A detailed interpretation of those things about the valuation of second-hand houses
1. When does the second-hand housing transaction need to be evaluated?
1. Apply for a mortgage loan from the bank.
For housing mortgage loans, the bank will entrust an evaluation company or a guarantee company to make an evaluation, or according to the evaluation of the Housing Authority.
2. Pay taxes and fees for second-hand housing transactions
In order to prevent buyers and sellers from signing yin-yang contracts to avoid tax, relevant departments will evaluate the transaction property.
Therefore, evaluation is a necessary part of second-hand housing transactions.
Second, how does the evaluation price affect the mortgage amount?
Down payment = actual transaction price-loan amount
(When buying a second-hand house, loan amount = house appraisal price * loan ratio)
This means that the loan amount is linked to the housing appraisal price.
For example:
Xiaoming buys 1 10,000 second-hand houses at an appraised price of 900,000 yuan, and the maximum loan amount can reach 70% of the appraised price. In other words, its loanable amount is 900,000× 70% = 630,000, and the down payment is 1 10,000-630,000 = 370,000.
3. What factors will affect the real estate appraisal?
According to the original purchase price of the house, the present situation of the house, the surrounding transactions and other factors, the evaluation price will also be affected by factors such as the age of the house, the apartment type, the floor, the decoration and the supporting facilities.
Architectural age
When buying a house, it is recommended not to choose an old house. After the house is built, it will enter the depreciation period. When evaluating second-hand houses, banks will consider the depreciation rate of houses, which is usually calculated at 2% per year.
Old house price = cost-annual depreciation expense * service life.
Depreciation expense = (cost-residual value)/depreciation period
For example:
A set of 50 flats, which have been used for 20 years, is "old and small", 20,000/flat, with a total price of 654.38+0,000, with an annual depreciation of 2% and a depreciation period of 50 years.
Annual depreciation expense =100 * (1-2%)/50 =19600.
Old house price =100-1.96 * 20 = 608,000 (calculated without considering other factors)
In Guangzhou, the minimum down payment for frame structure is 30%, and the minimum down payment for mixed structure can only be 40%.
Layout type of apartment
Irregular shape, incomplete function, too small or too large, generally -5~- 10%.
ground
Top floor: -5%
The top floor on the second floor &; Penultimate floor: -3%
Intermediate layer: +3%
If there is an outdoor garden on the ground floor and an attic on the top floor, the price may be higher.
direction
The maximum price impact is +8%
Good orientation: +3%~8%
Poor direction: -2~-5%
property management
Lowest price impact -5%
No property management: -5%
Dependent closed community: -5%
location
Price influence range:-15%~+ 15%
Street:-15%
Quiet environment:+15%
Key school districts:+15%
supplement
Imperfect transportation, shops and public facilities: -5%~+ 15%.
The surrounding environment of the community
The influence of the environment inside and outside the excellent residential area on the price: +2~+5%
Conversely, -3%~-5%.
relationship between supply and demand
There is a strong demand in this area, with an appropriate increase of 5%.
4. Why is the evaluation price often lower than the transaction price? ?
Banks consider the risks they have to bear, so the evaluation price is usually more conservative than the normal transaction price, so the evaluation price is lower than the transaction price.
Generally 80%-90% of the market price. The evaluation value of commercial loans can generally reach about 80%-90% of the market price, and the evaluation value of provident fund loans can generally reach about 80%-85% of the market price. So the situation at the beginning of the article is still within a reasonable range. Ma You, who buys a second-hand house, should have this psychological preparation, and don't default because of this situation ~
5. The higher the evaluation price, the better?
The evaluation price affects the loan amount and tax amount.
The transaction taxes and fees paid, such as value-added tax, deed tax and individual tax, are multiplied by the corresponding proportion on the basis of evaluating the price. Simply put, the higher the appraisal price, the more taxes and fees will be paid. Low appraisal price means less taxes.
The loan amount is just the opposite. The higher the appraisal price of second-hand houses, the larger the loan amount and the less the actual down payment. The evaluation price is low, the loan amount is small, and the down payment needs more cash;
summary
Evaluation price is low: the tax payment is low, the loan amount is small, and the down payment is increased accordingly.
Appraisal price is high: the tax is high, the loan amount is large, and the actual down payment can be less.
Generally speaking, the evaluation price has its own advantages and disadvantages. We can understand the evaluation criteria of second-hand houses, be aware of them and reduce the occurrence of default.
(The above answers were published on 20 17-06-20. Please refer to the actual situation for the current purchase policy. )
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