It is difficult to sell an apartment for some unrealistic money when people have little money. Okay, people have a lot of money. Even on deposits there are a huge number of them. 22 trillion rubles is only on deposits and in precious metals in bank cells. In currency – more than 5 trillion, much less than in non-currencies. With a cost per square meter of 250,000 rubles per meter, this is 108 million square meters. Or 2.7 million 40-meter odnushek.
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It is difficult to get this money into real estate, yet not everyone needs it, and these wild trillions of money are blurred. Someone has a billion, and someone has a hundred thousand. Nevertheless, you need to pull out this money, and if not this money, then you can enter into an immovable collusion with banks that will give money for a mortgage. Up to 70% of housing is sold with leverage, and the rates are high, so you need to convince that buying an apartment is not only prestigious, but also extremely profitable. Real estate is always growing. In a year it will be 2 times more expensive;)
Well, they came up with different things. It became interesting to me to understand, and that’s what I managed to find. I didn’t write about the reduction of the down payment to 10%, this is regulated by the Central Bank, but I got confused about the developers.
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1. Near-zero rates from developers (banned)
Well, let’s start with the most fantastic.
Near-zero mortgages from developers appeared in March 2022 when demand dropped to zero. The Central Bank has already banned them, because this does not happen. That is, the cost immediately rose by 30–50%, and the loan turned into almost an installment plan. After the ban, the rates grew to 3-4%.
2. Low rates from developers
The same, only the rate is 3-4%. The margin still remained in almost the same range of 25-45%. But the Central Bank calls the figures lower – up to 20%. So as not to scare people at all. These are the simplest ideas, anyway, in the end, people are guided not by rates, but by monthly payments. You can pay 100,000 per month – you choose the option according to which you will fit into this amount.
Oddly enough, low rates after the near-zero ban raised the monthly payment. Why did the Central Bank ban them then?
3. Postponement of the down payment
This solves the problem of the lack of money from the buyer from the word at all. This increases the rate and / or cost (loan body). Both the bank and the developer will take their toll.
4. Zero rate for the first 1–5 years
Comfortable? Of course it’s convenient. In the first 5 years (or less), you can pay in installments, as if the developer pays extra interest out of his own pocket. Then – in full.
All this is included in the price of the apartment, + 15-25% more, thank you please. Don’t forget to pay interest after 5 years.
5. Mortgage for a foundation pit, and then a mortgage for an apartment
An interesting scheme, by the way, it is more aimed at speculators (or shoulder investors, whichever is more convenient for you).
She’s a tranche mortgage. First, a part of the amount is given out, and when the apartment is completed, a loan is issued for the remaining amount, which may increase at the same time.
A popular topic among speculators that pushes prices up. But they may not go up, and the liquidity of the apartment is not guaranteed. With an increase in rates, the would-be speculator turns into a would-be investor with a mortgage.
6. Mortgage for a ruble per month
And what, and so it was also possible? Hmm, only a ruble a month. The initial payment, of course, is necessary immediately.
Here already by the name it is clear that this buyer will be heated. Until the apartment is built, the buyer pays 1 ruble per month. As soon as it is handed over (in 2 years), you can sell it. But you also need to pay according to pre-agreed unfavorable conditions. It is obvious that the rate there is increased, the cost is much higher than the market, and the down payment is large. You buy an apartment much higher than the market with a gap between the first installment and the start of mortgage payments, and what will happen in 2 years is not clear.
7. Mortgage with cashback 1 (banned)
Another option banned by the Central Bank. Seems to be beneficial. It turned out that not very much.
In fact, this is a more cunning scheme for buying without a down payment. You stupidly return the down payment, calling it cashback. Growing on mortgages from the first to the last payment and the increase in cost, and the increase in interest. Nabiullina saw through and banned.
8. Mortgage with cashback 2
In the second scheme with cashback, the developer returns a part of each payment in the form of candy wrappers, which can be spent on buying a parking space or a cellar (not enough, you will have to pay extra). The overpayment will be both for the apartment and for parking. Very profitable (for the developer).
It’s funny that cashback occurs in many forms, but people are used to it, banks compete in the fight for customers, so cashback has actively switched to mortgages.
9. Mortgage with cashback 3
Sber came up with the idea of issuing cashback as “thank you” bonuses. A tricky move, I didn’t even understand at first. The Sberbank ecosystem is in great need of mortgage lenders.
There is the same theme with the plus of Yandex. On the plus side, you can also buy something on the market. I’m not sure that everything is in a row, perhaps furniture for a new apartment.
10. Discounts and gifts
Well, now the classics are discounts and gifts.
Black Fridays, Cyber Mondays and that’s it, New Year’s sales and a free parking space. Worked, works and will work. Approximately the same thing happens with Ozone on the WB. To make a 30% discount, you just need to raise a simple Soviet one by 50% first. And what is really beneficial.
11. Insurance
Entering insurance is already standard practice, and not only for mortgages, but for all loans.
Like, a loan at 4%, but be kind, take out insurance. Refuse insurance, then the rate will be 15%. If you count, it turns out that with insurance 14.5%, and without insurance 15% (conditionally).
As a result, neither developers nor banks will work at a loss. Developers also go bankrupt from time to time, now, of course, with escrow accounts, it has become easier. Therefore, builders go to the bond markets. Well, crowing mortgages is a favorite pastime. Without them, who will buy life? Not the same, who have 22 trillion rubles in deposits.
What other interesting very profitable offers on the real estate market have you met?
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2023-08-12 13:44:07
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