Bất động sản vẫn được coi là kênh trú ẩn đặc biệt an toàn của dòng tiền, tuy nhiên, các chuyên gia cảnh báo đây là cuộc chơi mạo hiểm cho những ai muốn “đánh nhanh, thắng nhanh”. nhất là trong bối cảnh thị trường tiềm ẩn nhiều biến động.
Mới đây, kết quả khảo sát hồ sơ khách hàng của 10 công ty bất động sản lớn tại TP.HCM và các tỉnh phía Nam giai đoạn 2020-2022 do công ty Việt An Hòa công bố cho thấy, tỷ lệ nhà đầu tư mua bán nhanh (lướt sóng) tại khu vực phía Nam. thị trường bất động sản giảm dần và điều chỉnh về 0%.
Không còn “sóng” để lướt?
Nguyên nhân khiến các nhà đầu tư lướt sóng lần lượt “bốc hơi” trong thời gian qua, theo lý giải của các chuyên gia là do thanh khoản nhà ở có dấu hiệu xuống thấp. Thời gian mua bán ngày càng kéo dài, gấp 5-10 lần trước, nhóm đầu cơ không còn sóng để lướt sóng.
Một phần nguyên nhân đến từ thanh khoản ít ỏi, nhưng không thể phủ nhận những động thái siết chặt thị trường từ chính quyền và địa phương, đặc biệt là việc nhiều ngân hàng đồng loạt “thả phanh” tín dụng đổ vào bất động sản, đang góp phần tiếp tay cho giới đầu cơ lũng đoạn. , giảm mua và bán hoàn toàn.
Tuy nhiên, theo các chuyên gia, những con số thống kê chỉ mang tính chất tham khảo, bởi tình trạng đầu cơ, thổi giá, lướt sóng trong lĩnh vực bất động sản khó có thể loại bỏ hoàn toàn. ngược lại, luôn âm ỉ và chực chờ bùng nổ khi có cơ hội.
Đơn cử, thời gian qua, “cò đất” khắp nơi đổ về các vùng quê Bình Dương, Bình Phước… tạo nên cơn sốt ảo, gây hỗn loạn ở nhiều vùng quê yên bình, nhất là những vùng có quy hoạch phát triển. dự án cầu.
Thời điểm lướt sóng không còn nở rộ, nhà đầu tư cần chuyển hướng đầu tư dài hạn để đảm bảo an toàn. (Ảnh của LM).
Cụ thể, tại Bình Dương, từ khi có thông tin huyện Dầu Tiếng quy hoạch khoảng 10.000 ha làm khu, cụm công nghiệp, thị trường nhà đất khu vực này bắt đầu dậy sóng. Sau khi gom đất, nhiều nhà đầu tư lớn bắt đầu lập hồ sơ tách thửa, phân lô, tạo sóng bán lại với mức lãi gấp x2, x3 lần.
Trước đó, cuối tháng 3/2022, UBND tỉnh Bình Phước đã kiến nghị Thủ tướng Chính phủ về việc xây dựng cầu Mã Đà nối Đồng Nai để rút ngắn khoảng cách 60km đến sân bay Long Thành và cảng Cái Mép – Thị Vải. Gần như ngay lập tức, khu vực huyện Đồng Phú và vùng lân cận nhộn nhịp môi giới.
Không chỉ ở miền Nam, tình trạng tương tự cũng diễn ra ở miền Bắc. Điển hình như Hà Nội, thời gian gần đây, thị trường vùng ven ngày càng nóng lên vì thông tin quy hoạch.
Anh Phạm Toàn, một môi giới đất ở khu vực Sóc Sơn cho biết, sau khi có thông tin dự án đường vành đai 4 và khu công nghiệp sạch Sóc Sơn sắp ra mắt, mỗi ngày văn phòng anh đón 10-15 lượt khách đến xem đất. , trong đó có nhiều nhà đầu tư có nhu cầu “mua nhanh, chốt lời gấp”.
“Tôi đang tư vấn cho một khách hàng sở hữu lô đất rộng 2.500m2 tại thôn Phúc Xuân, xã Bắc Sơn (huyện Sóc Sơn, Hà Nội), mua từ giữa tháng 2/2022 với giá 7,5 tỷ đồng. Đầu tháng 4, có người trả 8,8 tỷ đồng nhưng chủ đất vẫn chần chừ chưa bán, đây rõ ràng là một cuộc đánh đổi tiềm ẩn nhiều rủi ro ”, ông Toàn nói.
Lập kế hoạch đi đường dài
Có thể khẳng định, nạn thổi giá, lướt sóng trên thị trường bất động sản vẫn âm ỉ, nhưng việc đầu tư theo kiểu “mua đứt bán đoạn” thời gian qua rõ ràng không còn “dễ ăn” như trước.
Trước hết, do việc sử dụng đòn bẩy tài chính ngày càng tiềm ẩn rủi ro lớn. Nếu nhà đầu tư có tài chính ổn định thì gần như nắm chắc phần thắng, ngược lại, nhiều người sử dụng đòn bẩy tài chính ngân hàng, đổ xô mua bán đất nền dự án sẽ dễ thất bại.
Ông Trần Khánh Quang, Tổng giám đốc Công ty Việt An Hòa cho rằng, thời của nhà đầu tư sử dụng đòn bẩy tài chính để lướt sóng đã qua. cơ hội mua bán trong ngắn hạn, góp phần loại bỏ nhóm lướt sóng.
Khảo sát từ thực tế cho thấy, nhiều nhà đầu tư trên thị trường vốn đang có xu hướng chốt lời ở những nơi giá vốn đã cao để chuyển đến những vùng đất mới, xa trung tâm, giá còn rẻ và kỳ vọng có thể lặp lại sóng. “Làn sóng” tăng giá nhưng cũng lắm chông gai.
“Sau 2 năm liên tục“ mọc đồng ”, giá nhà đất ở hầu hết các khu vực, kể cả vùng ven đều ở mức khá cao, đặc biệt thông tin quy hoạch ngày càng minh bạch khiến việc lướt sóng vào năm 2022 sẽ khó khăn hơn”, một chuyên gia.
Để đi được chặng đường dài, theo các chuyên gia, nhà đầu tư cần nắm vững 3 nguyên tắc quan trọng để xác định giá trị bất động sản. Đầu tiên là điện, đường, trường, trạm. Thứ hai là chính sách phát triển kinh tế của địa phương. Thứ ba là sự góp mặt của các “ông lớn” bất động sản hay sản xuất tạo nên sức hút cho người dân đến sinh sống và làm việc.
Dưới góc nhìn của một nhà đầu tư giàu kinh nghiệm, ông Hoàng Anh Tuấn chia sẻ, thông thường nhà đầu tư mới chỉ quan tâm đến vị trí, hay giá cả và vị trí. Còn đối với các nhà đầu tư cấp cao, họ quan tâm đến luật và sổ sách như thế nào rồi mới nói đến. Nó khác nhau, vì vậy để giảm thiểu rủi ro, cần phải kết hợp cả hai.
“10 năm tới sẽ là thập kỷ của ô tô nên“ đánh bắt xa bờ ”cũng được, nhưng nhà đầu tư cần chọn những nơi có đường lớn, gần thành phố, thêm triết lý mua khi êm, bán khi nóng. nguyên tắc đầu tư dài hạn. Và cần chia tiền đầu tư thành nhiều phần, tránh bỏ hết trứng vào một giỏ ”, ông Tuấn nói.
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