The following 10 aspects must be investigated clearly in advance.

1. Nature of land

Some shops currently on the market were converted from original residences through "residence reform". These two types of houses are two completely different types of land. Nature of use.

"Residential buildings" are houses exclusively for living, while "commercial buildings" (the full name is commercial service buildings) are houses used for business and to serve residents' lives. The two occur in at least three aspects. change. From a land management perspective, "residential to non-residential land" has changed the land use, that is, from "residential land" to "commercial land"; from a planning perspective, its connotation has been changed to various items in the "Construction Project Planning Permit" According to the provisions of this regulation, from the perspective of house use function, the house has a business function.

Article 18 of the "Interim Regulations on the Assignment and Transfer of Urban State-owned Land Use Rights" once stipulated: "If the land user needs to change the land use specified in the land use right transfer contract, he shall obtain the consent of the transferor and obtain the The land management department and the urban planning department shall approve the re-signing of the land use right transfer contract in accordance with the relevant provisions of this chapter, adjust the land use right transfer fee, and handle registration." It can be seen that if the "shop" invested in is originally a residential land, there will be trouble in the future.

2. Planning changes

It is necessary to understand whether the store location and its surrounding areas will face planning changes in the future, which will also be an important step in determining whether the investment is successful.

From a macro perspective, if the entire city launches a new round of planning outline, the shops invested in will definitely be affected by the new round of planning in the future. For example, the Hongqiao transportation hub project in the western region of Shanghai indicates that the entire Shanghai and the Yangtze River Delta will form a "metropolitan area" three hours' drive away, which will attract a large number of people, logistics, information and capital flows in the future. This highlights commercial real estate investment opportunities in the western region of Shanghai. From a micro perspective, once a new rail transit line is planned to be built around the invested shop, it is certain that the value of the shop will increase.

3. Related Rights and Interests

The so-called shop rights and interests mainly include two contents, one is the property rights of the house, and the other is other related rights and interests. The former can be proved as long as there is a birth certificate, while the latter involves a lot of content. For example, whether the second-hand shop originally had a tenant, what agreement the tenant had with the landlord, how to deal with the interior decoration of the shop, etc., will all involve the "rights" of the investor.

As we all know, the original tenants of second-hand shops have the "right of first refusal", so investors must understand the original agreement signed between the tenant and the landlord before buying a house. If the tenant waives the "right of first refusal", the landlord must also provide relevant written evidence. As for the original decoration, equipment and other issues, investors should also ask clearly about the scope of their rights and interests to avoid troublesome matters such as compensation after buying.

4. Area size

The value of a shop is directly proportional to its area size, depending on the location and floor. However, from the perspective of personal investment, management and own risks, the shop area is generally 50 to 100 square meters.

Shops of similar area have the advantages of wide market scope, easy leasing, flexible operation, higher rent, small initial investment, and low investment risk, such as small restaurants, clothing stores, convenience stores, coffee shops, Flower shops, tea bars, pharmacies, etc. do not need to be too large in area.

There are two main points to pay attention to when it comes to shop area. Due to the high land prices for shops in bustling downtown areas, try to reduce the area of ??a single storefront when investing. The goal is to increase the unit area value of the shop; if it is a shop above the second floor, try to Choose shops with open and multi-aisle layouts to allow customers to stop and flow easily.

5. Usage structure

The internal structure of a store is very important to individual investors. Especially when considering investing in a store for the catering industry, this point must not be avoided.

Catering is not allowed in shops on the ground floor of residential areas, even along the street. Before investing in a shop, you must know whether it has kitchen and sanitary facilities, whether it can be used in the catering industry, etc. The internal structure and size of the store are also very particular, such as what is the floor height and whether a mezzanine can be installed (or provided with a mezzanine), etc.

If the store height of the ground floor store is more than 5 meters, investors can install a mezzanine by themselves. The first floor is used for business and the second floor is used for residence or small offices. This is the most ideal shop.

It should be noted that the structure and model of the shops should not be messy, the layout of the units should be reasonable, and the effective usable area should be high. This kind of shops are easy to operate; secondly, it is also convenient for the property management company to manage, and the value of the shops will be increased accordingly.

6. Equipment decoration

When purchasing a shop, it is necessary to pay attention to the indoor decoration and equipment, especially the decoration of the house, and make detailed agreements.

Generally, second-hand shops are decorated, and some are equipped with various equipment. When both parties sign the sales contract, it is best to enter into a separate attachment, namely the "Housing Equipment Decoration List". List the equipment and decoration costs, such as whether they are included in the total price of the house, and how much the discount can be, so as to avoid conflicts with the original landlord and surrounding neighbors in the future.

7. Types of taxes and fees

Business transactions require taxes and fees, and individual investors must clarify these taxes and fees. Because these costs account for a high proportion of the house price. The main ones include business tax, deed tax, stamp tax, land value-added tax, personal income tax, etc. The details must be clearly stated in the agreement. Some people suggest that if it is a shop sold by a certain enterprise, some investment can be made in the form of equity transfer. It is said that this can reasonably avoid some taxes and fees.

8. Mortgage Loans

If you consider applying for a mortgage loan when investing in a shop, you must understand the relevant knowledge of real estate mortgage loans.

At present, banks are relatively strict in reviewing shop loans. The minimum area standard is set at 50 square meters, the minimum total price is set at 400,000 yuan, and the loan percentage is mostly 50%. For those shops with independent property rights on the street and divided shops, mortgage loan approval is more stringent. Because these shops may involve future planning and relocation or neighbor property rights disputes and other problems.

Before applying for a store mortgage loan, investors must go to the bank for an appraisal. The estimated price is usually drawn up by an appraisal company entrusted by a commercial bank. The estimated price will generally not exceed the appraised price, and the actual mortgage loan ratio of the store will be less than 50%.

9. Payback time

Shop investment pays attention to long-term returns. Judging from the current domestic and foreign large-scale commercial real estate development experience, the long-term rental income obtained by a high-quality shop is far higher at the initial investment.

For shop investment, the famous saying "location, location, location" still applies. Moreover, store investment is usually directly proportional to returns, but there are exceptions.

For example, some shops in the urban-rural fringe were neglected when they were first built. However, with the acceleration of urbanization, regional markets have grown from scratch, from small to large. Including the increase in regional population, the emergence of residential communities, the opening of roads, the construction of public facilities, etc., housing prices or shop prices will rise, prompting the appreciation of shop investment. Of course, not everyone can spot this kind of "potential shop". The main thing is to be able to endure loneliness.

If you invest in shops in large-scale commercial real estate projects, the quality of the developer, including its strength, ability, integrity, professionalism and popularity, is worthy of attention. This is closely related to the return on investment in the shops. Because this involves issues such as the developer's future market cultivation and unified management of the store.

10. Market factors

Market factors have a crucial impact on shops, including macro, meso and micro factors. Some can be foreseen and controlled, but some are unpredictable. This depends on the overall quality of the investor himself.

Shanghai’s retail market has been established for seven years since 2001, and it is gradually maturing. However, there are also distinctions between high and low speeds. For example, "golden" popular shops are often priceless and unmarketable, including prime locations such as Huaihai Middle Road, Nanjing East Road, Yu Garden, Xujiahui, etc.; while shops in colder locations are difficult to sell and face greater operating difficulties. .

It is recommended to pay attention to the following types of shops in the near future: shops at the bottom of shopping malls, commercial streets, professional markets, wholesale markets and other types of shops. However, most investors in property-right shops such as shopping malls and shopping malls have not made any money.

The issues involved here are very complex, and you need to consult investors with experience or lessons. They are the real "teachers" of your investment store.

In addition, you should also pay attention to:

1. Pay attention to the higher down payment and monthly payment. Shops have always required a 50% down payment and a 10-year mortgage period. In addition, commercial rents are relatively high, but it is not possible to fully offset the rent, so a certain amount of funds must be reserved for working capital. Generally, the appraised prices of shops are not high, so you don’t need to consider these for one-time payment, but you have to consider them for the buyer when shipping.

2. The rent levels of shops vary widely. Even for shops with leases, the rent levels may not be real. When investing in shops, you must clearly investigate the rent levels of the shops, otherwise it will lead to high prices. Bought a low-rent store. 3. When investing in a shop, you need to understand the true structure of the shop. A shop may be formed by merging the shops of two owners. If the shop you buy belongs to the second half of the shop, you will not be able to rent it out independently for business.

4. The shops are very different and have poor comparability, which tests the experience and vision of investors.

Hope to adopt it, thank you