Analysis of hematemesis: How does Xiaobai buy the first suite in Beijing?

This article is mainly about some hard-core knowledge about buying a house. Give Xiaobai, who plans to buy a house, a basic science.

Strive to achieve such a goal: after reading the article, you have advanced from the level of novice village (knowing nothing) to being able to do primary copywriting (buying a house independently).

1

I have two most sincere suggestions about buying a house.

Since I started to do real estate from the media, I have replied that there are not tens of thousands of questions, at least thousands of questions. Friends who are not familiar with me may think that I have a bad temper and have no patience to answer questions, but Lao Fen will grasp my key points and know how to ask questions before he can get the answers he really wants.

You may find it difficult to ask questions, not to mention it is really difficult for some people.

Many people don't even do the most basic homework, and they want others to answer them in detail. This is actually a disrespect for the other party-I don't even know the qualification, down payment and monthly payment for buying a house. It wastes your time and my energy. In the end, this exchange can only end in discord.

In addition, there are really few hard-core dry goods channels that buyers can obtain. A search on the Internet shows that there is a lot of information about buying a house, but most of them are mixed articles, and most of them have no logic. It is also easy to incite the mood of buyers, so that people who really need to buy a house go astray. Many white people often ask, where is the highest increase? When will the house price go up?

Like I know everything. They want me to be a fortune teller on the overpass. I can break my fingers and tell you: benefactor, look at your red face and wonderful bones. I have a copy of "Cheats of Buying a House" to teach you, to ensure that you earn tens of millions in three years and reach the peak of your life.

Think with your toes. Is this possible? With this good thing, why do I need Baba's code word, is it not good to borrow money for real estate speculation?

Buying a house can fight inflation, and now it is something that the aunt in the vegetable market knows. But everyone wants to make a fortune with a sickle, so where can I find leeks? Not to mention how many real estate speculators went bankrupt in Shenzhen in 2008. More recently, from 17 and 3 17, how many people bought houses in Yanjiao and Beijing?

Therefore, I have always believed that buying a house can fight inflation and achieve stable asset appreciation, which is enough. Real estate speculators compete for financial strength, cash flow, deep insight into market humanity, and luck against policies. It is luck to bet once, but if you always feel that there is such a good thing and form a path dependence, you will lose everything sooner or later.

Before you want to buy a house and get rich, ask yourself:

Are you smarter than others? Do you know your opponent better?

Are you ready for enough cash and high-quality loan qualifications?

You little white who doesn't even know the process of buying a house. Why can you win the market for decades?

Therefore, I have two most sincere suggestions for buying a house:

1, don't think about how to make money, first make sure you don't lose money.

Please always remember the first rule.

2

Three principles of buying a house for Xiaobai

Next, let's take the Beijing market as an example to talk about how to avoid losing money and try to buy the right one.

According to Uncle Cat's experience, Xiaobai should pay attention to the following three principles when buying a house:

Don't look at the new house, look at the second hand.

Look at the industry instead of the loop line.

Look at the products instead of the depressions.

Let's analyze them one by one.

Don't look at the new house, look at the second hand. This is not to say that you are not advised to buy a new house, but you must buy a second-hand house. It means that only the price of second-hand houses can reflect the most real market price.

Beijing market is different from most cities in China. Beijing is a very mature second-hand housing market. It can be said that from the beginning of commercial housing, second-hand housing and commercial housing in Beijing coexist.

The following is a brief history of housing in China. From the founding of the People's Republic of China to the housing reform in 1998, China adopted the housing distribution system, and houses have been in short supply.

1998 After the housing reform, Beijing introduced 19 affordable housing, including Tiantongyuan, Huilongguan and other large residential quarters, and a large number of new houses began to be sold. In the second year, 654.38+0.6 million public houses were approved for sale, and the second-hand housing market opened immediately.

After more than 20 years of development, the vast majority of second-hand houses in the Fifth Ring Road are in the world. It can be said that the average price of second-hand houses in a sector has become a yardstick to measure the value of this sector.

In the same area, if there are new houses and second-hand houses, if the price of new houses exceeds 20% of the second-hand houses of the same quality and type around, it means that the value of this new site has been overdrawn. We call this new quotation a premium quotation. You can buy it, but the price/performance ratio is gone. The extra premium of more than 20% is the price you pay for building quality and your life. We must be cautious in investing in such real estate.

But in fact, there are not many overlapping plates between new houses and second-hand houses. Most new houses in Beijing are outside the Fifth Ring Road, and second-hand houses are inside the Fifth Ring Road.

So whether to buy a new house or a second-hand house? It mainly depends on your budget and the stage of your life.

Single, newly married first-time home buyers will give priority to the new temporary railway houses on the Fifth and Sixth Ring Roads. In exchange for the growth space of the property at the expense of commuting time.

This conclusion is mainly considered from the perspective of insufficient down payment and precious loan qualification. We all know that Beijing room tickets are precious, but in fact, the loan qualification of the first suite is more precious. Why is the first loan also called a virgin loan? This means that most people have only one chance in their lives.

On the premise of not affecting your life and providing enough monthly payment, the first thing you should consider is how to make full use of the qualification of the first suite, borrow as much as possible and pay less down payment. Especially business friends know that mortgage, a long-term loan with large amount and low interest, is a very high-quality and rare loan.

Please note that being close to the subway is the most basic requirement, because there is mobility.

Many people ask me that several buildings in Shunyi Daxing panggezhuang and Jinmao Beijing International Community are too cheap. Can I buy it?

I really don't recommend buying it.

Although the quality of these new discs is good, the supporting flow is very poor, and few people take over. Even if it is developed, it will take more than 10 years. Have you ever thought about who to sell it to when you want to replace it in the future?

Therefore, for the first suite, at least choose a new house near the railway. At least the subway can bring popularity here, and business and education will develop faster with popularity. If you sell the house and someone takes over, you can consider renting it even if you don't sell it. It is a robust strategy that can be advanced, attacked and retreated.

I really can't afford a new house in the outer suburbs. Forget it, I really can't lend you money to buy a house, can I? )

For those who are married and ready to have children, they already have some savings and abundant funds. At the same time, they have higher requirements for life-supermarkets, mature medical facilities, convenient commuting and sending their children to school.

This part of the group, the choice is very large, except for a few new houses, you can also see more second-hand in the Fifth Ring Road.

Speaking of second-hand pits, the history of blood and tears I have heard and friends around me have bought second-hand houses, I can say that three days and three nights are different. Wonderful seller won't say anything. Encountering an intermediary with unskilled business and poor personality will really kill people.

In order not to be fooled by an unskilled intermediary, Uncle Cat will discuss the most basic problems that second-hand houses need to pay attention to.

three

Second-hand house, teach you customs clearance by hand.

To buy a second-hand house, we must first understand two things: what is the net down payment? How much can I borrow?

Friends who know a little about buying a house know that when the total price of a new house and a second-hand house is the same, the down payment of a second-hand house is much higher than that of a new house.

This is because, in addition to the down payment, there are two big heads: taxes and intermediary fees.

That is, the down payment actually paid for the purchase of second-hand houses = down payment for the purchase of houses+taxes and fees+agency fees, etc. , also called net down payment.

Embarrassed, many intermediaries will not help you calculate a more accurate net down payment. In the process of buying a house, there are many examples of buyers paying more.

Speaking of money, you must do it yourself.

Next, I will tell you about the taxes and fees of second-hand houses in detail and explain the purchase strategy.

1. In case of tax reduction, the priority purchase orders are:

All five unique > all two (including all two unique and all two non-unique), all five non-unique > less two (including less two unique and less two non-unique)

Look at how much we have contributed to the country by buying a house.

The main taxes and fees of second-hand houses are deed tax, value-added tax and personal income tax.

A/ First of all, you can't escape the deed tax. As long as there is a transaction, you must pay the deed tax.

Buying a house for the first time: the tax rate below 90 square meters (inclusive)1%; Over 90 square meters, the tax rate is 1.5%.

Second house purchase: the tax rate is 3%;

If the house you want to buy has been registered for five years (or the deed tax invoice is issued for five years), and it is the owner's only house in Beijing, then you only need to pay the deed tax, and the state does not have to pay extra bonus hunter.

B/ If the house is less than five years old, you have to pay a tax in addition to the deed tax. Taxation is a terrible thing. Individual tax = (current online signing price-original value) *20%, the original value is the online signing price of the last transaction. Only when the original value cannot be found, individual tax = online signing price * 1%.

In most cases, the tax is calculated according to 20% of the difference. Do you want to vomit blood when you see this?

C/ don't vomit blood yet. If the house you want to buy is less than two years old, you have to pay not only deed tax and individual tax, but also a handful of wool-VAT. It is estimated to be 5.3% of the online signing price or 5.3% of the online signing price-the original value, which is not a small sum.

As can be seen from the above, for ordinary housing, priority should be given to those with the only goal of five, followed by those that are not unique and full of two. In the worst case, there are less than two, and all taxes, value-added tax and deed tax must be paid.

As for two and five, it is not the only choice. This involves the original value of the last online signing price, or it needs to be calculated specifically.

2, need to reduce taxes and fees, the priority procurement order is

Ordinary residence > non-ordinary residence

Purchased public housing > second-class affordable housing > first-class affordable housing (April 20081/the first five years) > first-class affordable housing (April 20081/the second five years).

First of all, ordinary houses and non-ordinary houses.

The main differences are as follows:

Although most houses in Beijing do not meet the above standards. But for groups with purchasing power below 4.86 million yuan, it is still worth buying if they encounter ordinary houses.

Compared with ordinary houses, ordinary houses have two main advantages:

1 is a low down payment cost.

The down payment for the first suite of Puzhai can reach 35%, 40% for non-Puzhai, 60% for the second suite of Puzhai and 80% for non-Puzhai.

2. Low taxes and fees.

Except that the taxes and fees of non-ordinary houses may be higher than those of ordinary houses, the main difference in taxes and fees is that after two years, ordinary houses do not have to pay VAT, and non-ordinary houses still have to pay VAT.

VAT+VAT surcharge = online signing price ÷ 1.05 x 5.3%

For example, because of the construction of Tongzhou Sub-center, there are many friends who consulted the Batong Line in the past two years. Once a friend wanted to consult a house with a total price of 3.5-4 million. Please note that the scope of 4 million yuan is not an ordinary house, which means it is the only house with five years. To buy a non-ordinary house with a total price of 4 million, the down payment should be 5% more, and the value-added tax should be about 200,000 more.

Please note that if the online signing price is controlled within 3.74 million, you can pay less down payment and pay less taxes.

In addition, due to the particularity of Beijing market, there are various policy houses in the second-hand housing market. In addition to the above taxes and fees, this kind of property also needs to pay extra land transfer fees or comprehensive land prices.

Purchased public houses:

Husband's house is the unit house many years ago, and it is also the most advantageous policy house. You can increase the loan amount according to the standard transaction of ordinary houses, and you can avoid the 20% difference by paying the full amount 1% tax because you can't find the original value.

As for the land transfer fee, it is only tens of dollars. It's so friendly.

We often see this kind of house before 1990s in the main city. Especially in the school districts of Dongxicheng and Haidian, the husband's house is a very sought-after house with low taxes and high loans.

Affordable housing: it is divided into a class of affordable housing and a class of affordable housing.

A kind of affordable housing, mostly small-sized ordinary houses of low-income families, can be sold for five years.

The comprehensive land price needs to be paid:11April 2008, and 10% of the online signing price needs to be paid. If it is five years after April 2008 1 1, 70% of the difference will be paid;

For example, Tiantongyuan and Huilongguan, where farmers get on the bus, are one of the earliest and largest affordable housing communities in Beijing. Friends who buy a house remember to include the comprehensive land price.

Second-class affordable housing, including relocated houses, resettlement houses, and units raising funds to build houses, can be directly listed and traded, and is also calculated according to ordinary housing standards. At the time of transaction, pay an additional 3% of the online signing price to pay the land transfer fee.

Panjiayuan got on the bus, and the turnover rate was the largest in Hongshan Jiayuan. There are many second-class affordable houses, and the total price seems cheap, but the actual net down payment is not low. In addition to paying 3% of the land transfer fee, there are many houses with less than five sets, which need to pay 20% of the difference.

Some houses look cheap.

The following is a tax breakdown of different types of houses for your reference.

3. If the tax is low, the online signing price can be high and more loans can be made. If the tax is high, the online sign price can be low to avoid tax.

From the previous explanation, we can know that the ideal housing for second-hand houses is the only ordinary house/husband's house full of five people, but in fact we don't have many opportunities to meet such high-quality housing. In order to improve the transaction efficiency, the intermediary is often too lazy to find this kind of housing for you, but provides you with several ready-made second choices.

How should we deal with this situation?

In fact, in the process of second-hand housing transactions, there is a large proportion, and the real transaction price is different from the online signing price.

In the case of relatively high taxes, especially when the price difference is 20% and the original value is low, a high tax of *20% at this time is simply cruel. In order to avoid tax, buyers often choose to do low online signing price.

Some people say that the original value of a 6.5438+million house is 2 million, and the online signing price is 2 million. Can't you avoid taxes? That's a good idea, but the tax department is not a vegetarian. In order to avoid this situation, each house also has a nuclear pricing, which is the so-called "second-hand housing transfer guide price". If your online signing price is lower than the nuclear pricing, then the tax authorities will collect taxes according to the nuclear pricing.

Therefore, you can only make the online signing price as low as the nuclear pricing and guarantee to pay the least tax.

The following is a summary:

Two strategies of giving priority to buying second-hand houses;

The first is the first set of first loan qualifications. The total purchase price seems relatively high, but if the only tax is low and the net down payment is low, you can borrow more.

Loans are not unlimited. What determines the maximum loan amount is the evaluation price given by the bank. In Beijing, the evaluation price is generally 5% or 10% off the actual transaction price of the house, and there is also a 20% discount for particularly old houses. )

The other is two sets of qualifications, buying a house in full, choosing the one with low total price but high taxes and fees, and doing low online signing price to avoid taxes and fees. You can remortgage when you need money.

PS: Real transaction price ≥ bank evaluation price ≥ online signing price ≥ minimum transfer guidance price (nuclear pricing).

Of course, this article is about the specific problem of buying a second-hand house. The premise is also based on how to choose the right plate and housing.