物业管理权生意介绍交流

king588888

如果如您建議
一開始買大一點
但貸款七成
是否可以如買房一樣
可以前2-5年只先繳利息
本金還款可以自由還款
感恩

136mydream

原帖由 king588888 于 2011-1-15 21:34 发表
如果如您建議
一開始買大一點
但貸款七成
是否可以如買房一樣
可以前2-5年只先繳利息
本金還款可以自由還款
感恩

这个关于贷款太具体的问题你最好问银行吧
我贷的是本金利息都还的

136mydream

你主要问NAB和boq就可以

136mydream

原帖由 dreaman 于 2011-1-13 18:08 发表
上次还和朋友说以后要去QLD养老了，某达人游历了整个澳洲就觉得QLD最好，就是强有力的证明！

这下好，还得考虑水灾的因素。。。。。。目前在MEL，好像MEL从来不发大水。。。。！

咳，你说的这个达人不就是我么

不过我现在还是觉得qld最好啊

一场洪水冲不走我对qld的热爱！ （这句广告词如何，咔咔）

Jack-W115116

原帖由 136mydream 于 2011-1-14 23:05 发表

其实说说也无妨

做生意确实面临一定的风险，只是风险有个相对大小罢了

我这两天还想呢，一个朋友在重灾区开的咖啡店不知道怎么样了，虽然他们发了消息说人没事，提前疏散了，可是新装修的咖啡店被泡了的话损失也不小。没好 ...

感谢“总理”在百忙之中还挂念着咱的小店！托“总理”的福，咖啡店周五就已经正常营业了。(paopaobing(3))

Poweregg

原帖由 Jack-W115116 于 15/1/2011 21:44 发表


感谢“总理”在百忙之中还挂念着咱的小店！托“总理”的福，咖啡店周五就已经正常营业了。(paopaobing(3))

有一个企业家，呵呵：）

Poweregg

原帖由 136mydream 于 15/1/2011 19:38 发表

Remuneration 是body corporate 给你的管理费，就是你维护这个物业，是否哪怕一套房子也不在你手下管理，你还是可以收到这个费用
也就是保底收入，哪怕房东都不把房子给你，你都可以靠打理收这点钱
--正解

谢谢总理热心回帖，随着研究，又有几个问题，先谢谢了~~~

1，有些管理权的Remuneration 是5W，觉得还算合理，用个人嘛，有些管理权Remuneration 25W，这么高，难道是应为有很多工作需要做，例如需要3个人才能干完的活？
还是body corporate为了卖个好价格，把Remuneration 弄高了，这样的话，会不会你想续约时，他们说，NO，现在我们只同意5W的Remuneration ，这样不就哭死了？

Poweregg

看到一段英文评论关于2起失去管理权的案例，英文有点看不懂，谁简单翻译一下？

Until 2001, I had only ever experienced one situation where a manager effectively lost the
management rights to a complex. In 2001, I saw it happen twice. In the first case, a manager
of a small complex forgot to exercise his option and subsequently failed at an E.G.M. to
secure new agreements. He was very strongly opposed by the committee and fell just short
of the required numbers with many owners blaming the manager for perceived low returns.
（这个人不执行option？，持续失败E.G.M，被业主强烈反对）
The other situation involved a medium size complex where managers of some 7 or 8 years
were unable to convince owners to enter into new agreements, the old ones having expired.
The body corporate put the rights out for tender. The existing managers came in at an
extremely low remuneration (about 60% of what had been determined as the market
remuneration a few years earlier) but were beaten by a tender $1,000 lower. The matter is
not over yet. Our manager clients, who also hold full real estate licences, are still letting out
almost all of the units being let in the complex.
（这个人不能让业主相信重签合同，他的remuneration 比市场价低60%但是有人出价更低？然后）

术语不太看得明白，谁能解释一下啊

Poweregg

再加上一个常见单词 multiplier？
在物业管理权里面，这个词汇常出现，什么意思呢

chiny

原帖由 Poweregg 于 2011-1-16 00:14 发表
再加上一个常见单词 multiplier？
在物业管理权里面，这个词汇常出现，什么意思呢

kkk, u r getting to da point, multiplier is pretty much related to the interest rate, for management right, interest rate is crucial, even fatal~~~

for tourism, multiplier effect is a real killer, they will lose $$ @ that stage, but for LZ situation, its not applicable bcoz LZ doing residential, in this case
supply and demand, interest rate are the two main factors~~if the real estate market goin shit, u in deep trouble, if da interest rate keep goin up, u will be dying~

in theory, you can borrow up to 75% of the total purchase price for management rights, in practice there are very few buildings that will have enough profit to service that level of debt due to high real estate values.  

all of above, they are main threats n risk of management right, LZ might not understand what im saying, but it is the fact, it is the reality~~~

chiny

原帖由 Poweregg 于 2011-1-15 23:54 发表
看到一段英文评论关于2起失去管理权的案例，英文有点看不懂，谁简单翻译一下？

Until 2001, I had only ever experienced one situation where a manager effectively lost the
management rights to a complex. In 2001, ...

case 1 all about the option
XX * XX * XX, the multiple term of years u can operate in your mgt right, when one term ended, the manager forgot to execise the further option, in law, he or she will lose this business, its old school story, i cant imagine it would happen nowday....
E.G.M. means Extraordinary General Meeting, all da property owners and on-site manager have a big meeting to discuss the performance of the on-site manager, it will be in a harsh situation, for example, complaints could be the low return of the property, they are not happy wit the rent, they wanna get more, or they are not happy with the manager performance, lazy, irresponsible, blah blah blah~~

care 2 all abt the contract
when thats no option u can execise, means the contract has end, u have to get a brand new long term XX * XX * XX contract to continue ya mgt right,
all da property owners deny 2 sign the new contract, therefore, the body corp will kick u out, they will get a new person to run it, off course it will be a brand new contract. that meanz ya business is done, finished..
the reasons could be: they could find someone with lower remuneration, no one can beat that labor price, u can imagine how expensive u hire a person in AUS, the only way is, u do it by yourself~~~no hiring ppl~~
even u r holding full real estate licences, doing the all the unit letting, still out, becoz u cant beat the lower manager remuneration

chiny

原帖由 Poweregg 于 2011-1-16 00:14 发表
再加上一个常见单词 multiplier？
在物业管理权里面，这个词汇常出现，什么意思呢

multiplier is pretty much a economic term,  for instance, assume you buy a building that was netting $150k at a 5x  multiplier (buying price@750k), you keep it for five years, you are a good operator and you manage to increase your net profit by 10% p/a $15k per year – an extra $75k over five years x 5 – that’s $375k capital gain with zero change to the multiplier, for tax purpose, its really an important point~~~

normally multiplier determined da buying price & selling price, management rights are a unique business in that they can’t be sold independently to the manager’s apartment, that meanz the manager’s apartment can’t be sold without the business. on average the manager’s apartment worth around 40-50% of your total mgt right buying price, the multiplier will be lower if the manager’s apartment worth over 50%, that means u can earn more...

most buyers will be looking for a management rights business where the real estate value is no more than 30% of the total purchase price (25% or less is ideal). for example, that complex or group of units totally worth 4 mils on the real estate market, that means around the selling price of mgt right would be 1 mil - 1.2 mil,5x plus multipliers means 5 yrs or more u might get ya investment back, but in real world its impossible unless u r really lucky, if u earn 500k net (including all the labor cost)a year, normally 6x plus multipliers, thatz means that business @least priced@ 3 mils plus....

pls dont feel surprised @its rate of return, at least 5 yrs, or more, some up to 10 yrs, if thats the really big one~~its much more depends on the interest rate and demand n supply~~~

136mydream

原帖由 Jack-W115116 于 2011-1-15 22:44 发表


感谢“总理”在百忙之中还挂念着咱的小店！托“总理”的福，咖啡店周五就已经正常营业了。(paopaobing(3))

那你们shopping centre没进水呀，真是太好了！

136mydream

原帖由 Poweregg 于 2011-1-15 22:57 发表



还是body corporate为了卖个好价格，把Remuneration 弄高了，这样的话，会不会你想续约时，他们说，NO，现在我们只同意5W的Remuneration ，这样不就哭死了？

没有这样的可能性

卖生意的是前任经理，不是body corporate。remuneration你可以要求看跟body corporate的合同，没什么可能性作假，再不放心你跟body corporate联络确认一下。不光是remuneration不可以降，而且每年还应该根据cpi指数等有小幅增长，这些合同里面都可以看得到的。

136mydream

有好几位朋友反映最近加我msn没有通过，我这边也发现收到了email的msn邀请，但是msn里面并没有显示有人加。
可能系统有问题
要加我的朋友请重新试一下

不过由于家里有些未预料的事情发生，我已经买了机票下星期回国去，所以近期可能上网很少，大家见谅。

Jack-W115116

原帖由 136mydream 于 2011-1-16 07:26 发表
有好几位朋友反映最近加我msn没有通过，我这边也发现收到了email的msn邀请，但是msn里面并没有显示有人加。
可能系统有问题
要加我的朋友请重新试一下

不过由于家里有些未预料的事情发生，我已经买了机票下星期回国去，所以近期可能上网很少，大家见谅。

旅途愉快。(paopaobing(3))

[ 本帖最后由 Jack-W115116 于 2011-1-16 18:29 编辑 ]

sunnyocean

腐败的同时不要忘了传授生意经验

dlcat

LZ顺利就好。

Poweregg

原帖由 sunnyocean 于 16/1/2011 19:56 发表
腐败的同时不要忘了传授生意经验

支持

lp_lg

I was living there in 2006.

Townhouse beside swimming pool. Rent $215/per week at that time. How much right now?

[ 本帖最后由 黑山老妖 于 2011-1-22 11:27 编辑 ]

Poweregg

原帖由 136mydream 于 16/1/2011 06:26 发表
有好几位朋友反映最近加我msn没有通过，我这边也发现收到了email的msn邀请，但是msn里面并没有显示有人加。
可能系统有问题
要加我的朋友请重新试一下

不过由于家里有些未预料的事情发生，我已经买了机票下星期回国去，所以近期可能上网很少，大家见谅。

LZ最近一直不来，郁闷

king588888

希望LZ沒事

cream

(monkey37)

Poweregg

原帖由 king588888 于 25/1/2011 21:00 发表
希望LZ沒事

LZ回国了啊，晚点会来的吧

萝卜.丝丝

谢谢136的分享哦，太够意思了。

但是我还是怕怕。投资太大了~~~不如自己学校周边的20多万的小户型投资来的踏实。

我还是打工算了~~福薄呀

randjnz

最近的台风会不会影响到lz?

luxianyun

我们这条街起码有4个华人的manager。
如果碰到头疼的业主委员会，可是很难为人的，我们小区的前任LOCAL MANAGER 很累地很“光荣” 地退休了，就是和业主委员会弄得不可开交，干不下去了转了手，几乎经常看到他拖着拖车拉树枝， 所谓ON-SITE是必须在上班和规定的时间里能找得到的，因为任何事情住户都会找你。 接到不怎么理事的住户的小区也许是幸运的，否则按照投资收益，这种生意有时候不是一个好的选择。

chiny

原帖由 luxianyun 于 2011-2-21 23:56 发表
我们这条街起码有4个华人的manager。
如果碰到头疼的业主委员会，可是很难为人的，我们小区的前任LOCAL MANAGER 很累地很“光荣” 地退休了，就是和业主委员会弄得不可开交，干不下去了转了手，几乎经常看到他拖着拖车拉树枝，  ...

混时间哒话这种类型哒生意最好, 要发大财不现实, 除非把小区里哒一半房子都买啦, 当房子兄~~~~

Poweregg

原帖由 luxianyun 于 21/2/2011 22:56 发表
我们这条街起码有4个华人的manager。
如果碰到头疼的业主委员会，可是很难为人的，我们小区的前任LOCAL MANAGER 很累地很“光荣” 地退休了，就是和业主委员会弄得不可开交，干不下去了转了手，几乎经常看到他拖着拖车拉树枝，  ...

兄弟可以具体说说情况吗?"经常看到他拖着拖车拉树枝"拉树枝是为了什么呢？业主麻烦起来，会要求你不干活？

136mydream

我回来了

回了国，也去了非洲

北京很冷

非洲很有趣