segunda-feira, 8 de agosto de 2016

10 Practical aspects in the purchase of real estate - 07/18/2016

10 Practical aspects in the purchase of real estate - 07/18/2016
* Marcelo Sicoli
For the realtor starting in the profession, multiple contacts, offers and interactions of potential customers who seem absurd, or so-called "outliers" are actually much more common than you might think. In many buyers is a marked lack of information on the variables involved in the purchase or rental imóveis.Vale mention that to practice, they completed technical course, have professional record, a peculiar knowledge framework and own dissemination channels. The realtor is essential character in the real estate transaction process. Without it, the experience can be disastrous! Some customers who venture in this process are disappointed deeply. Resorting to a skilled professional increases the chance of making the most quiet, fast and successful experience.
Destacas real estate sector entities have drafted useful and concise manual with tips for shoppers. Overall, however, Brazilians have no habit of reading, despite the purchase of a house or even property investment often represent savings of a lifetime.
The broker is the person most familiar with the real estate market. Some general tips:
1) Make sure that you are dealing with a realtor duly registered in CRECI of their status. Common in the Federal District, the intermediation of third-party real estate by non Realtors is configured for illegal exercise of the profession and crime in some embezzlement cases.
2) There are neighborhoods consolidated in the Federal District, with excellent infrastructure and good location, however do not fall in bank funding rules of the major financial institutions (Caixa, Brazil Bank, Itaú, Bradesco, Santander etc.). Often for not being legalized and do not have scripture, has "assignment of rights". The overwhelming majority of condominiums in the Botanical Garden, Vicente Pires, Polo Guara fashions for example. So if you want to seek finance other neighborhoods.
3) The websites of major banks bring financial calculators where you can make simulations that give an excellent direction. Enter your age, marital status, income, balance of FGTS, amount available for entry and go testing different periods: 10, 20 or 30 years to see the amount of the installments. In this activity that takes a few minutes on the computer, many are surprised to see that they should seek property with lower price, you can dream higher than initially planned or let's face it, postpone the dream of home for a few more years. Remember that the more money the view can give input, less money will have given the bank at the end of the period. You can compose income or even use the FGTS all members who will reside at the property.
4) Proposed exchange lots, rural real estate, real estate in other cities or countries, boats, aircraft, used cars for real estate has very low probability to succeed. Tip: selling their assets in their respective channels, raise money and resume contact. Change a property for cash is much easier to measure, evaluate and streamline trading.
5) This property is "small." 25 m2 and 200 m2 are fixed variables, and obviously observed in all districts. A property of 35 m2 X neighborhood will have the same size in Y. neighborhood Search for a larger property, or that best suits your financial situation.
6) Many buyers-sellers, or those who need to sell a property to buy another overvalue the liquidity of its property (speed on sale) and many times its value. There are cases where sellers-buyers future that already engage in marathons calls and visits and are frustrated when faced with the reality of the variables mentioned: it takes to sell the property and low interest in the offered price. A good broker can price properly and use professional techniques to boost sales. The higher the sales value of their commission naturally. But the pricing terms in "off the market" ultimately balk sale. On the other hand there are also significant costs in the transactional process: mobile, internet, fuel, banners, paid ads, professional photographers, many operating costs etc. The deal has to be good for sellers for those who purchase and who will put the pieces together.
7) Be methodical in the search. Create spreadsheet or write down in a notebook, homeowners who are interested, to whom and when we called and details obtained from the contact and visits. Optimize time and avoid rework.
8) Schedule visits only after winning the steps above. Think about times and days you can meet. In case of withdrawal, briefly report by phone, e-mail and today the popular whatsapp. There is a great amount of interactions via email, which are NEVER answered by interested parties. Respect the work of those who live "in" and "the" real estate market.
9) Give the exclusive broker of your choice. Many homeowners are "burn" in the market to have several real estate advertising. The lack of owner commitment inevitably generates motivation on the part of brokers. After all, large investment of time and money can be made for "other" close the deal.
10) In the face of all the security and convenience, be sure to leave your property for sale or rent with a realtor, is a highly cost-effective investment.

* Marcelo Sicoli - is an international consultant, realtor and liquidator in the Clinical Center West in BSB. contact@enterbrazil.com


Key-words(Palavras-chave): Imóveis, imóvel, financiamento, financiamento imobiliário, corretor de imóveis, CRECI, casa própria, sonho da casa própria, CAIXA, CEF, Caixa Econômica Federal , 2016, imóvel residencial, imóvel comercial, investimento, investidor, casa própria

Interview to Journalist Sofia Fernandes on 29/07/2016

Interview to Journalist Sofia Fernandes  on 29/07/2016
I'm looking for information on the housing market from Brasilia to a story. As I am still in investigation stage, still do not know exactly what will be the main focus. My curiosity leads me to the following questions:

BY Marcelo Sicoli * Director of Sindimóveis.
* Is an international consultant, realtor and liquidator of commercial building in the Southwest in BSB. Your opinion is PERSONAL AND AUTHORITY OF ANY unlinked THAT IS ON E-MAIL: contact@enterbrazil.com

1) With so much coming and out-workers in the federal capital, there is a lot of turnover of real estate?
YES. With the downsizing of public administration announced the new chairman, and consequent reduction of ministries and commissioned positions, in fact, most commercial buildings occupied by public bodies will be returned and more residential properties as well. However, especially for single-family properties (Kitnets, small apartments and flats) demand is always high.
As investment is better to have 4 Kitnets R $ 250 thousand more than an apartment of R $ 1 million.

2) Do you have an idea of ​​the unemployment rate of real estate in Brasilia? Where that unemployment is more concentrated?
Commercial or residential? In commercial real estate in the south and north wing, the so-called master plan the unemployment rate reaches 25% motivated by lack of parking, unrealistic rental values, lack of public safety, growth of online commerce and greater preference for shopping centers for a large range of products.

3) What are the periods of greatest demand for rental, and what are the most widely targeted sites in the city - inside and outside the master plan?
It depends on where the person will work and also income. We know there are people moving daily from around the DF to work in the center of Brasilia. Sometimes a more expensive rent, to be closer to work, can financially compensate in fuel economy (transport in general), time and improved quality of life.

4) What is the most expensive square meter of Brasilia?
The DMI-VivaReal index shows the average price based on your portal made ads. Note that ad values ​​are very different from the actual values ​​in which transactions are being realized. Southwest in the Third Quarter of 2015 had the price of R $ 9,685 and North Wing then to R $ 9,000. Always frieze customers that the variable "square meter" is too cold to encompass the complexity of variables involved in pricing a property. In the same building there are several realities, as free cash or not, high floor, condo infrastructure, number of parking spaces, proximity to attractive trade and urban parks, level of renovation and finishing etc.


5) How do you and your team evaluate these new real estate projects in the city, such as Northwest, opened this time low in the market?

I think there is now much more supply than demand in the DF. Especially in commercial property, in a universe of over 10 years I do not see that existing commercial buildings or even the several planned launches will find buyers and / or especially occupants. Pessimistic may seem, but there is no need for new commercial buildings in the master plan there including (South Wing, North Wing, Southwest and GIS). In the Southwest and GIS, there are several modern buildings, whose vacancy rate is huge. Homes are rented time at symbolic prices to the tenant pass to afford the annual property tax and condo thus exonerating the owner. The trend is that the selling price of real estate to fall significantly, as other investment categories offer increasingly higher returns on invested capital.

Data released by official agencies indicate significant housing deficit in Brazil. In the Federal District, however, I see that with the emergence of an entire neighborhood as the Northwest, there is no need to create new districts facing the middle class or high average. The trend is that Northwest prices will be stable for many years, after passing through expressive value falls in the last 10 years.

In the commercial segment, I see that especially architectural firms, advertising or law has migrated to the comfort and privacy of homes in South Lake;

Entrevista a Jornalista Sofia Fernandes em 29/07/2016

Entrevista a Jornalista Sofia Fernandes em 29/07/2016
Estou à procura de informações sobre o mercado imobiliário de Brasília para uma matéria. Como ainda estou em fase de apuração, ainda não sei exatamente qual será o foco principal. Minha curiosidade me leva às seguintes perguntas:

POR Marcelo Sicoli *Diretor do Sindimoveis.
* é consultor internacional , corretor de imóveis e síndico de prédio comercial no Sudoeste em Brasília-DF. Sua opinião É PESSOAL E DESVINCULADA DE QUALQUER ENTIDADE A QUE ESTEJA LIGADO e-MAIL: contact@enterbrazil.com

1) Com tanto entra-e-sai de funcionários na capital federal, há muita rotatividade de imóveis?
SIM. Com o enxugamento da máquina pública anunciado pelo novo presidente em exercício, e com consequente diminuição de ministérios e cargos comissionados, de fato, mais prédios comerciais ocupados por órgãos públicos serão devolvidos e mais imóveis residenciais também.  No entanto, especialmente para imóveis unifamiliares(kitnets, apartamentos pequenos e flats) a demanda é sempre alta.
Como investimento é melhor ter 4 kitnets de R$250 mil do que um apartamento de R$1 milhão.

2) Vocês têm uma ideia da taxa de desocupação dos imóveis em Brasília? Onde essa desocupação é mais concentrada? 
Comercial ou residencial ? Em imóveis comerciais na asa sul e norte, o chamado plano piloto o índice de desocupação chega a 25% motivado por falta de estacionamento, valores irreais de aluguel, falta de segurança pública, crescimento do comércio online e maior preferencia por shopping centers para uma grande gama de produtos.

3) Quais são os períodos de maior procura por aluguel, e quais são os locais mais visados atualmente na cidade - dentro e fora do plano piloto?
Depende de onde a pessoa vai trabalhar e também da renda. Sabemos que há pessoas que se deslocam diariamente do entorno do DF para trabalhar no centro de Brasília. As vezes um aluguel mais caro, para ficar mais próximo do trabalho, pode compensar financeiramente na economia de combustível (transporte em geral), tempo e  melhoria da qualidade de vida.

4) Qual o metro quadrado mais caro de Brasília?
O índice DMI-VivaReal mostra o preço médio baseado em anúncios feitos em seu portal. Vale destacar que valores de anúncio são bem diferentes dos valores reais em que as transações estão sendo concretizadas. Sudoeste no Terceiro Trimestre de 2015 tinha o preço de R$9685 e Asa norte em seguida com R$9000. Sempre friso aos clientes que a variável “metro quadrado” é muito fria para abranger a complexidade de variáveis envolvidas na precificação de um imóvel. Em um mesmo prédio há varias realidades, como vista livre ou não, andar alto, infraestrutura do condomínio, quantidade de vagas na garagem, proximidade com comércio atrativo e parques urbanos, nível de reforma e acabamento etc.


5) Como o senhor e a sua equipe avaliam esses novos projetos imobiliários da cidade, como o Noroeste, inaugurados neste momento de baixa no mercado? 

Acho que há atualmente, muito mais oferta que demanda no DF. Especialmente em imoveis comerciais, num universo de mais 10 anos não vejo que os prédios comerciais existentes ou ainda mais os vários lançamentos previstos encontrarão compradores e/ou especialmente ocupantes. Pessimista pode parecer, mas não há necessidade de novos prédios comerciais no plano piloto ai incluindo (asa sul, asa norte, Sudoeste e SIG). No Sudoeste e SIG, há vários prédios modernos, cuja a taxa de vacância é enorme. Imóveis são alugados as vezes a preços simbólicos, para que o inquilino passe a arcar com o IPTU anual e condomínio desonerando assim o proprietário. A tendência é que o preço de venda dos imóveis caia significativamente, já que outras categorias de investimento oferecem cada vez mais retornos mais elevados para o capital investido.

Dados divulgados por órgãos oficiais apontam expressivo déficit habitacional no Brasil. No DF, no entanto, vejo que com o surgimento de um bairro inteiro como o Noroeste, não há necessidade de criação de novos bairros voltados a classe media ou media alta. A tendência é que os preços do Noroeste ficarão estáveis por muitos anos, após terem passado por expressivas quedas de valor nos últimos 10 anos.


No segmento comercial, vejo que especialmente escritórios de arquitetura, publicidade ou advocacia tem migrado para o conforto e privacidade de casas no Lago Sul;