{"id":2661,"date":"2020-02-14T01:24:04","date_gmt":"2020-02-13T22:24:04","guid":{"rendered":"http:\/\/nalog.fr\/trceki-listesi-alici-deger-bilmek-satin-almadan-once-ticari-gayrimenkul-yurt-disinda\/"},"modified":"2020-02-14T01:24:04","modified_gmt":"2020-02-13T22:24:04","slug":"trceki-listesi-alici-deger-bilmek-satin-almadan-once-ticari-gayrimenkul-yurt-disinda","status":"publish","type":"post","link":"https:\/\/nalog.fr\/tr\/trceki-listesi-alici-deger-bilmek-satin-almadan-once-ticari-gayrimenkul-yurt-disinda\/","title":{"rendered":"\u00c7eki listesi al\u0131c\u0131: de\u011fer bilmek sat\u0131n almadan \u00f6nce, ticari gayrimenkul, yurt d\u0131\u015f\u0131nda"},"content":{"rendered":"<p>Al\u0131c\u0131lar gayrimenkul, yurt d\u0131\u015f\u0131nda giderek de\u011ferlendiriyorlar onu sadece konut olarak de\u011fil, ayn\u0131 zamanda nas\u0131l bir nesne i\u00e7in karl\u0131 bir yat\u0131r\u0131m, \u00f6zellikle kriz zamanlar\u0131nda. \u00c7al\u0131\u015fmada \u00ab\u0422\u0440\u0430\u043d\u0438\u043e\u00bb 2014 y\u0131l\u0131 yat\u0131r\u0131m \u00e7ekicili\u011fi bir ruslar i\u00e7in ikinci en \u00f6nemli fakt\u00f6r, yurtd\u0131\u015f\u0131nda bir gayrimenkul sat\u0131n al\u0131rken.<\/p>\n<p>Sat\u0131n alma ile kar\u015f\u0131la\u015ft\u0131r\u0131ld\u0131\u011f\u0131nda tesis, konut yat\u0131r\u0131mlar\u0131, ticari tesisler gerektiren daha ciddi bir yakla\u015f\u0131m ve derin bir analizi. Zaman kazanmak i\u00e7in ve pahal\u0131 hatalar\u0131 \u00f6nlemek i\u00e7in, ba\u015fka bir sat\u0131n almadan \u00f6nce \u00f6\u011frenmek gerekir temel parametreleri yat\u0131r\u0131m projesi:<\/p>\n<ul>\n<li>konumu;<\/li>\n<li>b\u00fct\u00e7e;<\/li>\n<li>giderleri;<\/li>\n<li>\u00f6zellikleri kira ve;<\/li>\n<li>verim;<\/li>\n<li>riskleri;<\/li>\n<li>finansman;<\/li>\n<li>kontrol se\u00e7enekleri;<\/li>\n<li>bir \u00e7\u0131k\u0131\u015f stratejisi proje.<\/li>\n<\/ul>\n<h2>Konumu<\/h2>\n<p>Hangi yerleri bulunan bir nesne, b\u00fcy\u00fck \u00f6l\u00e7\u00fcde ba\u011fl\u0131d\u0131r onun karl\u0131l\u0131k, risk ve likidite. \u00d6rne\u011fin, g\u00fcvenilir bir yat\u0131r\u0131m olarak kabul edilir b\u00fcy\u00fck \u015fehirlerde Avusturya, \u0130ngiltere, Almanya, ABD ve Fransa. \u00d6\u011frenerek, konum bilgileri, nesne, dikkat de\u011fer de\u011fil, sadece \u00fclke ve \u015fehir, ama ayn\u0131 zamanda, hangi b\u00f6lgede gayrimenkul, yani:<\/p>\n<ul>\n<li>altyap\u0131: \u00f6rne\u011fin, bir yat\u0131r\u0131m, karl\u0131 bir ev olmas\u0131 \u00f6nemlidir, yak\u0131n\u0131nda park, sosyal tesisleri ve ma\u011fazalar\u0131;<\/li>\n<li>yararlar\u0131 ve potansiyel b\u00f6lgesi: bu ba\u011fl\u0131d\u0131r, b\u00fcy\u00fcyecek ve gelecekte nesnenin de\u011feri ve kira gelirleri;<\/li>\n<li>ara\u00e7 i\u00e7in bir oda b\u00f6lgesi: nerede en yak\u0131n toplu ta\u015f\u0131ma dura\u011f\u0131 var m\u0131 \u00fccretsiz eri\u015fim otoyol, mesafesi nedir b\u00fcy\u00fck ula\u015f\u0131m.<\/li>\n<\/ul>\n<h2>B\u00fct\u00e7e<\/h2>\n<p>Genellikle, al\u0131c\u0131lar yat\u0131r\u0131m ticari gayrimenkul varsa, en az 2,5 milyon euro gibi k\u00fc\u00e7\u00fck bir miktar ile bulmak zor, kaliteli ve \u043d\u0438\u0437\u043a\u043e\u0440\u0438\u0441\u043a\u043e\u0432\u0430\u043d\u043d\u044b\u0439 nesne. B\u00fct\u00e7e \u00fczerinde b\u00fcy\u00fck \u00f6l\u00e7\u00fcde ba\u011fl\u0131d\u0131r se\u00e7im t\u00fcr\u00fc gayrimenkul.<\/p>\n<\/p>\n<h3>T\u00fcrleri, ticari gayrimenkul ve ayarlar\u0131<br \/>\nVeri Tranio (orta \u00f6nerilen g\u00f6stergeler)*<\/h3>\n<table class=\"left\">\n<tr>\n<th>T\u00fcrleri<br \/>\nnesne<\/th>\n<th>Verim,<br \/>\ny\u0131ll\u0131k % <\/th>\n<th>Bir s\u00fcre<br \/>\ns\u00f6zle\u015fme<br \/>\nkira<\/th>\n<th>Avantajlar\u0131<\/th>\n<th>Dezavantajlar\u0131<\/th>\n<\/tr>\n<tbody>\n<tr>\n<th colspan=\"5\"><strong>300 bin euro<\/strong><\/th>\n<\/tr>\n<tr>\n<td>Daire (k\u0131sa s\u00fcreli kiralama)<\/td>\n<td>5-7<\/td>\n<td>1 g\u00fcn<\/td>\n<td>Y\u00fcksek likidite; ile kar\u015f\u0131la\u015ft\u0131r\u0131ld\u0131\u011f\u0131nda uzun vadeli kiralama \u2014 y\u00fcksek verim ve hi\u00e7bir sorun ile tahliye kirac\u0131; daha fazla b\u00fcy\u00fcme potansiyeli kira<\/td>\n<td>Risk y\u00f6netimi ve kesinti; ile kar\u015f\u0131la\u015ft\u0131r\u0131ld\u0131\u011f\u0131nda uzun vadeli kiralama \u2014 daha h\u0131zl\u0131 a\u015f\u0131nma<\/td>\n<\/tr>\n<tr>\n<td>Daire (uzun s\u00fcreli kiralama)<\/td>\n<td>2-3<\/td>\n<td>1 y\u0131l<\/td>\n<td>Y\u00fcksek likidite; y\u00fcksek talep kirac\u0131, istikrarl\u0131, hatta kriz s\u0131ras\u0131nda<\/td>\n<td>Risk y\u00f6netimi ve kesinti; sorunlar\u0131 ile tahliye kirac\u0131<\/td>\n<\/tr>\n<tr>\n<td>\u00d6\u011frenci konut<\/td>\n<td>4-6<\/td>\n<td>6 ay<\/td>\n<td>Y\u00fcksek talep kirac\u0131<\/td>\n<td>G\u00f6re daire \u2014 d\u00fc\u015f\u00fck likidite, zor repurpose<\/td>\n<\/tr>\n<tr>\n<th colspan=\"5\"><strong>2,5 milyon euro<\/strong><\/th>\n<\/tr>\n<tr>\n<td>Karl\u0131 ev<\/td>\n<td>3-5<\/td>\n<td>1 y\u0131l<\/td>\n<td>Y\u00fcksek likidite, b\u00fcy\u00fcme potansiyeli b\u00fcy\u00fck harf<\/td>\n<td>D\u00fc\u015f\u00fck verim, bir \u00e7ok kirac\u0131 sorunlar\u0131 ile tahliye, gerek y\u00f6netim \u015firketi<\/td>\n<\/tr>\n<tr>\n<td>Sokak ma\u011fazalar\u0131<\/td>\n<td>3-4<\/td>\n<td>3-10 y\u0131l<\/td>\n<td>Y\u00fcksek likidite, b\u00fcy\u00fcme potansiyeli b\u00fcy\u00fck harf<\/td>\n<td>D\u00fc\u015f\u00fck verim<\/td>\n<\/tr>\n<tr>\n<td>S\u00fcpermarketler<\/td>\n<td>5-6,5<\/td>\n<td>12-15 y\u0131l<\/td>\n<td>Y\u00fcksek verim, uzun \u00f6m\u00fcrl\u00fc s\u00f6zle\u015fmeler<\/td>\n<td>Daha yak\u0131n bir zaman a\u015f\u0131m\u0131 s\u00fcresi, s\u00f6zle\u015fmenin, daha d\u00fc\u015f\u00fck likidite<\/td>\n<\/tr>\n<tr>\n<th colspan=\"5\"><strong>10 milyon euro<\/strong><\/th>\n<\/tr>\n<tr>\n<td>Huzurevi<\/td>\n<td>5-6,5<\/td>\n<td>20-25 y\u0131l<\/td>\n<td>Artan emekliler, uzun s\u00fcreli s\u00f6zle\u015fmeler<\/td>\n<td>Zor repurpose<\/td>\n<\/tr>\n<tr>\n<td>Al\u0131\u015fveri\u015f merkezleri<\/td>\n<td>4-6<\/td>\n<td>5-15 y\u0131l<\/td>\n<td>Y\u00fcksek verim<\/td>\n<td>Risk y\u00f6netimi \u00e7ok say\u0131da kirac\u0131<\/td>\n<\/tr>\n<tr>\n<td>Otel<\/td>\n<td>4-6<\/td>\n<td>10-20 y\u0131l<\/td>\n<td>Y\u00fcksek verim<\/td>\n<td>Zor repurpose<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>* Ortalama bir performans nesneleri:<\/p>\n<ul>\n<li>m\u00fcreffeh alanlarda b\u00fcy\u00fck avrupa \u015fehirleri;<\/li>\n<li>yeni nesneleri ya da revizyon sonras\u0131;<\/li>\n<li>kira s\u00f6zle\u015fme s\u00fcresi ba\u015f\u0131nda.<\/li>\n<\/ul>\n<h2>Sat\u0131n alma ve bak\u0131m maliyeti<\/h2>\n<p>Planlama, b\u00fct\u00e7e, dikkate de\u011fer, maliyeti anla\u015fma olu\u015fturan 5 ila %20&#8217;si nesnenin t\u00fcr\u00fcne ba\u011fl\u0131 olarak, gayrimenkul fiyatlar\u0131, hem de bir t\u00fcr anla\u015fma. Bu maliyetler aras\u0131nda, noter ve maliyeti devlet kayd\u0131, vergi al, komisyoncu komisyon ve masraflar\u0131, do\u011frulama yordam\u0131 yasal safl\u0131k i\u015flem \u2014 Due Diligence.<\/p>\n<p>Bunun yan\u0131 s\u0131ra, sat\u0131n ald\u0131ktan sonra sahibi bekliyorlar bak\u0131m maliyetleri: maliyetleri hizmetleri y\u00f6netimi \u015firket, kamu ve onar\u0131m, sigorta ve vergiler (emlak vergisi ve kurumlar vergisi). Yat\u0131r\u0131mc\u0131lar dikkat etmeniz tavsiye edilir varl\u0131\u011f\u0131 \u00fclkede vergi muafiyetleri ve indirimleri \u015fartlar\u0131n\u0131 elde etmek. Onlar b\u00fcy\u00fck \u00f6l\u00e7\u00fcde maliyetleri azaltmak ve kar art\u0131rmak i\u00e7in.<\/p>\n<p>Hangi masraflar\u0131 sahibi, ne kirac\u0131 t\u00fcr\u00fcne ba\u011fl\u0131d\u0131r kiral\u0131k s\u00f6zle\u015fme.<\/p>\n<h2>Kirac\u0131 ve kira<\/h2>\n<p>\u00c7al\u0131\u015fmada, kiralama ko\u015fullar\u0131 \u00f6\u011frenmek gerekir, teslim olup, bir nesne, kimse bir \u00e7apa operat\u00f6r nedir ve g\u00fcvenilirlik bireyler ya da \u015firketler, kiralamak sa\u011flar. Dikkat y\u00fczdesi teslim alan \u2014 ideal olarak, y\u0131ll\u0131k ortalama doluluk oran\u0131 olmal\u0131d\u0131r en az %90.<\/p>\n<p>Ayr\u0131ca \u00f6nemli t\u00fcr kiralama (ona ba\u011fl\u0131 harcama miktar\u0131, i\u00e7erik, ve, bu nedenle, kar boyutu).<\/p>\n<\/p>\n<h3>T\u00fcrleri, kira<\/h3>\n<table class=\"left\" style=\"max-width:85%;\">\n<tr>\n<th>T\u00fcr\u00fc kira<\/th>\n<th>\u00d6zellikleri<\/th>\n<\/tr>\n<tbody>\n<tr>\n<td>Gross rent lease<\/td>\n<td>M\u00fclk sahibi yapar t\u00fcm hesaplamalar i\u00e7in kamu hizmetleri, onar\u0131m masraflar\u0131 ve binan\u0131n kullan\u0131m \u00f6der, sigorta ve (bazen) vergi<\/td>\n<\/tr>\n<tr>\n<td>N lease<br \/>(Tek net lease)<\/td>\n<td>Kirac\u0131 \u00f6der, sadece emlak vergisi, di\u011fer t\u00fcm masraflar\u0131 sahibi<\/td>\n<\/tr>\n<tr>\n<td>NN lease<br \/>(Double net lease)<\/td>\n<td>Kirac\u0131 \u00f6dedi\u011fi vergi ve sigorta<\/td>\n<\/tr>\n<tr>\n<td>NNN lease<br \/>(Triple net lease)<\/td>\n<td>Sahibi al\u0131r kirac\u0131 \u00fccret \u00ab\u00fc\u00e7 kat\u0131\u00bb, yani, olmadan, kesinti, vergi, sigorta ve bak\u0131m masraflar\u0131 (bu masraflar s\u00f6zle\u015fme kapsam\u0131nda kirac\u0131 taraf\u0131ndan kar\u015f\u0131lanacakt\u0131r)<\/td>\n<\/tr>\n<tr>\n<td>Absolute NNN lease<\/td>\n<td>T\u00fcm masraflar kirac\u0131 taraf\u0131ndan kar\u015f\u0131lanacakt\u0131r olsa bile, e\u011fer bina zarar g\u00f6r\u00fcr do\u011fal afet s\u0131ras\u0131nda ve ihtiyac\u0131n\u0131z k\u0131smi \u0440\u0435\u0434\u0435\u0432\u0435\u043b\u043e\u043f\u043c\u0435\u043d\u0442<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>Yat\u0131r\u0131mc\u0131lar i\u00e7in en karl\u0131 son iki tip s\u00f6zle\u015fmeler: bir g\u00f6zalt\u0131 bak\u0131m masraflar\u0131 m\u00fclk sahibi taraf\u0131ndan \u00e7ok az.<\/p>\n<p>Ayr\u0131ca, \u00f6nceden tan\u0131mlanm\u0131\u015f bir s\u00fcre ile kira s\u00f6zle\u015fmesi. O b\u00fcy\u00fck \u00f6l\u00e7\u00fcde ba\u011fl\u0131d\u0131r istekli yat\u0131r\u0131mc\u0131 risk: \u00f6rne\u011fin, e\u011fer haz\u0131r de\u011fil kaybetmek, kirac\u0131, b\u00fcy\u00fck olas\u0131l\u0131kla, \u0432\u043b\u043e\u0436\u0438\u0442\u0441\u044f nesne ile uzun vadeli kira s\u00f6zle\u015fmeleri. Ve tam tersi, ne zaman bu riski yat\u0131r\u0131mc\u0131 i\u00e7in kabul edilebilir, o tedavi se\u00e7enekleri olarak gayrimenkul ile uygun sonu veya k\u0131sa s\u00fcreli kira s\u00f6zle\u015fmesi.<\/p>\n<h2>Verim<\/h2>\n<p>Alt\u0131nda getiri olabilir ima mutlak bir y\u0131ll\u0131k gelir, nakit ak\u0131\u015f, faaliyet gelirleri, kapitalizasyon faiz oran\u0131, b\u00fcy\u00fcme, maliyet, nakit-on-nakit yat\u0131r\u0131m GET\u0130R\u0130S\u0130 ve IRR. Anlamak \u00f6nemlidir, ne t\u00fcr bir verim yol a\u00e7ar konu\u015fma sat\u0131c\u0131. \u00d6rne\u011fin, nas\u0131l g\u00f6sterir bir \u00f6rnek a\u015fa\u011f\u0131da, IRR ula\u015fabilir 9 % iken, kapitalizasyon faiz oran\u0131 e\u015fittir 5,5 %.<\/p>\n<\/p>\n<h3>Veriler i\u00e7in \u00f6rnek<\/h3>\n<table class=\"left\">\n<tbody>\n<tr>\n<th><strong>Nesnenin de\u011feri<\/strong>\n<\/th>\n<td>10 milyon euro<\/td>\n<\/tr>\n<tr>\n<td><strong>Sat\u0131n alma maliyeti<\/strong><\/td>\n<td>1 milyon euro<\/td>\n<\/tr>\n<tr>\n<td><strong>Yat\u0131r\u0131m<\/strong><\/td>\n<td>5 milyon euro<\/td>\n<\/tr>\n<tr>\n<td><strong>LTV<\/strong><\/td>\n<td>60 %<\/td>\n<\/tr>\n<tr>\n<td><strong>Kredi faiz<\/strong><\/td>\n<td>2,4 %<\/td>\n<\/tr>\n<tr>\n<td><strong>Kira geliri<\/strong><\/td>\n<td>650 bin euro \/ y\u0131l<\/td>\n<\/tr>\n<tr>\n<td><strong>\u0130\u015fletim maliyetleri<\/strong><\/td>\n<td>100 bin euro \/ y\u0131l<\/td>\n<\/tr>\n<tr>\n<td><strong>Artan maliyet<\/strong><\/td>\n<td>Y\u0131lda %2<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<h3>T\u00fcrleri verim<\/h3>\n<table class=\"left\" style=\"max-width: 95%;\">\n<tr>\n<th>Tipi verim<\/th>\n<th>Tan\u0131m\u0131 ve hesaplama y\u00f6ntemi<\/th>\n<th>\u00d6rnek<\/th>\n<\/tr>\n<tbody>\n<tr>\n<td><strong>Mutlak bir y\u0131ll\u0131k gelir<\/strong><\/td>\n<td>Ne kadar getiriyor kiral\u0131k emlak y\u0131l \u00f6nce kesinti i\u015fletim maliyetleri, mortgage \u00f6demeleri ve vergi<\/td>\n<td>Bu \u00f6rnekte, nesne de\u011feri 10 milyon euro \u00fcretir mutlak bir y\u0131ll\u0131k geliri <strong>650 bin euro<\/strong><\/td>\n<\/tr>\n<tr>\n<td><strong>Net faaliyet kar\u0131<\/strong><\/td>\n<td>Mutlak bir y\u0131ll\u0131k geliri ile net i\u015fletme maliyetleri<\/td>\n<td>E\u011fer emlak getiriyor 650 bin euro y\u0131ll\u0131k ve i\u015fletim maliyeti 100 bin euro y\u0131ll\u0131k net faaliyet geliri e\u015fit olacak <strong>550 bin euro<\/strong><\/td>\n<\/tr>\n<tr>\n<td><strong>Net nakit ak\u0131\u015f\u0131<\/strong><\/td>\n<td>Y\u0131ll\u0131k kar ile verilen i\u015fletim maliyetleri ve mortgage \u00f6demeleri, vergi \u00f6ncesi<\/td>\n<td>Bu \u00f6rnekte, net nakit ak\u0131\u015f\u0131 e\u015fittir <strong>300 bin euro<\/strong> \/ y\u0131l (650 bin (kira geliri) &#8211; 100 bin (i\u015fletim maliyetleri) &#8211; 250 bin (mortgage))<\/td>\n<\/tr>\n<tr>\n<td><strong>Kapitalizasyon faiz oran\u0131<\/strong><br \/>\n(cap rate)<\/td>\n<td>Genel net faaliyet kar marj\u0131, maliyet nesnesi<\/td>\n<td>E\u011fer net faaliyet kar\u0131 ise 550 bin euro, bir y\u0131l i\u00e7inde ve gayrimenkul de\u011fer 10 milyon euro, kapitalizasyon faiz oran\u0131 \u2014 <strong>5,5 %<\/strong> y\u0131ll\u0131k<\/td>\n<\/tr>\n<tr>\n<td><strong>Artan maliyet<\/strong><\/td>\n<td>G\u00f6sterir, ne kadar y\u0131lda y\u00fczde (tahmin) artacak gayrimenkul fiyat<\/td>\n<td>Bu \u00f6rnekte, maliyet art\u0131\u015f\u0131 ise <strong>%2 oran\u0131nda<\/strong> bir y\u0131l i\u00e7inde<\/td>\n<\/tr>\n<tr>\n<td><strong>Nakit-on-nakit RO\u0130<\/strong><br \/>\n(Return on Investment, karl\u0131l\u0131k oran\u0131 yat\u0131r\u0131lan sermaye)<\/td>\n<td>\u0130se bu rakam y\u0131ll\u0131k net nakit ak\u0131\u015f\u0131, \u0434\u0435\u043b\u0435\u043d\u043d\u043e\u043c\u0443 yat\u0131r\u0131m<\/td>\n<td>Bu \u00f6rnekte, nakit-on-nakit yat\u0131r\u0131m GET\u0130R\u0130S\u0130 oran\u0131 <strong>6 %<\/strong> , y\u0131ll\u0131k (300 bin (net nakit ak\u0131\u015f\u0131) \/ 5 milyon (yat\u0131r\u0131m fonlar\u0131))<\/td>\n<\/tr>\n<tr>\n<td><strong>IRR<\/strong><br \/>\n(Internal Rate of Return)<\/td>\n<td>Hesaplan\u0131r, karne, t\u00fcm nakit ak\u0131\u015f\u0131 ba\u015f\u0131na bir proje<\/td>\n<td>E\u011fer bir nesne, yukar\u0131daki \u00f6rnekte 10 y\u0131l boyunca \u00fcretir nakit ak\u0131\u015f\u0131 300 bin euro, daha sonra yat\u0131r\u0131mc\u0131 sat\u0131yor onun i\u00e7in 12 milyon euro, IRR oran\u0131 <strong>9 % <\/strong>y\u0131ll\u0131k<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<h2>Riskleri<\/h2>\n<p>Risk \u2014 bu kay\u0131plar\u0131n olas\u0131l\u0131\u011f\u0131 bir sonucu olarak herhangi bir de\u011fi\u015fiklik. Daha fazla \u015fans i\u00e7in ne t\u00fcr bir olumsuz olay, daha b\u00fcy\u00fck risk. E\u011fer bir yat\u0131r\u0131mc\u0131 b\u00fcy\u00fck bir getiri elde etmek, o kabul etmeye haz\u0131r olmal\u0131d\u0131r daha b\u00fcy\u00fck bir risk. \u00d6rne\u011fin, anahtar ofis piyasas\u0131 \u2014 Londra&#8217;n\u0131n merkezinde \u2014 talep a\u015f\u0131yor ve bu azalmaya yol a\u00e7ar, verim segmentinde (oran yakla\u015f\u0131k %4). Ayn\u0131 zamanda ofis pazar\u0131 daha az aranan b\u00f6lgelerinde verir yat\u0131r\u0131mc\u0131 \u00e7ok daha b\u00fcy\u00fck bir verim (\u00f6rne\u011fin, Liverpool \u2014 7 %) yaparken biraz \u043f\u043e\u0432\u044b\u0441\u0438\u0432\u0448\u0435\u043c\u0441\u044f risk.<\/p>\n<h2>Finansman<\/h2>\n<p>Baz\u0131 durumlarda, yat\u0131r\u0131mc\u0131lar, kredi almak ticari gayrimenkul sat\u0131n almak i\u00e7in. Bu d\u00fczenleme avantajl\u0131d\u0131r, kredi kolu karl\u0131l\u0131\u011f\u0131n\u0131 art\u0131rmak. Kim karar verdi yararlanmak i\u00e7in banka finansman\u0131, de\u011fer bulmak, hangi ko\u015fullar bekleyebilirsiniz:<\/p>\n<ul>\n<li>boyutu nedir kredi maliyeti ile kar\u015f\u0131la\u015ft\u0131r\u0131ld\u0131\u011f\u0131nda, bir nesnenin (Loan-To-Value Ratio veya LTV);<\/li>\n<li>faiz oran\u0131 nedir;<\/li>\n<li>nedir kredi s\u00fcresi;<\/li>\n<li>ne komisyon, kredi \u00fccretleri.<\/li>\n<\/ul>\n<p>Sat\u0131n al\u0131rken gayrimenkul yat\u0131r\u0131m Almanya bor\u00e7lunun kredi g\u00fcvenebilirsiniz %60 tutar\u0131nda fiyat\u0131n\u0131n alt\u0131nda y\u0131ll\u0131k %2. Bir kira getiri nesne 6,5 % getiri yat\u0131r\u0131m sermayesi ile verilen kredi ula\u015fabilirsiniz 8-10 %.<\/p>\n<p>            <b class=\"citation-author-name\">George \u041a\u0430\u0447\u043c\u0430\u0437\u043e\u0432<\/b><\/p>\n<p> Ceo ve kurucusu Tranio<\/p>\n<h2>Y\u00f6netimi<\/h2>\n<p>\u00ab\u0130yi bir y\u00f6netim i\u00e7in benzer zarif bir restoranda \u00f6\u011fle yeme\u011fi: yemekler g\u00fczel g\u00f6r\u00fcn\u00fcm ve tat, ve garsonlar g\u00fcler ve yararl\u0131. En \u00f6nemlisi, size tamamen ilgisiz bir \u015fey hakk\u0131nda dikkat \u00e7ekmek\u00bb,\u2014 yaz\u0131yor Craig Coppola (Craig Coppola), komisyoncu ve ABD ticari gayrimenkul.<\/p>\n<p>Tabii ki, sahibi me\u015fgul olabilir, kendi kendine \u00e7al\u0131\u015fan, ama daha rahat kiralamak konusunda uzmanla\u015fm\u0131\u015f \u015firket, emlak y\u00f6netimi, \u00e7\u00fcnk\u00fc bu size zaman kazand\u0131rabilir nesnenin sahibi.<\/p>\n<h2>\u00c7\u0131k\u0131\u015f stratejisi ve yat\u0131r\u0131m zamanlamas\u0131<\/h2>\n<p>\u0130ki \u00e7\u0131k\u0131\u015f stratejisi yat\u0131r\u0131m proje \u2014 aktarma miras ve sat\u0131\u015f.<\/p>\n<ul>\n<li><strong>M\u00fclkiyet transferi, miras<\/strong>. Y\u0131llar i\u00e7inde emlak de\u011feri art\u0131yor ve ayn\u0131 nesne taraf\u0131ndan sahip olunan bir aile daha 100 y\u0131l. Bu y\u00fczden bir anla\u015fma olmal\u0131d\u0131r yap\u0131land\u0131r\u0131lm\u0131\u015ft\u0131r, b\u00f6ylece mal oldu miras minimum vergi kayb\u0131. \u00d6rne\u011fin, Fransa&#8217;da, karl\u0131 \u00e7\u0131karmak i\u00e7in bir gayrimenkul \u00fczerinde \u015firket i\u00e7 i\u015flemleri ile gayrimenkul (SCI), bu durumda eksik vergi veraset ve intikal vergisi.<\/li>\n<li><strong>Sat\u0131\u015f<\/strong>. Normal s\u00fcresi m\u00fclkiyet gelirleri gayrimenkul satma \u2014 10-20 y\u0131l, ama orada durumlar sahibi \u00e7\u0131k\u0131n bir yat\u0131r\u0131m projesi daha \u00f6nce, bu y\u00fczden bir nesne s\u0131v\u0131 olmal\u0131d\u0131r, yani, i\u00e7in, satmak, derhal (2-4 ay) olmadan b\u00fcy\u00fck de\u011fer kayb\u0131. Bu elde edilir gayrimenkul sat\u0131n alma \u00f6d\u00fcl yerlerde, \u043c\u043d\u043e\u0433\u043e\u0432\u0430\u0440\u0438\u0430\u043d\u0442\u043d\u043e\u0441\u0442\u0438 kullan\u0131m\u0131, nesne vb<\/li>\n<\/ul>\n<h2>Sonu\u00e7<\/h2>\n<p>Ak\u0131ll\u0131 puan t\u00fcm pozisyonlar i\u00e7in b\u00f6yle bir \u00e7eki listesinde, \u00fcretilen, sat\u0131n almadan \u00f6nce, gayrimenkul, yard\u0131mc\u0131 olacak g\u00fcvenli yat\u0131r\u0131m gayrimenkul. Bu de\u011fer se\u00e7mek i\u00e7in, bir \u043d\u0438\u0437\u043a\u043e\u0440\u0438\u0441\u043a\u043e\u0432\u044b\u0435 likit nesneler, istikrarl\u0131 piyasalar ve kovalamak i\u00e7in b\u00fcy\u00fck bir getiri.<\/p>\n<p>Julia \u041a\u043e\u0436\u0435\u0432\u043d\u0438\u043a\u043e\u0432\u0430, \u00ab\u0422\u0440\u0430\u043d\u0438\u043e\u00bb<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Al\u0131c\u0131lar gayrimenkul, yurt d\u0131\u015f\u0131nda giderek de\u011ferlendiriyorlar onu sadece konut olarak de\u011fil, ayn\u0131 zamanda nas\u0131l bir nesne i\u00e7in karl\u0131 bir yat\u0131r\u0131m,<\/p>\n","protected":false},"author":1,"featured_media":468,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[156],"tags":[],"class_list":["post-2661","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-fransada-vergi-bilgileri"],"translation":{"provider":"WPGlobus","version":"3.0.0","language":"tr","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":false,"content":false,"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":true,"content":true,"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\/tr\/wp-json\/wp\/v2\/posts\/2661","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/nalog.fr\/tr\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/nalog.fr\/tr\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/nalog.fr\/tr\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/nalog.fr\/tr\/wp-json\/wp\/v2\/comments?post=2661"}],"version-history":[{"count":0,"href":"https:\/\/nalog.fr\/tr\/wp-json\/wp\/v2\/posts\/2661\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/nalog.fr\/tr\/wp-json\/wp\/v2\/media\/468"}],"wp:attachment":[{"href":"https:\/\/nalog.fr\/tr\/wp-json\/wp\/v2\/media?parent=2661"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/nalog.fr\/tr\/wp-json\/wp\/v2\/categories?post=2661"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/nalog.fr\/tr\/wp-json\/wp\/v2\/tags?post=2661"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}