{"id":15558,"date":"2011-10-21T12:23:17","date_gmt":"2011-10-21T09:23:17","guid":{"rendered":"https:\/\/www.imobiliare.ro\/?p=15558_db\/"},"modified":"2011-10-21T12:23:17","modified_gmt":"2011-10-21T09:23:17","slug":"dilema-pretului-corect-cat-ar-trebui-sa-coste-o-locuinta-nou-construita-in-bucuresti","status":"publish","type":"post","link":"https:\/\/www.imobiliare.ro\/imoexpert\/dilema-pretului-corect-cat-ar-trebui-sa-coste-o-locuinta-nou-construita-in-bucuresti_db\/","title":{"rendered":"Dilema \u201epre\u0163ului corect\u201d: C\u00e2t ar trebui s\u0103 coste o locuin\u0163\u0103 nou-construit\u0103 \u00een Bucure\u015fti?"},"content":{"rendered":"

De\u015fi recunosc c\u0103 ar trebui s\u0103-\u015fi adapteze preten\u0163iile la puterea actual\u0103 de cump\u0103rare a popula\u0163iei, dezvoltatorii se \u00eempiedic\u0103 totu\u015fi de valorile \u00eenc\u0103 mari ale terenurilor.<\/strong><\/p>\n

Chiar \u015fi dup\u0103 mai bine de trei ani de criz\u0103, o bun\u0103 parte dintre rom\u00e2nii care ar vrea s\u0103-\u015fi cumpere o cas\u0103 consider\u0103 c\u0103 pre\u0163urile locuin\u0163elor noi <\/a>sunt \u00eenc\u0103 prea mari. Acesta este \u015fi motivul pentru care, cel mai adesea, opteaz\u0103 tot pentru achizi\u0163ia unui apartament amplasat \u00eentr-un bloc finalizat \u00eenainte de 1990. O \u00eentrebare fireasc\u0103 \u00een acest context ar fi: care este totu\u015fi \u201epre\u0163ul corect\u201d pentru o locuin\u0163\u0103 nou\u0103 \u00een Bucure\u015fti?<\/p>\n

\"\"<\/a>Exact aceast\u0103 \u00eentrebare s-a aflat ieri pe lista dezbaterilor \u00eentre participan\u0163ii la un seminar pe teme imobiliare organizat de publica\u0163ia The Diplomat. Potrivit unei estim\u0103ri a reprezentan\u0163ilor firmei Consola Grup, \u00een momentul de fa\u0163\u0103, pentru o locuin\u0163\u0103 situat\u0103 \u00eentr-o zon\u0103 central\u0103 sau semicentral\u0103 a Capitalei, pre\u0163ul de cost pe metru p\u0103trat construit se ridic\u0103 la aproximativ 740 de euro – incluz\u00e2nd aici o valoare de 600 de euro pe metru p\u0103trat a terenului. \u00cen aceast\u0103 situa\u0163ie, pre\u0163ul de v\u00e2nzare maxim recomandat de companie pentru dezvoltatori se ridic\u0103 la 950 de euro pe metru p\u0103trat construit, lu\u00e2nd astfel \u00een considerare o marj\u0103 maxim\u0103 de profit de 30%. <\/p>\n

Pe de alt\u0103 parte, pentru un ansamblu reziden\u0163ial<\/a> situat \u00eentr-o zon\u0103 periferic\u0103 a Bucure\u015ftiului, pre\u0163ul maxim de cost ar ajunge la 573 de euro pe metru p\u0103trat construit, la un pre\u0163 al terenului de 200 de euro pe metru p\u0103trat. \u00cen acest caz, pre\u0163ul maxim recomandat pentru v\u00e2nzare se ridic\u0103 la 770 de euro pe metru p\u0103trat construit.<\/p>\n

10-15%, o marj\u0103 de profit rezonabil\u0103 pentru dezvoltatori<\/strong>
\nC\u00e2t de realiste sunt aceste pre\u0163uri? P\u0103rerile difer\u0103 chiar de la un dezvoltator la altul. Pe de o parte, Andrew Prelea, CEO al Ozone Homes (compania care are \u00een dezvoltare primul complex reziden\u0163ial ecologic din \u0163ar\u0103<\/a>), este de p\u0103rere c\u0103 aceste pre\u0163uri sunt nerealiste \u015fi neadaptate la condi\u0163iile actuale ale pie\u0163ei locale. Folosind baremul de calcul pentru zona central\u0103, spre exemplu, s-ar ajunge la un pre\u0163 de v\u00e2nzare pe metru p\u0103trat util de circa 1.300 de euro, ceea ce este \u201einacceptabil\u201d \u00een pia\u0163a de azi. Valorile de 950 de euro pe metru p\u0103trat pentru zona central\u0103 \u015fi semicentral\u0103 \u015fi de 770 de euro pe metru p\u0103trat pentru zona periferic\u0103 ar trebui s\u0103 fie pre\u0163urile raportate la unitatea de suprafa\u0163\u0103 util\u0103, nu la cea construit\u0103, pentru ca respectivele locuin\u0163e s\u0103 fie vandabile, crede Prelea. \u00cen opinia sa, pentru a ajunge la un asemenea nivel al pre\u0163urilor, dezvoltatorii ar trebui s\u0103 accepte s\u0103-\u015fi diminueze drastic marja de profit pe care o a\u015fteapt\u0103 de la un proiect. Ace\u015ftia ar trebui s\u0103 \u00een\u0163eleag\u0103 c\u0103 perioada de boom, \u00een care puteau ob\u0163ine c\u00e2\u015ftiguri de 30% sau chiar mai mult din valoarea unei investi\u0163ii, s-a terminat. Ast\u0103zi, o rat\u0103 rezonabil\u0103 de rentabilitate este situat\u0103 undeva \u00eentre 8% \u015fi 15%<\/a>, este de p\u0103rere directorul Ozone Homes.<\/p>\n

Acesta precizeaz\u0103 c\u0103, \u00een condi\u0163iile actuale de pia\u0163\u0103, orice proiect ar trebui s\u0103 porneasc\u0103 de la o analiz\u0103 atent\u0103 a puterii reale de cump\u0103rare a publicului-\u0163int\u0103. Cum veniturile majorit\u0103\u0163ii poten\u0163ialilor cump\u0103r\u0103tori se \u00eencadreaz\u0103 azi \u00eentre 600 \u015fi 1.200 de euro, \u00eenseamn\u0103 c\u0103 ace\u015ftia \u00ee\u015fi pot permite s\u0103 achizi\u0163ioneze, printr-un credit ipotecar, o locuin\u0163\u0103 care s\u0103 coste \u00eentre 35.000 \u015fi 75.000 de euro. <\/p>\n

\u00cent\u00e2rzierea v\u00e2nz\u0103rilor face apartamentele mai scumpe<\/strong>
\nPe de alt\u0103 parte \u00eens\u0103, Ionu\u0163 Bordei, directorul executiv al companiei maghiare Cordia Futureal (care are \u00een dezvoltat ansamblul Parcul Privighetorilor, din B\u0103neasa), este de p\u0103rere c\u0103 nu se poate ajunge la ni\u015fte valori de v\u00e2nzare mai mici de 1.000 de euro pe metru p\u0103trat pentru c\u0103 pre\u0163urile terenurilor bune sunt \u00eenc\u0103 prea mari. \u00cen acela\u015fi timp, analiza realizat\u0103 de reprezentan\u0163ii Consola Grup nu ia \u00een considerare o serie de costuri adiacente ale dezvoltatorului – de construc\u0163ie, dar nu numai. Printre acestea se num\u0103r\u0103 costul dezvolt\u0103rii parc\u0103rilor subterane, pe care developerul este nevoit s\u0103 le fac\u0103, dar pe care un cump\u0103r\u0103tor arareori este dispus s\u0103 le achizi\u0163ioneze. <\/p>\n

Apoi, lu\u00e2nd \u00een considerare faptul c\u0103 niciun ansamblu reziden\u0163ial nu mai este v\u00e2ndut acum integral din faza de proiect sau m\u0103car din cea de construc\u0163ie – adesea trece un an sau chiar doi de la finalizare p\u00e2n\u0103 ca locuin\u0163ele s\u0103 fie integral contractate -, dezvoltatorul trebuie s\u0103 suporte \u015fi impozitul pe proprietate, \u015fi costuri de administrare, dar \u015fi facturile la utilit\u0103\u0163i ale locatarilor (timp de c\u00e2teva luni, p\u00e2n\u0103 la constituirea asocia\u0163iei de proprietari). Toate acestea sunt costuri pe care dezvoltatorul trebuie s\u0103 le suporte \u015fi este firesc ca acestea s\u0103 fie transpuse \u00een costul final al imobilelor, este de p\u0103rere Bordei.<\/p>\n","protected":false},"excerpt":{"rendered":"

De\u015fi recunosc c\u0103 ar trebui s\u0103-\u015fi adapteze preten\u0163iile la puterea actual\u0103 de cump\u0103rare a popula\u0163iei, dezvoltatorii se \u00eempiedic\u0103 totu\u015fi de valorile \u00eenc\u0103 mari ale terenurilor. Chiar \u015fi dup\u0103 mai bine de trei ani de criz\u0103, o bun\u0103 parte dintre rom\u00e2nii care ar vrea s\u0103-\u015fi cumpere o cas\u0103 consider\u0103 c\u0103 pre\u0163urile locuin\u0163elor noi sunt \u00eenc\u0103 prea […]<\/p>\n","protected":false},"author":829,"featured_media":15559,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[],"tags":[333,348],"content_author":[],"class_list":["post-15558","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","tag-ansambluri-rezidentiale","tag-apartamente-noi"],"yoast_head":"\nDilema \u201epre\u0163ului corect\u201d: C\u00e2t ar trebui s\u0103 coste o locuin\u0163\u0103 nou-construit\u0103 \u00een Bucure\u015fti? - ImoExpert<\/title>\n<meta name=\"description\" content=\"De\u015fi recunosc c\u0103 ar trebui s\u0103-\u015fi adapteze preten\u0163iile la puterea actual\u0103 de cump\u0103rare a popula\u0163iei, dezvoltatorii 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