Q: Teacher Jing, do you have any analysis and consideration on the growth space of school districts in Xicheng and Haidian? What do you think of the future trend of school districts? Mainly some old children in the school district. I wanted to buy the Orson plate before, and if I have children, I have to wait seven years before I can use the school district. If you buy this time, you just want to hold it for a long time. Now you are hesitant and dare not make a decision. I hope you can give me some more suggestions.
Answer: Hello, thank you for your trust! Accurately speaking, all the houses in the country belong to school districts, and everyone should be more concerned about the top school districts, that is, the property where the dicing school is located is a "key school". This problem should be analyzed from two dimensions: the first is whether the top schools will disappear. The logic behind this is the problem of educational balance. At present, many cities are also following up, including teachers' rotation, cattle schools helping slag schools, merger, setting up education groups, changing students' sources, sending students directly to cattle, randomly assigning places by computer, prohibiting recruitment, adding characteristic schools, building new schools with high specifications and selecting sites nearby.
However, these methods are not very effective. Judging from Beijing's past experience, it is not common for public schools to become cattle schools. On the contrary, it is common for private slag schools to become cattle schools. No matter how much help you give, people still avoid it, and the slag school directly pulls a cow school. From the perspective of housing prices, these combination punches still have a great impact on the top school districts with sky-high prices, and the decline is visible to the naked eye. The second is the essence of school district housing, which involves the balance of educational resources; At present, the distribution of educational resources is essentially the way of household registration+real estate license, and the result is that household registration gives priority to admission. This is the main factor leading to the high premium of the top school district, and the phenomenon caused by this way is class solidification and class contradiction.
Therefore, in recent years, we have been carrying out educational reforms to make up for it, such as changing a single school into multiple schools, increasing the number of consistent schools, increasing various directly administered schools, and increasing the proportion of places in schools. But at present, the family-centered enrollment situation has not been fundamentally improved. So far, we still can't find a more suitable and fair way to allocate high-quality educational resources. Some people say that students can be screened by their grades. This is sheer nonsense and will further intensify contradictions. Households+rooms = Tickets will last for a while. Therefore, accurately speaking, school districts will not disappear, but key school districts are likely to disappear, at least not because of the premium of quality education. If the country wants to control the sharp rise in housing prices, it is bound to start with the school district housing. If the price of the school district is unstable, then the expectation of the overall house price increase will be unstable. School district housing has always been the biggest and most prominent, and this set is nothing else.
We can see that subject training is a billion-dollar industry. It is too simple for the government to directly reset to zero, and all public and private schools are decoupled, smoothing the gap between key schools and ordinary schools and cracking down on the sky-high school districts. In particular, the school district has a high premium, so it is not recommended to touch a house that is basically unsuitable for living. With the increase of uncertainty in the future, the premium of school district housing will be gradually smoothed out. This is also the reason why I don't recommend buying top-class school districts, especially those that are old and small and have a very high premium; If the policy changes again, it will be easy to buy at the top, and no one will take over.
There are not many school districts that I am optimistic about, and some high-quality plates in high-quality areas are ok. Aside from the school district housing factor, their own value is scarce and can be considered. If the school district changes, the value of this CD will not be transferred instantly, and the safety factor is relatively high; The rise of school districts is considerable, but the decline is also serious. At present, the premium is serious, and the most stable investment method is to avoid the school district.
School district housing is a high-risk investment product, so don't invest deliberately. With the constant change of policies, the concept of school district housing may be cancelled at any time, which is risky. Members of the planet generally recommend buying small ones because their children go to school, because the high price of real estate is the price of a degree; The degree is calculated according to the suite, regardless of the size of the apartment. The house price is calculated in square meters. The value of the school district house is the same as the size of the real estate. Once the school district is changed, it may face huge losses. If you are willing to gamble, in the short and medium term, the profit of the school district may be crucial, but risks and opportunities coexist.
A more stable way is to invest in pure houses. Although the increase is not exaggerated by the school district, there will be no fluctuation, but it will rise steadily with the value of the region; More stable! I suggest reading carefully the article "The Core Logic and Principles of Beijing Real Estate Investment" by Planet Top, and wish all the best! Please consult me again if you have any questions.
Q: It's always good to be in Beijing. There is a house in 800 yuan in Beijing and a house in 300 yuan in Shijiazhuang, which is not self-occupied and has no loan. There are still room tickets in Beijing. How to allocate and invest reasonably at present? Thank you!
Answer: Hello, thank you for your trust! First: first of all, we must grasp the lever. Lever is very important. If you have no loan at all, the rate of return is very low. With leverage, the yield can be doubled. In your case, I suggest you sell your house in Shijiazhuang and try to sell the rest. Of course, it is not at a loss, but slowly. Because the liquidity of Shijiazhuang is not as good as that of Beijing, the cash you get after realizing it is leveraged to continue to buy in Beijing.
It is recommended to read carefully the article "You can't move forward without understanding leverage" at the top of the planet. I wish all the best!
1, buy a new house, three homes, and it runs in the family lives at home. 2. There must be a school. My child has been in primary school for 25 years and wants to find a slightly better one. In the first half of 25 years, he needed to register as a student. 3. Prepare a down payment of 2.8 million to 3 million. The repayment ability can bear a monthly payment of about 2.8w If the status quo is maintained, the annual household income should be 100w. I hope the value of the house will be increased and preserved. Commuting time is not considered at work for the time being.
Buying a house: 1,1I bought a house for the first time at the end of June, and I don't understand. I bought it in a small house in Zaoyuan, and it has been falling.
2. At present, the new sites we know are Chaoyang Wangsiying Plate, Poly Jinshang and Chaoyang No.1 Middle School, and there are eleven branch schools next to them. I wonder if I can look forward to it? Is the second phase of Poly worth waiting for? The problem is that it is desolate now, and I don't know what it will be like in 25 years. It depends on the evaluation that the future urban interface cannot guarantee, and whether the life in the past 25 years is convenient and comfortable.
3. Hejinyuan, Heshengmingyue and Xiyueyun in Daxing Old Palace are all surrounded by new houses. I wonder what the supporting development potential is in the future? I can only go to demao school. I don't know if it can be classified as Yizhuang. If you can only go to Demao, isn't it better than Poly Jinshang Eleventh School? How to treat the future appreciation potential and life comfort of the two plates?
4. Is Xihongmen Oak Bay less advantageous than the first two? Is it the right time to buy a new house recently? I'm afraid I didn't step on the right time like at the end of 20 16.
5. Are there any recommendations for second-hand houses in Chaoyang District and Yizhuang? I don't want to go to the old house near Chuiyangliu Primary School recommended by my friend ... to buy a second-hand house, because the loan amount is small, I feel that I can't buy a suitable third-class new house? Excuse me, if you buy a second-hand house, is it a bit of a waste of the first loan qualification? How to make good use of leverage? thank you
Answer: Hello, thank you for your trust! 1. On leverage: If you buy the right investment, the greater the debt, the higher the profit; If you buy the wrong investment, the bigger the debt, the more serious the loss. This does not mean that the first loan must be as full as possible, provided that your house needs to increase in value. If the increase is poor, or does not rise or even falls, the interest cost plus inflation will lead to serious losses and the differentiation of the property market will intensify. If we continue to print money, the gap will get bigger and bigger.
Regarding new houses and second-hand houses, the advantage of new houses is that there are no transaction costs, such as agency fees and taxes. The disadvantage is that the general location of new houses is not ideal, the supporting facilities are immature, and there are many uncertainties in some planning and landing. In addition, the number of years of obtaining the real estate license is relatively long, and the financial attribute is weaker than that of the second-hand house.
The advantage of second-hand housing is that it was built earlier, so it has a better location and a wider range of choices. Basically, you can buy any kind of real estate anywhere. Secondly, the matching is more mature, the advantages and disadvantages are visible to the naked eye, and there is more certainty. The key is that you can get the property right certificate immediately after the real estate transaction, and once you get it, you can get some corresponding loans for several months to solve the problem of monthly supply in the future.
The specific answer: 1, Zaoyuan plate is not very bad. I don't know what kind of plate you have. You can ask the intermediary. If the market is good and the price has rebounded, you can consider going out again. Zaoyuan belongs to the commuter housing sector. There must be at least two bedrooms in this area. If the area is too small or the property is very old, the competitiveness in the market will be weak. Why do commuter buyers go far away to buy a house just for two points?
2. The supporting facilities of Wangsiying are not bad either. Desolation is only one aspect. The most important thing is that the pattern in this area is difficult to change. If you drive around this area, including the surrounding area, the summary is chaos, business circle chaos, interface chaos and personnel chaos. If this area is not transformed, it will have no advantage in market competitiveness in the future, such as Jiuxianqiao and Panjiayuan, which have natural geographical locations, but house prices will still fall all the year round.
3. The premium of Daxing Yinghai and Jiugong is very serious, and the possibility of buying it is 90%. The property with the largest transaction volume in Bohai Sea is Xinghai Garden, followed by Yujing Garden and finally Demao Community. Xinghai Garden is 36,000, Yujing Garden is 42,000 and Demao Community is 38,000. The regional quality is the second highest, with 47,000 yuan in Chenzi Garden, which has dropped for five consecutive years.
But this is the price you bought, the price the developer sold you, and the real decisive battle is the second-hand housing market, that is to say, you are really listed for sale in the second-hand market, what is the price for the first sale, how long is the second transaction cycle, and when the second-hand is really sold, how many times is it different from the surrounding first-hand discount?
This discount rate is an obvious indicator; I don't recommend choosing high-quality plates in this field. In the case of long-term lack of purchasing power in these sectors, it is difficult to drive such a high price. Therefore, they will continue to stand guard. It is more difficult to beat the average market increase. Xihongmen Oak Bay is too far away from Daxing New Town. The future is also a commuting area. Let's take a look at the second-hand and second-hand products of Xihongmen and Zaoyuan. Xihongmen is the leading plate of Daxing, which has holding value and has a greater chance to make up for it later.
There are many ways to solve the second-hand housing loan quota. You can trust me privately, and I will tell you the specific operation plan.
If it's pure investment: not counting commuting, down payment of 3 million yuan, plus 400 yuan's leverage, the total price is controlled in 700 yuan, and your monthly payment ability can be borne, and you can borrow money to buy a house after one year. Considering the popular areas, Erxin and Fannie are relatively stable, such as Wangjing, Chaoqing and Yizhuang.
Your idea of buying a house is chaotic and has no focus. No matter which dimension you consider, remember that investment is not DB, and investing in real estate is equivalent to holding shares in this city. The general direction is related to the location you choose, accounting for only 70% of the factors, followed by products; Those who protect their wealth well, invest steadily, never touch venture capital, and do nothing for uncertain or incomprehensible things. I suggest reading carefully the article "The Core Logic and Principles of Beijing Real Estate Investment", and wish all the best!
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Macro category (some articles)
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07# can't move forward without understanding the lever.
4 1# on the real estate bubble
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1 1#
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