Jeden z najv\u00e4\u010d\u0161\u00edch realitn\u00fdch trhoch v Eur\u00f3pe \u2014 Par\u00ed\u017e regi\u00f3ne \u00eele-de-France) \u2014 pre\u017e\u00edva man\u017eelsk\u00fa kr\u00edzu: kancel\u00e1rie s\u00fa pr\u00e1zdne, a apartm\u00e1nov nie je dos\u0165. \u010coraz popul\u00e1rnej\u0161ie je my\u0161lienka prevod obchodn\u00fdch priestorov v bytovom z\u00e1sob.<\/p>\n
Pod\u013ea Immo G Consulting, od roku 2002 do roku 2012 v Ile-de-France bol postaven\u00fd len 420 tis\u00edc kusov b\u00fdvania, a s cie\u013eom zabezpe\u010di\u0165 obyvate\u013estva bytmi, musel postavi\u0165 ich dvakr\u00e1t. Od roku 2008, n\u00e1jomn\u00e9ho a ceny sekund\u00e1rne bytov r\u00e1stli. Teraz meter \u0161tvorcov\u00fd v Par\u00ed\u017ei, je u\u017e viac ako 8 500 eur.<\/p>\n
Ale od roku 2002 do roku 2012 v Ile-de-France za\u010dala v\u00fdstavba obchodn\u00fdch priestorov s celkovou plochou viac ako 12 mili\u00f3nov m2, \u010do je viac ako dvojn\u00e1sobok potrebn\u00fd objem. Teraz v pr\u00e1zdnej oblasti od 2,5 mili\u00f3na eur na 3,6 mili\u00f3na m2 kancel\u00e1ri\u00ed, 500 tis\u00edc m2, ktor\u00e9 prestali by\u0165 pou\u017eit\u00e9 po\u010das posledn\u00fdch \u0161tyroch rokov. Takmer tretina z nich s\u00fa bez n\u00e1jomn\u00edkov 2-4 rokov. Pod\u013ea DTZ, v Obrane, hlavnej obchodnej \u0161tvrti v Par\u00ed\u017ei, pr\u00e1zdne 10 % z \u00faradov. Ako sa uv\u00e1dza v \u0161t\u00fadii Immo G Consulting, od roku 2007 do roku 2011 predajn\u00e1 cena klesla na 20 %, pren\u00e1jmu sadzba je 9 %.<\/p>\n
Aj ke\u010f \u010dasu na presun v\u0161etky vo\u013en\u00e9 kancel\u00e1rie na obytn\u00e9 bude 54 tis\u00edc bytov\u00fdch jednotiek s rozlohou 70 m2 ka\u017ed\u00fd. A to bude len 1 % z celkov\u00e9ho bytov\u00e9ho Fondu z regi\u00f3nu Ile-de-France. V praxi v\u0161ak nie v\u0161etky \u00farady by mohli by\u0165 preveden\u00e9 do bytov. Od roku 1990 do roku 2010 v b\u00fdvania v Par\u00ed\u017ei bolo ro\u010dne preveden\u00e9 v priemere iba 33-tis\u00edc m2 kancel\u00e1rskych priestorov. To je rok, v tomto smere bol pridan\u00fd 300-400 apartm\u00e1ny. Do roku 2020 vl\u00e1da pl\u00e1nuje zv\u00fd\u0161i\u0165 toto \u010d\u00edslo nieko\u013ekokr\u00e1t.<\/p>\n
Par\u00ed\u017e \u00faradn\u00edci sa sna\u017eia, aby proces transform\u00e1cie \u00faradu sektor r\u00fdchle a jednoduch\u00e9. Napr\u00edklad pre spolo\u010dnosti, zaoberaj\u00face sa prevod obchodn\u00e9ho priestoru na b\u00fdvanie bol predstaven\u00fd, ktor\u00e1 zn\u00ed\u017eila sadzba dane z pr\u00edjmov Pr\u00e1vnick\u00fdch os\u00f4b je 19% aplikovan\u00e9 na kapit\u00e1lov\u00e9 zisky.<\/p>\n
Hlavnou v\u00fdhodou invest\u00edcie \u00farady v r\u00e1mci rekon\u0161trukcie, \u017ee \u0161tvorcov\u00fd meter komer\u010dn\u00fdch nehnute\u013enost\u00ed je 15 a\u017e 30% lacnej\u0161ie ako metra \u0161tvorcov\u00e9ho na b\u00fdvanie. To znamen\u00e1, \u017ee zrekon\u0161truovan\u00e9 kancel\u00e1rske m\u00f4\u017eete preda\u0165 so ziskom.<\/p>\n
Fleuron Immobilier je jednou z firiem, ktor\u00e9 pon\u00fakaj\u00fa investi\u010dn\u00e9 \u00farady v r\u00e1mci rekon\u0161trukcie v ich priestoroch. „Podstatou pr\u00ed\u0165a\u017elivos\u0165 produktu, ktor\u00e9 pon\u00faka na\u0161a firma, je, \u017ee cena kancel\u00e1ri\u00ed na \u0161tvorcov\u00fd meter ni\u017e\u0161ia ako cena obytn\u00fdch priestorov, a bez odbornej pomoci, a to aj zjednodu\u0161enie postupov, kupuj\u00faci nebude m\u00f4c\u0165 z\u00edska\u0165 \u017eelan\u00fd ekonomick\u00fd efekt. Hovor\u00edme o kancel\u00e1ri\u00ed, ktor\u00e9 sa nach\u00e1dzaj\u00fa v najlep\u0161\u00edch lokalit\u00e1ch. To m\u00f4\u017ee by\u0165 jeden alebo dva \u00farad alebo cel\u00e9 poschodie. Ziskovos\u0165 prenos b\u00fdvanie m\u00f4\u017ee prekro\u010di\u0165 20 %, a to je ve\u013emi dobr\u00e9 predvedenie na Par\u00ed\u017e real estate“,\u2014 hovor\u00ed Alexander stotn\u00edk, majite\u013e a zakladate\u013e spolo\u010dnosti Fleuron Immobilier.<\/p>\n
\u010eal\u0161ia spolo\u010dnos\u0165, Novaxia Immo Klub, k\u00fapou vo\u013en\u00e9 kancel\u00e1rie a prestavby ich b\u00fdvania. Zapoji\u0165 sa do tohto podniku, \u010do je aspo\u0148 5 000 EUR. 6 % bude nabit\u00e1, ke\u010f sa pripoj\u00edte a 3 % s\u00fa prevzat\u00e9 ro\u010dne pre riadenie. Investi\u010dn\u00e9 obdobie je \u0161es\u0165 rokov. Hlavn\u00fdm pr\u00ednosom pre investorov je, \u017ee z\u00edskaj\u00fa objekty v cene 30 % ni\u017e\u0161ie trhu a z\u00edska\u0165 kapit\u00e1lov\u00fdch ziskov pri predaji. Medzi projekty Novaxia Immo Klub \u2014 rekon\u0161trukcia budovy v 20. arrondissement Par\u00ed\u017ea, na Boulevard de Belleville. Pod\u013ea progn\u00f3z, hrub\u00e1 miera n\u00e1vratnosti bude 8.66 % ro\u010dne.<\/p>\n
Transform\u00e1cia \u00farady do apartm\u00e1ny nie je jednoduch\u00fd proces. Na realiz\u00e1ciu tohto projektu bud\u00fa musie\u0165 by\u0165 v s\u00falade s ve\u013ea formality a pravidl\u00e1. Od za\u010diatku projektu a\u017e do jeho dokon\u010denie m\u00f4\u017ee trva\u0165 od dvoch do \u0161tyroch rokov. Teraz vl\u00e1da v zast\u00fapen\u00ed Ministra b\u00fdvanie c\u00e9cile Duflot sa pracuje na zjednodu\u0161enie a skr\u00e1tenie \u010dasu rozhodovania.<\/p>\n
„Z\u00e1kladn\u00fd dizajn budovy musia sp\u013a\u0148a\u0165 ur\u010dit\u00e9 po\u017eiadavky. Budova zasahuje \u0161\u00edrka 12-15 m nie s\u00fa probl\u00e9m. Av\u0161ak, zariadenia prevy\u0161uje tento z\u00e1znam je nedostato\u010dn\u00e9 osvetlenie,“ hovor\u00ed Stefan Theriault, RIADITE\u013d Altarea Cogedim Entreprise, rie\u0161enie mas\u00edvny presun kancel\u00e1rie na obytn\u00e9. Odborn\u00edci tie\u017e na vedomie, \u017ee v budov\u00e1ch s zasahuje so \u0161\u00edrkou 18 m v procese transform\u00e1cie stratil 10-20 % plochy.<\/p>\n
Napriek tomu, \u017ee pr\u00e1ce sa rob\u00ed v sektore sekund\u00e1rne nehnute\u013enosti, mali by by\u0165 v s\u00falade s predpismi, ktor\u00e9 sa vz\u0165ahuj\u00fa na nehnute\u013enosti z\u0161. A kon\u0161trukcie star\u0161\u00edch budov \u010dasto nie s\u00fa v s\u00falade s t\u00fdmito predpismi a normami energetickej efekt\u00edvnosti. Tam s\u00fa tie\u017e technick\u00e9 po\u017eiadavky, ktor\u00e9 sp\u013a\u0148aj\u00fa nie v\u0161etky komer\u010dn\u00e9 budovy. Tak\u017ee, treba pova\u017eova\u0165 za ubytovanie, izby musia ma\u0165 v\u00fd\u0161ku stropu nie ni\u017e\u0161ie ako 2,5 m.<\/p>\n
Ak chcete previes\u0165 kancel\u00e1rska budova na obytn\u00e9 n\u00e1klady 20-30% drah\u0161ie ako budova od nuly. N\u00e1klady na transform\u00e1ciu \u00farady do obytn\u00fdch budov sa odhaduje v 2 000 \u2013 2 500 Euro\/m2 bez dan\u00ed, stavba \u2014 v 1 600 \u2013 1 800 Euro\/m2.<\/p>\n
V Par\u00ed\u017ei, ak plocha zrekon\u0161truovan\u00e9ho objektu je v\u00e4\u010d\u0161\u00ed ako 800 m2, 20-30% z priestorov s\u00fa vyhraden\u00e9 pre soci\u00e1lne b\u00fdvanie. Vzh\u013eadom na to, \u017ee soci\u00e1lne objekty s\u00fa pred\u00e1va lacnej\u0161ie, ako je trhov\u00e1 cena, projekty pre transform\u00e1ciu \u00faradov nie je v\u017edy n\u00e1kladovo efekt\u00edvne. Okrem toho, \u00farady v\u00fdhodnej\u0161ie prenaja\u0165 ich v\u00fdnos je 5,5\u20137 %, zatia\u013e \u010do byty zarobi\u0165 2-2,5 %.<\/p>\n
Najprv mus\u00edte po\u017eiada\u0165 do mesta pl\u00e1novania Odbor city hall (service de l’urbanisme), aby sa zabezpe\u010dilo, \u017ee navrhovan\u00e9 zmeny nie s\u00fa v s\u00falade s pl\u00e1nom v\u00fdstavby v meste (miestny pl\u00e1n d’urbanisme, PLU).<\/p>\n
\u010eal\u0161ie, spr\u00e1vy potrebuje na z\u00edskanie stavebn\u00e9ho povolenia (permis de construire). Ak podlahov\u00e1 plocha presahuje 170 m2, je potrebn\u00e9 naja\u0165 architekt. Ak sa na stavebn\u00e9 pr\u00e1ce nie s\u00fa o\u010dak\u00e1van\u00e9, a hovor\u00edme len o preklad v b\u00fdvania, neobhodimo, aby sa pred ozn\u00e1men\u00edm (d\u00e9claration pr\u00e9alable).<\/p>\n
V pr\u00edpade, izba je v kondom\u00ednium, by sa mali nau\u010di\u0165 svoje pravidl\u00e1 a zistite ak\u00e9 s\u00fa obmedzenia tejto konkr\u00e9tnej budovy.<\/p>\n
Investor sa mali uisti\u0165, \u017ee priestoroch je pripojen\u00fd na v\u0161etky komunika\u010dn\u00e9: vodovod, elektrick\u00fa sie\u0165, telef\u00f3nna linka. Pripojenie komunik\u00e1cie v pr\u00edpade ich nepr\u00edtomnosti, bude dos\u0165 drah\u00e9.<\/p>\n
Potom mus\u00edte ozn\u00e1mi\u0165 da\u0148ov\u00e9mu \u00faradu. Po z\u00edskan\u00ed miestnosti prenesie z obchodn\u00e9ho k b\u00fdvaniu, majite\u013e bude musie\u0165 zaplati\u0165 ostatn\u00e9 dane: \u00fazemn\u00fd ekonomick\u00e9 dane (pr\u00edspevok \u00e9conomique territoriale) a zaviedol da\u0148 z ubytovania (taxe d’habitation). Ak chcete zmeni\u0165 ve\u013ekos\u0165 da\u0148 z nehnute\u013enosti, tzv taxe fonci\u00e8re: da\u0148 sa vypo\u010d\u00edtava na z\u00e1klade podmienen\u00e9 n\u00e1jomn\u00e9, ktor\u00fdch v\u00fd\u0161ka je pre obytn\u00e9 a komer\u010dn\u00e9 priestory l\u00ed\u0161i.<\/p>\n
Av\u0161ak, napriek tomu v\u0161etky mo\u017en\u00e9 probl\u00e9my, teraz preklad obchodn\u00e9 priestory v obytn\u00fdch ve\u013ek\u00fd dopyt, d\u00f4le\u017eit\u00e9 vybra\u0165 si dobr\u00fd, schodn\u00e9 rie\u0161enie.<\/p>\n
\u2022<\/p>\n
Na zadnej strane postupe pri prevode bytov na financovanie komer\u010dn\u00fdch nehnute\u013enost\u00ed, pre\u010d\u00edtajte si \u010dl\u00e1nok „Ako prestava\u0165 byt v komer\u010dnej budove.“<\/p>\n
Yulia Kozhevnikova, Tranio.Ru<\/p>\n","protected":false},"excerpt":{"rendered":"
Jeden z najv\u00e4\u010d\u0161\u00edch realitn\u00fdch trhoch v Eur\u00f3pe \u2014 Par\u00ed\u017e regi\u00f3ne \u00eele-de-France) \u2014 pre\u017e\u00edva man\u017eelsk\u00fa kr\u00edzu: kancel\u00e1rie s\u00fa pr\u00e1zdne, a apartm\u00e1nov<\/p>\n","protected":false},"author":1,"featured_media":468,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[152],"tags":[],"class_list":["post-2341","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-danove-informacie-vo-francuzsku"],"translation":{"provider":"WPGlobus","version":"3.0.0","language":"sk","enabled_languages":["ru","uk","en","de","fr","it","es","pl","pt","bg","cs","da","et","fi","hr","hu","lt","lv","mk","no","ro","sk","sl","sq","sr","tr","nl","am","ca","sv"],"languages":{"ru":{"title":false,"content":false,"excerpt":false},"uk":{"title":false,"content":false,"excerpt":false},"en":{"title":false,"content":false,"excerpt":false},"de":{"title":false,"content":false,"excerpt":false},"fr":{"title":false,"content":false,"excerpt":false},"it":{"title":false,"content":false,"excerpt":false},"es":{"title":false,"content":false,"excerpt":false},"pl":{"title":false,"content":false,"excerpt":false},"pt":{"title":false,"content":false,"excerpt":false},"bg":{"title":false,"content":false,"excerpt":false},"cs":{"title":false,"content":false,"excerpt":false},"da":{"title":false,"content":false,"excerpt":false},"et":{"title":false,"content":false,"excerpt":false},"fi":{"title":false,"content":false,"excerpt":false},"hr":{"title":false,"content":false,"excerpt":false},"hu":{"title":false,"content":false,"excerpt":false},"lt":{"title":false,"content":false,"excerpt":false},"lv":{"title":false,"content":false,"excerpt":false},"mk":{"title":false,"content":false,"excerpt":false},"no":{"title":false,"content":false,"excerpt":false},"ro":{"title":false,"content":false,"excerpt":false},"sk":{"title":true,"content":true,"excerpt":false},"sl":{"title":false,"content":false,"excerpt":false},"sq":{"title":false,"content":false,"excerpt":false},"sr":{"title":false,"content":false,"excerpt":false},"tr":{"title":false,"content":false,"excerpt":false},"nl":{"title":false,"content":false,"excerpt":false},"am":{"title":false,"content":false,"excerpt":false},"ca":{"title":false,"content":false,"excerpt":false},"sv":{"title":false,"content":false,"excerpt":false}}},"aioseo_notices":[],"_links":{"self":[{"href":"https:\/\/nalog.fr\/sk\/wp-json\/wp\/v2\/posts\/2341","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/nalog.fr\/sk\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/nalog.fr\/sk\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/nalog.fr\/sk\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/nalog.fr\/sk\/wp-json\/wp\/v2\/comments?post=2341"}],"version-history":[{"count":0,"href":"https:\/\/nalog.fr\/sk\/wp-json\/wp\/v2\/posts\/2341\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/nalog.fr\/sk\/wp-json\/wp\/v2\/media\/468"}],"wp:attachment":[{"href":"https:\/\/nalog.fr\/sk\/wp-json\/wp\/v2\/media?parent=2341"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/nalog.fr\/sk\/wp-json\/wp\/v2\/categories?post=2341"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/nalog.fr\/sk\/wp-json\/wp\/v2\/tags?post=2341"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}