. Ten projekt w zasadzie potwierdził też moje wcześniejsze doświadczenia kosztowe, które pozwoliły mi na uproszczenie kalkulacji w przyszłości.
Po remoncie mieszkanie wygląda tak:






Tak na marginesie, składanie mebli w tym mieszkaniu było nie lada wyzwaniem logistycznym i samo w sobie ciekawym zadaniem z planowania procesu… no bo przecież gdybyśmy najpierw złożyli kanapę – co było pierwszą myślą… wiadomo, że jak się robi to fajnie jest na czym usiąść – ale zaraz… wówczas nie byłoby miejsca na złożenie szafy. No dobra przyznaję, nie byłem takim strategiem i popełniliśmy ten błąd. Już po wszystkim i po sprzątnięciu z pełnym przekonaniem zakochałem się w urokach małej przestrzeni – myślę, że popełnię kiedyś jeszcze wpis poświęcony idei tinyhome/ tinyhouses.

Mit 4 – Lepsze są mieszkania większe, bo można je wynająć kilku osobom; albo wynająć na pokoje.
Tak naprawdę z punktu widzenia inwestora jakim jesteś lub dopiero chcesz być, lepsze jest to, co przynosi wyższą stopę zwrotu z inwestycji, czyli na czym więcej zarabiasz, a nie to czy mieszkanie jest większe czy mniejsze.
Warto jednak rozważyć, co niesie za sobą większe ryzyka, a najlepiej nawet spróbować je wycenić. Trzeba też uwzględnić, co wymaga Twojego większego zaangażowania – przecież wynajem mieszkań to tylko pozornie dochód pasywny i coś trzeba przy nim robić.
Zacznijmy od ryzyka pustostanu. Im większe mieszkanie, tym zwykle większe koszty – przykładowo: opłaty do wspólnoty. Im większe mieszkanie, tym większa była jego wartość zakupu – nawet, jeżeli cena metra niższa. Jeżeli masz określoną ilość pieniędzy, którą chcesz zaangażować w swojej inwestycji, i w planie, częściowe, sfinansowanie z kredytu, to w konsekwencji i wysokość kredytu, i wartość raty jest większa… To też jest po Twojej stronie kosztem, jeżeli mieszkanie nie będzie wynajęte lub z innych powodów nie wpłynie czynsz.
Najemcy i zajętość czasu – im więcej najemców, tym więcej roboty… dlatego nie przepadam za wynajmem na pokoje… może jestem zbyt leniwy, a może mam coś innego ciekawszego do roboty niż „obsługa” kilku najemców w jednym mieszkaniu – wolę mieć pięciu najemców w pięciu nieruchomościach niż w jednej. Poza tym, nawet jak podpisujesz z jedną osobą umowę najmu mieszkania, w którym będzie mieszkać więcej osób, to czasem nawet najtrwalsze związki, albo najlepsze przyjaźnie się rozpadają. Co wtedy? Mam być wtedy rozjemcą, arbitrem? Chcesz, czy nie, w jakiś sposób będziesz w to zaangażowany. A bo to najemca główny nie ma na cały czynsz, bo jakaś osoba spakowała się i wyszła. A to ta, co wyszła, będzie do Ciebie dzwonić, że chce swoją część kaucji – będziesz tracić czas, aby wytłumaczyć tej osobie, że dla Ciebie nie jest stroną umowy… i jeszcze cała masa innych przykładów z doświadczeń, które po prostu marnowały mój czas… a zgodnie ze starą prawdą – czas to pieniądz. Z tego powodu w swoim wyborze będzie uwzględniał całkowity koszt zapewnienia sobie mieszkania, a im mniejsze mieszkanie tym jego przepływy niższe.

Mit 5 – Na wynajmie mieszkania nie można dobrze zarobić. Teraz sam konkret związany z naszym mikro mieszkankiem. Jak wyglądała inwestycja – dla ułatwienia będę zaokrąglał koszty w górę:
Koszty zakupu mieszkania – 50.000 zł
Koszty zakupu (notariusz) – 2.500 zł
Remont i wyposażenie – 20.000 zł
Razem inwestycja = – 72.500 zł
Mieszkanie generuje miesięcznie 900 zł czynszu – wszystkie koszty eksploatacyjne i związane ze wspólnotą są ponoszone przez najemcę.
Jedynie podatek od nieruchomości i ubezpieczenie są moim kosztem (180 zł rocznie).

No i przechodzimy do wyliczenia zwrotu z tej inwestycji
(900 zł czynsz x 12 miesięcy – 180 zł koszty)/ 72.500 zł inwestycja = 14,65% przed podatkiem
No dobra, ale skorygujmy to jeszcze o podatek od najmu
900 zł czynsz x 12 miesięcy x 8,5% podatek ryczałtowy = 918 zł
Czyli:
(900 zł czynsz x 12 miesięcy – 180 zł koszty – 918 zł podatek)/ 72.500 zł inwestycja = 13,38% na czysto

Chyba przyznasz, że to całkiem przyzwoity wynik? A to wcale nie najlepszy… a drugi od końca. O tym, że można go jeszcze poprawić w kolejnych wpisach o inwestowaniu i moich przykładach z życia wziętych.
Mam też nadzieję, że podzielisz się ze mną swoimi mitami, które powstrzymują ciebie przed inwestowaniem. Każdy z nich zasługuje na osobny wpis, gdzie podejmę próbę ich obalenia i pokazania sposobów jak można sobie z nimi poradzić.

Wojtek Walania
Wojtek Walania
Przemądrzały, buc i grafoman. Z dystansem do siebie, ale tylko na swoich warunkach. Woli działanie od gadania, ale jak zacznie to nie raz samo w sobie staje się działaniem ogromnie zajmującym - wówczas męska ułomność podzielności uwagi może stopować resztę procesów (z fizjologicznymi włącznie).
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    Dotyczy: Mit 1 – Nieruchomości są drogie.
    W mojej głowie nadal funkcjonuje przekonanie, że nieruchomości są drogie. Wiem, że „drogie”, to pojęcie względne. Dla jednego 50k PLN to niewielki wydatek, dla drugiego kwota nieosiągalna. Dlatego czytelnik Twojego bloga – zanim zaczyta się w przekonaniu, że znajdzie tu Receptę Na Sukces – powinien sobie jasno powiedzieć: To treści dla ludzi bardziej niż ŚREDNIOzamożnych.
    Przywołując przykład Twoich wyliczeń, otrzymujemy dodatkowe wnioski: Inwestując wolne środki w niebagatelnej ilości 72.500 zł, to pełen zwrot poniesionych kosztów odnotowujemy dopiero po upływie 7 i pół roku. Wtedy wychodzimy na tzw. zero i dopiero wtedy zapoczątkujemy okres gromadzenia środków na kolejną inwestycję. Jeżeli chcemy zrobić inwestycję bliźniaczą, a środki na ten cel gromadzimy tylko z zarobku z pierwszej inwestycji, wówczas okres „nieinwestycyjny” w naszym życiu wydłuża się do lat 15! Długo (7,5 roku wychodzimy na zero + 7,5 roku oszczędzamy bliźniaczą kwotę = 72.500 zł).
    Zatem w końcowym wniosku rysuje się pytanie: Jak rozparcelować swój początkowy kapitał, by zainwestować go w nieruchomości o „szybszym tempie zwrotu”? Innymi słowy – z niecierpliwością czekam na wpis o garażach! 🙂
    Twoje zdrowie!

    • Wojtek Walania
      8 września 2016 at 15:02

      Wpis o garażach będzie na pewno… to mój idealny przeganiacz sprzedawców funduszy, jeszcze żaden nie przetrwał porównania – albo trafiali mi się słabi sprzedawcy, albo fundusze miały słabe wyniki.

      Co do komentarza odnośnie inwestowania w nieruchomości… określenie średniozamożni jest tak samo względne jak to czy są drogie… na pewno są one dla osób, które mają zdolność kredytową – nawet jak dysponujesz wolnymi środkami własnymi – to się po prostu opłaca zdecydowanie bardziej. Wpływ dźwigni finansowej na wynik finansowy inwestycji też jest w moich planach „pisarskich”.

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    PM
    7 września 2016 at 10:07

    Kiedy kupowałeś to mieszkanie? Jak znalazłeś ofertę?

    • Wojtek Walania
      8 września 2016 at 10:25

      Przede wszystkim, dziękuję Ci za pierwszy komentarz na moim blogu. Odpowiadając na Twoje pytanie: mieszkanie kupiłem w marcu 2013, a znalazłem je w ogłoszeniu na jednym z portali ogłoszeniowych. Jeszcze w grudniu cena była ponad 100 000 PLN, by w lutym spaść poniżej 80 0000 PLN. Miałem trochę szczęścia, i trochę włożyłem starań a udało mi się trafić na właścicielkę. Przyznam, że cała historia tego mieszkania jest dość ciekawa i może ją opiszę krok po kroku w osobnym wpisie. Jeżeli tylko jesteś zainteresowany.

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