{"id":143,"date":"2026-03-08T01:29:18","date_gmt":"2026-03-07T22:29:18","guid":{"rendered":"https:\/\/qz.residence-estate.ge\/?p=143"},"modified":"2026-03-19T18:27:25","modified_gmt":"2026-03-19T15:27:25","slug":"step-1","status":"publish","type":"post","link":"https:\/\/qz.residence-estate.ge\/cs\/step-1\/","title":{"rendered":"5 \u043e\u0448\u0438\u0431\u043e\u043a \u043f\u0440\u0438 \u043f\u043e\u043a\u0443\u043f\u043a\u0435 \u043d\u0435\u0434\u0432\u0438\u0436\u0438\u043c\u043e\u0441\u0442\u0438 \u0432 \u0413\u0440\u0443\u0437\u0438\u0438 &#8212; \u0448\u0430\u0433 1"},"content":{"rendered":"<h1 class=\"wp-block-heading\">5 chyb p\u0159i n\u00e1kupu nemovitost\u00ed v Gruzii,<\/h1>\n\n\n\n<p><strong>kter\u00e9 v\u00e1s mohou st\u00e1t des\u00edtky tis\u00edc dolar\u016f.<\/strong><\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Doba \u010dten\u00ed: 9 minut<\/p>\n\n\n\n<p>U\u017eite\u010dnost: <strong>\u2605\u2605\u2605\u2605\u2605<\/strong><br><\/p>\n<\/blockquote>\n\n\n\n<p>Ahoj!<\/p>\n\n\n\n<p>Jmenuji se Roman, realitami v Gruzii se zab\u00fdv\u00e1m v\u00edce ne\u017e 5 let a za tu dobu jsem uskute\u010dnil des\u00edtky transakc\u00ed s klienty z r\u016fzn\u00fdch zem\u00ed.<\/p>\n\n\n\n<p>\u010casto se na m\u011b obracej\u00ed lid\u00e9, kte\u0159\u00ed ji\u017e zah\u00e1jili proces koup\u011b, a\u0165 u\u017e sami, nebo s pomoc\u00ed realitn\u00ed kancel\u00e1\u0159e. A v t\u00e9to f\u00e1zi vyjdou najevo nuance, o kter\u00fdch jim na za\u010d\u00e1tku nikdo ne\u0159ekl nebo kter\u00fdm nev\u011bnovali pozornost.<\/p>\n\n\n\n<p>To neznamen\u00e1, \u017ee trh je \"\u0161patn\u00fd\" nebo \u017ee n\u011bkdo z\u00e1m\u011brn\u011b klame. Nej\u010dast\u011bji je d\u016fvod mnohem jednodu\u0161\u0161\u00ed - kupuj\u00edc\u00ed nem\u00e1 zku\u0161enosti s konkr\u00e9tn\u00edm gruz\u00ednsk\u00fdm trhem a ka\u017ed\u00fd trh m\u00e1 sv\u00e1 specifika.<\/p>\n\n\n\n<p>V\u00fdsledkem je, \u017ee n\u011bkdo koup\u00ed objekt, ani\u017e by si pln\u011b zkontroloval dokumenty, n\u011bkdo vstoup\u00ed do projektu se zv\u00fd\u0161en\u00fdmi riziky a n\u011bkdo po\u010d\u00edt\u00e1 s jednou ziskovost\u00ed, ale ve skute\u010dnosti dostane \u00fapln\u011b jinou.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Z\u00e1rove\u0148 je d\u016fle\u017eit\u00e9 si uv\u011bdomit, \u017ee trh s nemovitostmi v Gruzii je opravdu zaj\u00edmav\u00fd a nab\u00edz\u00ed p\u0159\u00edle\u017eitosti. Ale pouze pro ty, kte\u0159\u00ed rozum\u00ed jeho nuanc\u00edm.<\/p>\n<\/blockquote>\n\n\n\n<p>V tomto \u010dl\u00e1nku rozeberu 5 nej\u010dast\u011bj\u0161\u00edch chyb, kter\u00fdch se kupuj\u00edc\u00ed dopou\u0161t\u011bj\u00ed, a uk\u00e1\u017eu v\u00e1m, kde p\u0159esn\u011b m\u016f\u017eete nej\u010dast\u011bji p\u0159ij\u00edt o pen\u00edze - abyste se t\u011bmto rizik\u016fm mohli vyhnout je\u0161t\u011b p\u0159ed transakc\u00ed.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Pro\u010d lid\u00e9 p\u0159ich\u00e1zej\u00ed o pen\u00edze na nemovitostech v Gruzii<\/h2>\n\n\n\n<p>Trh s nemovitostmi v Gruzii se v posledn\u00edch letech opravdu hodn\u011b rozrostl, co\u017e snadno potvrzuj\u00ed \u010d\u00edsla.<\/p>\n\n\n\n<p>Nap\u0159\u00edklad podle \u00fadaj\u016f gruz\u00ednsk\u00e9ho N\u00e1rodn\u00edho statistick\u00e9ho \u00fa\u0159adu a spole\u010dnosti TBC Capital jen v posledn\u00edch letech:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>po\u010det transakc\u00ed s nemovitostmi v Tbilisi a Batumi se zv\u00fd\u0161il o v\u00edce ne\u017e <strong>20-30% ve srovn\u00e1n\u00ed s rokem 2021<\/strong><\/li>\n\n\n\n<li>Pod\u00edl zahrani\u010dn\u00edch kupuj\u00edc\u00edch v n\u011bkter\u00fdch segmentech (zejm\u00e9na v Batumi) dosahuje t\u011bchto hodnot <strong>70-80%<\/strong><\/li>\n\n\n\n<li>ceny nemovitost\u00ed v kl\u00ed\u010dov\u00fdch lokalit\u00e1ch v obdob\u00ed 2022-2024 vzrostly v pr\u016fm\u011bru o <strong>15-25%<\/strong>V n\u011bkter\u00fdch projektech je mnohem vy\u0161\u0161\u00ed<\/li>\n<\/ul>\n\n\n\n<p>V t\u00e9to situaci trh p\u0159itahuje st\u00e1le v\u00edce lid\u00ed, kte\u0159\u00ed zva\u017euj\u00ed koupi jako:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>investice<\/li>\n\n\n\n<li>zachov\u00e1n\u00ed kapit\u00e1lu<\/li>\n\n\n\n<li>nebo jen p\u0159\u00edle\u017eitost m\u00edt nemovitost u mo\u0159e<\/li>\n<\/ul>\n\n\n\n<p>A na prvn\u00ed pohled to vypad\u00e1 docela jednodu\u0161e - vyberete si objekt, formalizujete transakci a ta pak bu\u010f roste na hodnot\u011b, nebo generuje p\u0159\u00edjem.<\/p>\n\n\n\n<p>V praxi je to ale trochu slo\u017eit\u011bj\u0161\u00ed.<\/p>\n\n\n\n<p>Gruzie m\u00e1 relativn\u011b n\u00edzk\u00fd vstupn\u00ed pr\u00e1h pro developery. To znamen\u00e1, \u017ee na trhu p\u016fsob\u00ed sou\u010dasn\u011b jak siln\u00ed develope\u0159i se zku\u0161enostmi a pov\u011bst\u00ed, tak spole\u010dnosti s omezenou histori\u00ed nebo agresivn\u00edm prodejn\u00edm modelem.<\/p>\n\n\n\n<p>Situaci nav\u00edc komplikuje velk\u00fd po\u010det nab\u00eddek. Kdy\u017e \u010dlov\u011bk za\u010dne hledat nemovitost, setk\u00e1 se s des\u00edtkami podobn\u00fdch mo\u017enost\u00ed - identick\u00e9 ztv\u00e1rn\u011bn\u00ed, podobn\u00e9 podm\u00ednky, sliby vysok\u00fdch v\u00fdnos\u016f.<\/p>\n\n\n\n<p>A pr\u00e1v\u011b zde vznik\u00e1 kl\u00ed\u010dov\u00fd probl\u00e9m.<\/p>\n\n\n\n<p>Bez znalosti podrobnost\u00ed je obt\u00ed\u017en\u00e9 rozli\u0161it mezi skute\u010dn\u011b likvidn\u00edm a bezpe\u010dn\u00fdm za\u0159\u00edzen\u00edm a vysoce rizikov\u00fdm projektem.<\/p>\n\n\n\n<p>\u010casto se na m\u011b obracej\u00ed klienti, kte\u0159\u00ed si ji\u017e sami vybrali n\u011bjak\u00fd p\u0159edm\u011bt nebo jej pr\u00e1v\u011b kupuj\u00ed. A v tu chv\u00edli se za\u010dneme situac\u00ed zab\u00fdvat hloub\u011bji.<\/p>\n\n\n\n<p>N\u011bkdy se uk\u00e1\u017ee, \u017ee:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>p\u0159edm\u011bt byl zakoupen za cenu vy\u0161\u0161\u00ed ne\u017e tr\u017en\u00ed.<\/li>\n\n\n\n<li>v\u00fdnosy jsou ve v\u00fdpo\u010dtech nadhodnocen\u00e9.<\/li>\n\n\n\n<li>nebo m\u00e1 samotn\u00fd projekt nuance, kter\u00e9 nebyly vyj\u00e1d\u0159eny na za\u010d\u00e1tku.<\/li>\n<\/ul>\n\n\n\n<p>A ne v\u017edy se jedn\u00e1 o zlou v\u00edru. \u010cast\u011bji je to prost\u011b d\u016fsledek toho, \u017ee se trh aktivn\u011b rozv\u00edj\u00ed a informace jsou prezentov\u00e1ny zjednodu\u0161en\u00fdm zp\u016fsobem.<\/p>\n\n\n\n<p>Jedn\u00edm z \u010dast\u00fdch sc\u00e9n\u00e1\u0159\u016f jsou nap\u0159\u00edklad o\u010dek\u00e1van\u00e9 v\u00fdnosy.<\/p>\n\n\n\n<p>Nyn\u00ed se pr\u016fm\u011brn\u00fd re\u00e1ln\u00fd v\u00fdnos z pron\u00e1jmu v Gruzii pohybuje v z\u00e1vislosti na form\u00e1tu a zp\u016fsobu \u0159\u00edzen\u00ed v rozmez\u00ed cca. <strong>5-8% ro\u010dn\u011b v americk\u00fdch dolarech<\/strong>.<\/p>\n\n\n\n<p>Sou\u010dasn\u011b nen\u00ed neobvykl\u00e9 vid\u011bt v reklam\u00e1ch \u010d\u00edsla. <strong>15-18% a vy\u0161\u0161\u00ed<\/strong>kter\u00e9 se nepo\u010d\u00edtaj\u00ed:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>doba ne\u010dinnosti<\/li>\n\n\n\n<li>sez\u00f3nnost<\/li>\n\n\n\n<li>n\u00e1klady na spr\u00e1vu a \u00fadr\u017ebu<\/li>\n<\/ul>\n\n\n\n<p>A pr\u00e1v\u011b v t\u011bchto rozd\u00edlech mezi o\u010dek\u00e1v\u00e1n\u00edm a skute\u010dnost\u00ed se pen\u00edze nej\u010dast\u011bji ztr\u00e1cej\u00ed.<\/p>\n\n\n\n<p>Hlavn\u00edm d\u016fvodem chyb tedy nen\u00ed samotn\u00fd trh, ale nedostatek systematick\u00e9ho p\u0159\u00edstupu k v\u00fdb\u011bru p\u0159edm\u011btu.<\/p>\n\n\n\n<p>Poj\u010fme si nyn\u00ed podrobn\u011b rozebrat st\u00e1vaj\u00edc\u00ed chyby a zp\u016fsoby, jak se jim vyhnout.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Pokud chcete u\u0161et\u0159it \u010das a z\u00edskat spr\u00e1vn\u00e9 mo\u017enosti hned, m\u016f\u017eete za\u010d\u00edt kr\u00e1tk\u00fdm dotazn\u00edkem - na jeho z\u00e1klad\u011b vybereme objekty pro v\u00e1\u0161 \u00fakol.<\/p>\n\n\n\n<p>\ud83d\udc49 <a href=\"\/cs\/qz-5-oshibok\/\">Prove\u010fte pr\u016fzkum<\/a><\/p>\n<\/blockquote>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">\ud83d\udd39 Chyba 1: N\u00e1kup bez ov\u011b\u0159en\u00ed vlastnictv\u00ed<\/h2>\n\n\n\n<p>Jednou z nej\u010dast\u011bj\u0161\u00edch chyb je koup\u011b nemovitosti bez \u00fapln\u00e9 kontroly dokument\u016f.<\/p>\n\n\n\n<p>Obvykle to vypad\u00e1 n\u00e1sledovn\u011b: \u010dlov\u011bk najde objekt s dobrou cenou a polohou, dostane potvrzen\u00ed, \u017ee \"je v\u0161e \u010dist\u00e9\", a za\u010dne sm\u011b\u0159ovat k dohod\u011b. V t\u00e9to f\u00e1zi se zd\u00e1, \u017ee prohl\u00eddka je formalitou.<\/p>\n\n\n\n<p>Gruzie m\u00e1 sice jednoduch\u00fd syst\u00e9m registrace nemovitost\u00ed, ale pr\u00e1v\u011b proto maj\u00ed kupuj\u00edc\u00ed \u010dasto fale\u0161n\u00fd pocit bezpe\u010d\u00ed.<\/p>\n\n\n\n<p>Je d\u016fle\u017eit\u00e9 si uv\u011bdomit, \u017ee samotn\u00fd fakt registrace objektu nezaru\u010duje, \u017ee s n\u00edm nejsou \u017e\u00e1dn\u00e9 probl\u00e9my.<\/p>\n\n\n\n<p>V praxi se m\u016f\u017ee vyskytnout:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>zat\u00ed\u017een\u00ed nebo z\u00e1stavn\u00ed pr\u00e1va<\/li>\n\n\n\n<li>zat\u010den\u00ed<\/li>\n\n\n\n<li>sd\u00edlen\u00e9 vlastnictv\u00ed<\/li>\n\n\n\n<li>nesrovnalosti mezi skute\u010dn\u00fdm objektem a \u00fadaji v rejst\u0159\u00edku.<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Skute\u010dn\u00e1 p\u0159\u00edpadov\u00e1 studie<\/h3>\n\n\n\n<p>Obr\u00e1til se na m\u011b klient Andrei z Estonska.<\/p>\n\n\n\n<p>C\u00edl byl jasn\u00fd - koupit si hotov\u00fd byt u mo\u0159e v Batumi pro osobn\u00ed pot\u0159ebu, ani\u017e by bylo nutn\u00e9 \u010dekat na v\u00fdstavbu. Uva\u017eoval pouze o hotov\u00fdch nemovitostech, proto\u017ee mu vyhovovaly v\u00edce a u\u017e cht\u011bl tr\u00e1vit l\u00e9to u mo\u0159e.<\/p>\n\n\n\n<p>U\u017e si na\u0161el vlastn\u00ed mo\u017enost:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>1pokojov\u00fd byt<\/li>\n\n\n\n<li>Nov\u00fd okres Batumi<\/li>\n\n\n\n<li>cca 38 m\u00b2<\/li>\n\n\n\n<li>19. patro<\/li>\n\n\n\n<li>v\u00fdhled na mo\u0159e<\/li>\n<\/ul>\n\n\n\n<p>Objekt vypadal atraktivn\u011b:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>cena na trhu<\/li>\n\n\n\n<li>norm\u00e1ln\u00ed d\u016fm<\/li>\n\n\n\n<li>prod\u00e1vaj\u00edc\u00ed uvedl, \u017ee doklady jsou v po\u0159\u00e1dku.<\/li>\n<\/ul>\n\n\n\n<p>Andrej m\u011b oslovil v z\u00e1v\u011bre\u010dn\u00e9 f\u00e1zi - \"jen abych se pod\u00edval na dokumenty p\u0159ed uzav\u0159en\u00edm smlouvy\".<\/p>\n\n\n\n<p>Po zah\u00e1jen\u00ed kontroly se uk\u00e1zalo, \u017ee byt nen\u00ed naps\u00e1n na jednoho majitele, ale na v\u00edce osob. Z\u00e1rove\u0148 se jeden z majitel\u016f prodeje ve skute\u010dnosti ne\u00fa\u010dastnil a nedal k n\u011bmu souhlas.<\/p>\n\n\n\n<p>Ve f\u00e1zi prohl\u00eddky se to nijak neprojevilo - byt byl uk\u00e1z\u00e1n, jedn\u00e1n\u00ed prob\u011bhla, v\u0161e vypadalo standardn\u011b.<\/p>\n\n\n\n<p>Pokud by se v\u0161ak dohoda uskute\u010dnila t\u00edmto zp\u016fsobem, mohlo by to v\u00e9st k:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>napaden\u00ed transakce<\/li>\n\n\n\n<li>zmrazen\u00ed za\u0159\u00edzen\u00ed<\/li>\n\n\n\n<li>zdlouhav\u00e9 soudn\u00ed \u0159\u00edzen\u00ed<\/li>\n<\/ul>\n\n\n\n<p>Nakonec od n\u00e1kupu upustil a za\u010dal hledat alternativu.<\/p>\n\n\n\n<p>A to je d\u016fle\u017eit\u00fd bod - probl\u00e9m nen\u00ed v tom, \u017ee by za\u0159\u00edzen\u00ed bylo \"\u0161patn\u00e9\". Probl\u00e9m je v tom, \u017ee nuance prost\u011b nebyly p\u0159edem prov\u011b\u0159eny.<br><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Pro\u010d se to d\u011bje?<\/h3>\n\n\n\n<p>Hlavn\u00edm d\u016fvodem je vn\u00edm\u00e1n\u00ed jednoduchosti transakce.<\/p>\n\n\n\n<p>Kupuj\u00edc\u00edmu se zd\u00e1:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Pokud existuje rejst\u0159\u00edk \u2192, pak se v\u0161e kontroluje<\/li>\n\n\n\n<li>Pokud se na objektu zobrazuje \u2192, znamen\u00e1 to, \u017ee je v po\u0159\u00e1dku.<\/li>\n<\/ul>\n\n\n\n<p>Nav\u00edc se p\u0159id\u00e1v\u00e1 \u010dasov\u00fd tlak:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\"toto za\u0159\u00edzen\u00ed bude brzy zru\u0161eno.\"<\/li>\n\n\n\n<li>\"Mus\u00edme rychleji prov\u00e9st rezervaci.\"<\/li>\n<\/ul>\n\n\n\n<p>A v tu chv\u00edli. <strong>ov\u011b\u0159en\u00ed<\/strong> p\u0159ejde na konec fronty.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Jak zkontrolovat<\/h3>\n\n\n\n<p>P\u0159ed n\u00e1kupem je t\u0159eba ud\u011blat minimum:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>zkontrolujte v\u00fdpis z rejst\u0159\u00edku<\/li>\n\n\n\n<li>ov\u011b\u0159it vlastn\u00edka a jeho opr\u00e1vn\u011bn\u00ed<\/li>\n\n\n\n<li>kontrola zat\u00ed\u017een\u00ed, z\u00e1stavn\u00edch pr\u00e1v a zabaven\u00ed.<\/li>\n\n\n\n<li>porovnat skute\u010dn\u00fd objekt s registra\u010dn\u00edmi \u00fadaji<\/li>\n<\/ul>\n\n\n\n<p>A to je d\u016fle\u017eit\u00e9 - nejen z\u00edskat dokument, ale tak\u00e9 ho spr\u00e1vn\u011b interpretovat.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Z\u00e1v\u011br<\/h3>\n\n\n\n<p>Ov\u011b\u0159en\u00ed doklad\u016f nen\u00ed formalitou, ale jednou z kl\u00ed\u010dov\u00fdch f\u00e1z\u00ed transakce.<\/p>\n\n\n\n<p>Zde se rozhoduje, zda kupujete bezpe\u010dn\u00fd majetek, nebo nemovitost s potenci\u00e1ln\u00edmi pr\u00e1vn\u00edmi riziky.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">\ud83d\udd39 Chyba 2: N\u00e1kup projektu s rizikem rozestav\u011bnosti<\/h2>\n\n\n\n<p><br>Jednou z nejv\u00edce podce\u0148ovan\u00fdch chyb je n\u00e1kup ve f\u00e1zi v\u00fdstavby bez posouzen\u00ed rizik samotn\u00e9ho projektu a stavebn\u00edka.<\/p>\n\n\n\n<p>Ve f\u00e1zi v\u00fdb\u011bru vypad\u00e1 v\u0161e co nejatraktivn\u011bji:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>kr\u00e1sn\u00e1 vykreslen\u00ed<\/li>\n\n\n\n<li>modern\u00ed za\u0159\u00edzen\u00ed<\/li>\n\n\n\n<li>p\u0159\u00edsliby infrastruktury<\/li>\n\n\n\n<li>ni\u017e\u0161\u00ed cena ve srovn\u00e1n\u00ed s hotov\u00fdmi objekty<\/li>\n<\/ul>\n\n\n\n<p>A logika kupuj\u00edc\u00edho se utv\u00e1\u0159\u00ed - \"te\u010f p\u016fjdu do obchodu levn\u011bji, a ne\u017e se oto\u010d\u00edm, vyd\u011bl\u00e1m na zv\u00fd\u0161en\u00ed ceny\".<\/p>\n\n\n\n<p>V n\u011bkter\u00fdch p\u0159\u00edpadech to funguje. Ale pouze v p\u0159\u00edpad\u011b, \u017ee je projekt dokon\u010den v\u010das a v deklarovan\u00e9 kvalit\u011b.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Co je d\u016fle\u017eit\u00e9 v\u011bd\u011bt o trhu<\/h3>\n\n\n\n<p>Gruzie m\u00e1 relativn\u011b n\u00edzk\u00fd vstupn\u00ed pr\u00e1h pro v\u00fdvoj\u00e1\u0159e. To znamen\u00e1, \u017ee nov\u00e9 projekty jsou zahajov\u00e1ny pravideln\u011b, ale jejich \u00farove\u0148 spolehlivosti se m\u016f\u017ee zna\u010dn\u011b li\u0161it.<\/p>\n\n\n\n<p>Podle \u00fadaj\u016f a anal\u00fdz trhu (v\u010detn\u011b TBC Capital) v posledn\u00edch letech:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>u zna\u010dn\u00e9 \u010d\u00e1sti projekt\u016f do\u0161lo ke zpo\u017ed\u011bn\u00ed v dob\u011b v\u00fdstavby.<\/li>\n\n\n\n<li>V n\u011bkter\u00fdch p\u0159\u00edpadech se zpo\u017ed\u011bn\u00ed pohybovalo od <strong>6 m\u011bs\u00edc\u016f a\u017e n\u011bkolik let<\/strong><\/li>\n\n\n\n<li>n\u011bkter\u00e9 projekty byly zmrazeny nebo realizov\u00e1ny s v\u00fdrazn\u00fdmi zm\u011bnami oproti p\u016fvodn\u00edmu konceptu.<\/li>\n<\/ul>\n\n\n\n<p>D\u016fle\u017eit\u00e9 - nemluv\u00edme o v\u011bt\u0161in\u011b, ale o dostate\u010dn\u011b znateln\u00e9m pod\u00edlu na trhu, abyste to zohlednili p\u0159i n\u00e1kupu.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Skute\u010dn\u00e1 p\u0159\u00edpadov\u00e1 studie<\/h3>\n\n\n\n<p>Obr\u00e1til se na m\u011b klient Michail, kter\u00fd zva\u017eoval koupi bytu v Batumi jako investici.<\/p>\n\n\n\n<p>Projekt na\u0161el ve f\u00e1zi v\u00fdkopu:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>pod \u00farovn\u00ed trhu<\/li>\n\n\n\n<li>Slibovan\u00e9 nadpr\u016fm\u011brn\u00e9 v\u00fdnosy<\/li>\n\n\n\n<li>aktivn\u00ed prodej a \"omezen\u00fd po\u010det pozemk\u016f\"<\/li>\n<\/ul>\n\n\n\n<p>Na prvn\u00ed pohled to vypadalo jako dobr\u00e1 p\u0159\u00edle\u017eitost, jak se \"rozjet\".<\/p>\n\n\n\n<p>Kdy\u017e jsme se projektem za\u010dali zab\u00fdvat hloub\u011bji, zjistili jsme:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>developer nem\u011bl \u017e\u00e1dn\u00e9 dokon\u010den\u00e9 projekty srovnateln\u00e9ho rozsahu.<\/li>\n\n\n\n<li>harmonogram v\u00fdstavby byl ji\u017e odlo\u017een<\/li>\n\n\n\n<li>finan\u010dn\u00ed model projektu byl v\u00e1z\u00e1n na konstantn\u00ed tr\u017eby bez dostate\u010dn\u00e9ho pol\u0161t\u00e1\u0159e.<\/li>\n<\/ul>\n\n\n\n<p>Z pohledu kupuj\u00edc\u00edho to znamenalo vysok\u00e9 riziko:<br>pokud klesne tempo prodeje - v\u00fdstavba se zpomal\u00ed nebo zastav\u00ed.<\/p>\n\n\n\n<p>Nakonec se klient rozhodl, \u017ee se do projektu nezapoj\u00ed.<\/p>\n\n\n\n<p>Po n\u011bjak\u00e9 dob\u011b se v\u00fdstavba skute\u010dn\u011b zpomalila, term\u00edny dod\u00e1vek se posunuly a n\u011bkte\u0159\u00ed investo\u0159i se ocitli v situaci, kdy byly pen\u00edze \"zmrazeny\" bez jasn\u00e9ho term\u00ednu odchodu.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Pro\u010d se to d\u011bje<\/h3>\n\n\n\n<p>Hlavn\u00edm d\u016fvodem je zam\u011b\u0159en\u00ed pouze na cenu a sliby.<\/p>\n\n\n\n<p>Kupuj\u00edc\u00ed vid\u00ed:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\"levn\u011bj\u0161\u00ed ne\u017e ostatn\u00ed.\"<\/li>\n\n\n\n<li>\"bude to skv\u011bl\u00fd komplex.\"<\/li>\n\n\n\n<li>\"Na r\u016fstu vyd\u011bl\u00e1m.\"<\/li>\n<\/ul>\n\n\n\n<p>Ale neanalyzuje ji:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>kdo stav\u00ed<\/li>\n\n\n\n<li>kolik pen\u011bz se pou\u017eije na v\u00fdstavbu projektu.<\/li>\n\n\n\n<li>zda m\u00e1 developer n\u011bjak\u00e9 dokon\u010den\u00e9 projekty<\/li>\n\n\n\n<li>jak realistick\u00fd je \u010dasov\u00fd pl\u00e1n<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Jak zm\u00edrnit rizika<\/h3>\n\n\n\n<p>P\u0159ed n\u00e1kupem ve f\u00e1zi v\u00fdstavby je d\u016fle\u017eit\u00e9 zhodnotit:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>historie developera a dokon\u010den\u00e9 projekty<\/li>\n\n\n\n<li>dodr\u017eov\u00e1n\u00ed term\u00edn\u016f p\u0159edchoz\u00edch projekt\u016f<\/li>\n\n\n\n<li>f\u00e1ze v\u00fdstavby a tempo prac\u00ed<\/li>\n\n\n\n<li>finan\u010dn\u00ed udr\u017eitelnost (do jak\u00e9 m\u00edry je projekt z\u00e1visl\u00fd na nov\u00fdch prodej\u00edch).<\/li>\n\n\n\n<li>pr\u00e1vn\u00ed struktura projektu<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Z\u00e1v\u011br<\/h3>\n\n\n\n<p>N\u00e1kup ve f\u00e1zi v\u00fdstavby m\u016f\u017ee b\u00fdt v\u00fdhodnou strategi\u00ed.<\/p>\n\n\n\n<p>Ale pouze v p\u0159\u00edpad\u011b, \u017ee jsou rizika \u0159\u00e1dn\u011b vyhodnocena.<\/p>\n\n\n\n<p>V opa\u010dn\u00e9m p\u0159\u00edpad\u011b se nejedn\u00e1 o investici, ale o situaci, kdy mohou b\u00fdt pen\u00edze zmrazeny na neur\u010dito.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">\ud83d\udd39 Chyba 3: Podcen\u011bn\u00ed n\u00e1klad\u016f<\/h2>\n\n\n\n<p>Jednou z nej\u010dast\u011bj\u0161\u00edch situac\u00ed je, \u017ee \u010dlov\u011bk bere v \u00favahu pouze kupn\u00ed cenu a o\u010dek\u00e1van\u00fd p\u0159\u00edjem, ale nezohled\u0148uje skute\u010dn\u00e9 n\u00e1klady na \u00fadr\u017ebu nemovitosti.<\/p>\n\n\n\n<p>Ve f\u00e1zi v\u00fdb\u011bru vypad\u00e1 v\u0161e jednodu\u0161e:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>byt m\u00e1 hodnotu nap\u0159\u00edklad 60 000$.<\/li>\n\n\n\n<li>Pron\u00e1jem za 500-600$ m\u011bs\u00ed\u010dn\u011b.<\/li>\n\n\n\n<li>tak\u017ee v\u00fdnos vypad\u00e1 vysok\u00fd<\/li>\n<\/ul>\n\n\n\n<p>Mezi \"\u0161pinav\u00fdm p\u0159\u00edjmem\" a skute\u010dn\u00fdm ziskem je v\u0161ak velk\u00fd rozd\u00edl.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Co se obvykle vynech\u00e1v\u00e1<\/h3>\n\n\n\n<p>V praxi maj\u00ed nemovitosti v Gruzii pravideln\u00e9 a jednor\u00e1zov\u00e9 v\u00fddaje, kter\u00e9 p\u0159\u00edmo ovliv\u0148uj\u00ed kone\u010dn\u00fd v\u00fdnos:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u00fadr\u017eba domu - v pr\u016fm\u011bru od <strong>0,5 a\u017e 1,5$ na m\u00b2 za m\u011bs\u00edc<\/strong><\/li>\n\n\n\n<li>Slu\u017eby spr\u00e1vcovsk\u00e9 spole\u010dnosti (pokud je pron\u00e1jem spravov\u00e1n) - <strong>20-40% z p\u0159\u00edjm\u016f<\/strong><\/li>\n\n\n\n<li>\u00fa\u010dty za slu\u017eby<\/li>\n\n\n\n<li>drobn\u00e9 opravy a opot\u0159eben\u00ed<\/li>\n\n\n\n<li>prostoje v n\u00e1jmu<\/li>\n<\/ul>\n\n\n\n<p>V d\u016fsledku toho se skute\u010dn\u00e9 zisky mohou li\u0161it od o\u010dek\u00e1v\u00e1n\u00ed o des\u00edtky procent.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Skute\u010dn\u00e1 p\u0159\u00edpadov\u00e1 studie<\/h3>\n\n\n\n<p>Obr\u00e1til se na m\u011b klient Pavel, kter\u00fd ji\u017e koupil studio v Batumi za p\u0159ibli\u017en\u011b 58 000$.<\/p>\n\n\n\n<p>C\u00edl byl klasick\u00fd - pronaj\u00edmat a m\u00edt st\u00e1l\u00fd p\u0159\u00edjem.<\/p>\n\n\n\n<p>P\u0159ed n\u00e1kupem mu byl odhadnut p\u0159\u00edjem ve v\u00fd\u0161i <strong>700-800$ m\u011bs\u00ed\u010dn\u011b<\/strong> na kr\u00e1tkodob\u00fd pron\u00e1jem.<\/p>\n\n\n\n<p>Ve skute\u010dnosti to dopadlo n\u00e1sledovn\u011b:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>pr\u016fm\u011brn\u00fd ro\u010dn\u00ed p\u0159\u00edjem je p\u0159ibli\u017en\u011b <strong>500$ za m\u011bs\u00edc<\/strong><\/li>\n\n\n\n<li>n\u011bkter\u00e9 m\u011bs\u00edce byly m\u00e9n\u011b zat\u00ed\u017een\u00e9.<\/li>\n\n\n\n<li>dodate\u010dn\u011b:\n<ul class=\"wp-block-list\">\n<li>spr\u00e1vcovsk\u00e1 spole\u010dnost se o <strong>30%<\/strong><\/li>\n\n\n\n<li>\u00fadr\u017eba domu - cca. <strong>1$ na m\u00b2<\/strong><\/li>\n\n\n\n<li>opakuj\u00edc\u00ed se v\u00fddaje na drobn\u00e9 opravy<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n\n\n\n<p>V d\u016fsledku toho se re\u00e1ln\u00fd v\u00fdnos pohyboval kolem hodnoty <strong>6-7% p.a.<\/strong>m\u00edsto o\u010dek\u00e1van\u00e9ho 12%+.<\/p>\n\n\n\n<p>Samotn\u00fd objekt je v po\u0159\u00e1dku - pronaj\u00edm\u00e1 se, nen\u00ed kriticky nevyu\u017eit\u00fd, ale o\u010dek\u00e1v\u00e1n\u00ed byla zpo\u010d\u00e1tku p\u0159ehnan\u00e1.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Pro\u010d se to d\u011bje<\/h3>\n\n\n\n<p>Hlavn\u00edm d\u016fvodem je zam\u011b\u0159en\u00ed na \"nejvy\u0161\u0161\u00ed \u010d\u00edslici\".<\/p>\n\n\n\n<p>Kupuj\u00edc\u00ed je zobrazen:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>maxim\u00e1ln\u00ed mo\u017en\u00e9 n\u00e1jemn\u00e9<\/li>\n\n\n\n<li>bez prostoj\u016f<\/li>\n\n\n\n<li>bez v\u00fddaj\u016f<\/li>\n<\/ul>\n\n\n\n<p>A vznik\u00e1 pocit, \u017ee je to realita.<\/p>\n\n\n\n<p>Nav\u00edc se p\u0159id\u00e1v\u00e1 touha \"naj\u00edt lep\u0161\u00ed variantu ne\u017e trh\", kde jsou v\u00fdnosy nadpr\u016fm\u011brn\u00e9.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Jak spr\u00e1vn\u011b po\u010d\u00edtat<\/h3>\n\n\n\n<p>P\u0159ed n\u00e1kupem je d\u016fle\u017eit\u00e9 zv\u00e1\u017eit nikoli \"ide\u00e1ln\u00ed sc\u00e9n\u00e1\u0159\", ale ten re\u00e1ln\u00fd:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Zva\u017ete pr\u016fm\u011brn\u00e9, nikoli maxim\u00e1ln\u00ed n\u00e1jemn\u00e9<\/li>\n\n\n\n<li>layaway<\/li>\n\n\n\n<li>vy\u00fa\u010dtovat v\u0161echny poplatky a v\u00fddaje<\/li>\n\n\n\n<li>\u010dist\u00e1 ziskovost, ne obrat<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Z\u00e1v\u011br<\/h3>\n\n\n\n<p>Nemovitosti v Gruzii mohou p\u0159in\u00e1\u0161et st\u00e1l\u00fd p\u0159\u00edjem.<\/p>\n\n\n\n<p>Ale jen tehdy, pokud po\u010d\u00edt\u00e1te ekonomiku poctiv\u011b od sam\u00e9ho po\u010d\u00e1tku.<\/p>\n\n\n\n<p>Jinak se rozd\u00edl mezi o\u010dek\u00e1v\u00e1n\u00edm a skute\u010dnost\u00ed stane po n\u00e1kupu nep\u0159\u00edjemn\u00fdm p\u0159ekvapen\u00edm.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">\ud83d\udd39 Chyba 4: Nespr\u00e1vn\u00fd v\u00fdb\u011br um\u00edst\u011bn\u00ed<\/h2>\n\n\n\n<p>Jednou z nej\u010dast\u011bj\u0161\u00edch chyb je v\u00fdb\u011br nemovitosti pouze na z\u00e1klad\u011b vn\u011bj\u0161\u00edch parametr\u016f bez anal\u00fdzy samotn\u00e9 lokality.<\/p>\n\n\n\n<p>Ve f\u00e1zi v\u00fdb\u011bru vypad\u00e1 v\u0161e jednodu\u0161e:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>v\u00fdhled na mo\u0159e<\/li>\n\n\n\n<li>nov\u00fd d\u016fm<\/li>\n\n\n\n<li>p\u0159\u00edjemn\u00e1 renovace<\/li>\n\n\n\n<li>dobr\u00e1 cena<\/li>\n<\/ul>\n\n\n\n<p>A zd\u00e1 se, \u017ee to sta\u010d\u00ed.<\/p>\n\n\n\n<p>V praxi je v\u0161ak rozhoduj\u00edc\u00ed p\u0159edev\u0161\u00edm m\u00edsto:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>likvidita objektu<\/li>\n\n\n\n<li>popt\u00e1vka po pron\u00e1jmu<\/li>\n\n\n\n<li>mo\u017enost dal\u0161\u00edho prodeje<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Co se \u010dasto opom\u00edj\u00ed<\/h3>\n\n\n\n<p>V Batumi a dal\u0161\u00edch pob\u0159e\u017en\u00edch oblastech je rozvoj velmi aktivn\u00ed.<\/p>\n\n\n\n<p>To znamen\u00e1, \u017ee:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>voln\u00e9 pozemky jsou rychle zastav\u011bny<\/li>\n\n\n\n<li>hustota z\u00e1stavby se zvy\u0161uje<\/li>\n\n\n\n<li>Druh, kter\u00fd je zde dnes, m\u016f\u017ee za 1-2 roky vymizet.<\/li>\n<\/ul>\n\n\n\n<p>Nav\u00edc nez\u00e1le\u017e\u00ed jen na samotn\u00e9 \u010dtvrti, ale i na konkr\u00e9tn\u00ed lokalit\u011b v n\u00ed:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>vzd\u00e1lenost od mo\u0159e<\/li>\n\n\n\n<li>infrastruktura<\/li>\n\n\n\n<li>doprava<\/li>\n\n\n\n<li>okol\u00ed<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Skute\u010dn\u00e1 p\u0159\u00edpadov\u00e1 studie<\/h3>\n\n\n\n<p>Obr\u00e1til se na m\u011b klient Igor, kter\u00fd si v Batumi koupil byt na pron\u00e1jem a p\u0159\u00edle\u017eitostnou dovolenou.<\/p>\n\n\n\n<p>Parametry byly n\u00e1sleduj\u00edc\u00ed:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>studio<\/li>\n\n\n\n<li>asi 30 m\u00b2<\/li>\n\n\n\n<li>vynikaj\u00edc\u00ed poloha<\/li>\n\n\n\n<li>v\u00fdhled na mo\u0159e<\/li>\n\n\n\n<li>cena je o n\u011bco ni\u017e\u0161\u00ed ne\u017e u analog\u016f<\/li>\n<\/ul>\n\n\n\n<p>V dob\u011b n\u00e1kupu se nemovitost jevila jako skv\u011bl\u00e1 volba - zejm\u00e9na d\u00edky v\u00fdhledu.<\/p>\n\n\n\n<p>Po n\u011bjak\u00e9 dob\u011b se v\u0161ak p\u0159\u00edmo p\u0159ed domem za\u010dal stav\u011bt nov\u00fd komplex.<\/p>\n\n\n\n<p>V\u00fdsledek:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>v\u00fdhled na mo\u0159e je \u010d\u00e1ste\u010dn\u011b zakryt\u00fd<\/li>\n\n\n\n<li>atraktivita objektu pro n\u00e1jemce se sn\u00ed\u017eila.<\/li>\n\n\n\n<li>cena p\u0159i dal\u0161\u00edm prodeji p\u0159estala r\u016fst tempem, kter\u00e9 z\u00e1kazn\u00edk o\u010dek\u00e1val.<\/li>\n<\/ul>\n\n\n\n<p>Samotn\u00e1 lokalita z\u016fst\u00e1v\u00e1, nestala se \"\u0161patnou\", ale jej\u00ed investi\u010dn\u00ed atraktivita se v\u00fdrazn\u011b sn\u00ed\u017eila.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Pro\u010d se to d\u011bje<\/h3>\n\n\n\n<p>Hlavn\u00edm d\u016fvodem je hodnocen\u00ed objektu \"tady a te\u010f\".<\/p>\n\n\n\n<p>Kupuj\u00edc\u00ed se d\u00edv\u00e1:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>aktu\u00e1ln\u00ed podoba<\/li>\n\n\n\n<li>aktu\u00e1ln\u00ed cena<\/li>\n\n\n\n<li>sou\u010dasn\u00fd stav sousedstv\u00ed<\/li>\n<\/ul>\n\n\n\n<p>Ale neanalyzuje ji:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>stavebn\u00ed pl\u00e1ny v okol\u00ed<\/li>\n\n\n\n<li>voln\u00e9 pozemky<\/li>\n\n\n\n<li>perspektiva rozvoje okresu<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Jak zm\u00edrnit rizika<\/h3>\n\n\n\n<p>P\u0159ed koup\u00ed je d\u016fle\u017eit\u00e9 posoudit nejen samotnou nemovitost, ale tak\u00e9 jej\u00ed okol\u00ed:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>zda jsou p\u0159ed domem voln\u00e9 pozemky.<\/li>\n\n\n\n<li>co lze na t\u011bchto pozemc\u00edch postavit<\/li>\n\n\n\n<li>hustota z\u00e1stavby v oblasti<\/li>\n\n\n\n<li>skute\u010dn\u00e1 popt\u00e1vka po pron\u00e1jmu v t\u00e9to konkr\u00e9tn\u00ed lokalit\u011b<\/li>\n\n\n\n<li>cenov\u00e9 trendy v sousedstv\u00ed<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Z\u00e1v\u011br<\/h3>\n\n\n\n<p>Lokalita nen\u00ed jen \"m\u00edsto, kde se byt nach\u00e1z\u00ed\".<\/p>\n\n\n\n<p>Jedn\u00e1 se o faktor, kter\u00fd p\u0159\u00edmo ovliv\u0148uje:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>p\u0159\u00edjem<\/li>\n\n\n\n<li>likvidita<\/li>\n\n\n\n<li>mo\u017enost ukon\u010dit investici<\/li>\n<\/ul>\n\n\n\n<p>A chyba p\u0159i v\u00fdb\u011bru m\u00edsta m\u016f\u017ee st\u00e1t ne okam\u017eit\u011b, ale za 1-2 roky, kdy nem\u016f\u017eete nic zm\u011bnit.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">\ud83d\udd39 Chyba 5: P\u0159\u00edli\u0161n\u00e9 o\u010dek\u00e1v\u00e1n\u00ed n\u00e1vratnosti<\/h2>\n\n\n\n<p>Jedn\u00edm z nej\u010dast\u011bj\u0161\u00edch d\u016fvod\u016f zklam\u00e1n\u00ed po n\u00e1kupu je o\u010dek\u00e1v\u00e1n\u00ed v\u00fdnos\u016f, kter\u00e9 neodpov\u00edd\u00e1 skute\u010dnosti.<\/p>\n\n\n\n<p>Ve f\u00e1zi v\u00fdb\u011bru je kupuj\u00edc\u00edmu \u010dasto uk\u00e1z\u00e1n \"top\" model:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>maxim\u00e1ln\u00ed zat\u00ed\u017een\u00ed<\/li>\n\n\n\n<li>vysok\u00e9 n\u00e1klady na pron\u00e1jem<\/li>\n\n\n\n<li>dokonal\u00fd sc\u00e9n\u00e1\u0159 bez prostoj\u016f<\/li>\n<\/ul>\n\n\n\n<p>V\u00fdsledkem je dojem, \u017ee nemovitost bude generovat vy\u0161\u0161\u00ed ne\u017e tr\u017en\u00ed v\u00fdnosy.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Co ukazuj\u00ed a co dost\u00e1vaj\u00ed<\/h3>\n\n\n\n<p>V praxi m\u016f\u017ee b\u00fdt rozd\u00edl mezi o\u010dek\u00e1v\u00e1n\u00edm a skute\u010dnost\u00ed zna\u010dn\u00fd.<\/p>\n\n\n\n<p>Nap\u0159\u00edklad trh v Batumi:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Pr\u016fm\u011brn\u00e9 re\u00e1ln\u00e9 v\u00fdnosy z pron\u00e1jmu \u010din\u00ed p\u0159ibli\u017en\u011b. <strong>5-8% ro\u010dn\u011b v americk\u00fdch dolarech<\/strong><\/li>\n\n\n\n<li>s dobr\u00fdm managementem a dobrou polohou - m\u016f\u017ee b\u00fdt o n\u011bco vy\u0161\u0161\u00ed.<\/li>\n\n\n\n<li>ale stabiln\u00ed hodnoty nad <strong>10%<\/strong> jsou mnohem m\u00e9n\u011b \u010dast\u00e9<\/li>\n<\/ul>\n\n\n\n<p>P\u0159esto se s n\u00edm v reklam\u011b nez\u0159\u00eddka setk\u00e1v\u00e1me:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>12-15% p.a.<\/strong><\/li>\n\n\n\n<li>a n\u011bkdy i vy\u0161\u0161\u00ed<\/li>\n<\/ul>\n\n\n\n<p>Tato \u010d\u00edsla jsou b\u011b\u017en\u011bj\u0161\u00ed ne\u017e v\u011bt\u0161ina ostatn\u00edch:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>sez\u00f3nn\u00ed<\/li>\n\n\n\n<li>prostoje<\/li>\n\n\n\n<li>bez proviz\u00ed a n\u00e1klad\u016f<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Skute\u010dn\u00e1 p\u0159\u00edpadov\u00e1 studie<\/h3>\n\n\n\n<p>Klienti za mnou pravideln\u011b p\u0159ich\u00e1zej\u00ed s ur\u010dit\u00fdm o\u010dek\u00e1v\u00e1n\u00edm:<\/p>\n\n\n\n<p>\"Vid\u011bli jsme projekt, kter\u00fd slibuje 15-18% ro\u010dn\u011b v dolarech. Chceme n\u011bco podobn\u00e9ho.\"<\/p>\n\n\n\n<p>A pr\u00e1v\u011b zde je d\u016fle\u017eit\u00e9 \u0159e\u0161it situaci poctiv\u011b.<\/p>\n\n\n\n<p>Nap\u0159\u00edklad jeden klient uva\u017eoval o byt\u011b za cca 60 000$ s p\u0159\u00edslibem p\u0159\u00edjmu cca 800$ m\u011bs\u00ed\u010dn\u011b.<\/p>\n\n\n\n<p>Na prvn\u00ed pohled vypad\u00e1 atraktivn\u011b.<\/p>\n\n\n\n<p>Pokud v\u0161ak rozeberete ekonomick\u00e9 aspekty:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>800$ m\u011bs\u00ed\u010dn\u011b - to je v\u00fd\u0161e n\u00e1jemn\u00e9ho nikoliv za garsonku, ale za plnohodnotn\u00fd byt 1+1 v dobr\u00e9 lokalit\u011b.<\/li>\n\n\n\n<li>Sou\u010dasn\u011b budou n\u00e1klady na takov\u00fd byt s renovac\u00ed znateln\u011b vy\u0161\u0161\u00ed.<\/li>\n\n\n\n<li>a dopl\u0148ky:\n<ul class=\"wp-block-list\">\n<li>\u0159\u00edd\u00edc\u00ed v\u00fdbor<\/li>\n\n\n\n<li>doba ne\u010dinnosti<\/li>\n\n\n\n<li>sez\u00f3nnost<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n\n\n\n<p><strong>Co jsme nakonec ud\u011blali?<\/strong><\/p>\n\n\n\n<p>Vzdali jsme se t\u00e9to nemovitosti. Na\u0161li jsme dobrou mo\u017enost. Parametry:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>n\u00e1m\u011bst\u00ed: <strong>33,6 \u043c\u00b2<\/strong><\/li>\n\n\n\n<li>cena: <strong>1000$\/m\u00b2<\/strong><\/li>\n\n\n\n<li>celkem pro za\u0159\u00edzen\u00ed: <strong>33 600$ (b\u00edl\u00fd r\u00e1m)<\/strong><\/li>\n<\/ul>\n\n\n\n<p>Samotn\u00fd d\u016fm: plyn, podzemn\u00ed parkovi\u0161t\u011b, norm\u00e1ln\u00ed lokalita, p\u011bkn\u00fd v\u00fdhled. V t\u00e9to f\u00e1zi v\u0161e vypadalo jako standardn\u00ed p\u0159\u00edb\u011bh.<\/p>\n\n\n\n<p>Nastal v\u0161ak d\u016fle\u017eit\u00fd okam\u017eik.<\/p>\n\n\n\n<p>V t\u00e9to \u010dtvrti je mnoho studi\u00ed. A pokud se v\u00e1m bude l\u00edbit \"jako v\u0161em ostatn\u00edm\", pak: vysok\u00e1 konkurence, tlak na cenu a nestabiln\u00ed obsazenost. C\u00edlem tedy nebylo jen koupit, ale tak\u00e9 <strong>okam\u017eit\u011b stanovit rozd\u00edl<\/strong>.<\/p>\n\n\n\n<p>Dohodli jsme se se stavitelem a podlahov\u00e9 vyt\u00e1p\u011bn\u00ed jsme nechali ud\u011blat p\u0159ed pot\u011brem.<\/p>\n\n\n\n<p>St\u00e1lo to za to: <strong>11$\/m\u00b2<\/strong> (cca. <strong>370$<\/strong>)<\/p>\n\n\n\n<p>Dal\u0161\u00ed na \u0159ad\u011b je rekonstrukce k pron\u00e1jmu: cca. <strong>500$\/m\u00b2<\/strong>(celkem ~ <strong>16 800$<\/strong>)<\/p>\n\n\n\n<p>Kone\u010dn\u00e1 cena bytu nakonec vy\u0161la na \ud83d\udc49 <strong>50 769$ na kl\u00ed\u010d<\/strong><\/p>\n\n\n\n<p><strong>Nyn\u00ed jsou nejd\u016fle\u017eit\u011bj\u0161\u00ed \u010d\u00edsla.<\/strong><\/p>\n\n\n\n<p>Pron\u00e1jmy studi\u00ed v t\u00e9to \u010dtvrti: od <strong>350$ a\u017e 500$ m\u011bs\u00ed\u010dn\u011b<\/strong><\/p>\n\n\n\n<p>Stabiln\u011b pronaj\u00edm\u00e1me s v\u00fdnosem: \ud83d\udc49 <strong>o 400$ m\u011bs\u00ed\u010dn\u011b<\/strong><\/p>\n\n\n\n<p>Ro\u010dn\u00ed p\u0159\u00edjem: \ud83d\udc49 <strong>400$ \u00d7 12 = 4 800$<\/strong><\/p>\n\n\n\n<p>D\u00e1le se zamyslete nad skute\u010dnost\u00ed: dan\u011b: <strong>5% \u2192 240$<\/strong> + ovl\u00e1d\u00e1n\u00ed: ~ <strong>302$ za rok<\/strong><\/p>\n\n\n\n<p>\u010cist\u00fd z\u016fstatek: \ud83d\udc49 <strong>~4,258$ za rok<\/strong> (<strong>~8,3% p.a.<\/strong>)<\/p>\n\n\n\n<p>V\u00fdsledek je vynikaj\u00edc\u00ed, v\u0161ichni jsou spokojeni - o\u010dek\u00e1v\u00e1n\u00ed a realita se se\u0161ly. <\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Pro\u010d se to d\u011bje<\/h3>\n\n\n\n<p>Hlavn\u00edm d\u016fvodem je touha naj\u00edt \"lep\u0161\u00ed ne\u017e trh\".<\/p>\n\n\n\n<p>Kupuj\u00edc\u00edmu se zd\u00e1:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\"existuj\u00ed mo\u017enosti s vysok\u00fdm v\u00fdnosem.\"<\/li>\n\n\n\n<li>\"Mus\u00edte jen naj\u00edt ten spr\u00e1vn\u00fd objekt.\"<\/li>\n<\/ul>\n\n\n\n<p>A na tomto pozad\u00ed:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>jsou ignorov\u00e1ny z\u00e1kladn\u00ed tr\u017en\u00ed principy<\/li>\n\n\n\n<li>se rozhoduje na z\u00e1klad\u011b reklamn\u00edch slib\u016f.<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Jak se spr\u00e1vn\u011b d\u00edvat na ziskovost<\/h3>\n\n\n\n<p>P\u0159ed n\u00e1kupem je d\u016fle\u017eit\u00e9:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>sp\u00ed\u0161e pr\u016fm\u011brn\u00fd ne\u017e maxim\u00e1ln\u00ed p\u0159\u00edjem<\/li>\n\n\n\n<li>zohlednit sez\u00f3nnost (zejm\u00e9na v letovisc\u00edch).<\/li>\n\n\n\n<li>prostoje<\/li>\n\n\n\n<li>za\u00fa\u010dtovat v\u0161echny v\u00fddaje a provize<\/li>\n\n\n\n<li>porovn\u00e1vat s re\u00e1ln\u00fdmi statistikami, nikoliv s reklamami.<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Z\u00e1v\u011br<\/h3>\n\n\n\n<p>Nemovitosti v Gruzii mohou poskytovat stabiln\u00ed v\u00fdnos.<\/p>\n\n\n\n<p>M\u00e1lokdy je v\u0161ak \"superziskov\u00fd\" bez zv\u00fd\u0161en\u00fdch rizik.<\/p>\n\n\n\n<p>Pokud jsou \u010d\u00edsla v\u00fdrazn\u011b vy\u0161\u0161\u00ed ne\u017e na trhu, je to d\u016fvod k tomu, abychom se neradovali, ale pod\u00edvali se hloub\u011bji.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Podtr\u017eeno, se\u010dteno<\/h2>\n\n\n\n<p>Pokud se pod\u00edv\u00e1te na v\u0161echny chyby, o kter\u00fdch jsme hovo\u0159ili v\u00fd\u0161e, maj\u00ed jednu spole\u010dnou p\u0159\u00ed\u010dinu.<\/p>\n\n\n\n<p>Ne samotn\u00fd trh.<br>Ne \"\u0161patn\u00e9\" p\u0159edm\u011bty.<br>A to ani jednotliv\u00e9 strany transakce.<\/p>\n\n\n\n<p>A chyb\u00ed systematick\u00fd p\u0159\u00edstup k v\u00fdb\u011bru nemovitost\u00ed.<\/p>\n\n\n\n<p>Ve v\u011bt\u0161in\u011b p\u0159\u00edpad\u016f se pen\u00edze neztr\u00e1cej\u00ed v okam\u017eiku koup\u011b, ale mnohem d\u0159\u00edve - ve f\u00e1zi anal\u00fdzy objektu, kontroly dokument\u016f, posouzen\u00ed lokality a re\u00e1ln\u00e9 v\u00fdnosnosti.<\/p>\n\n\n\n<p>Dobrou zpr\u00e1vou je, \u017ee t\u011bmto chyb\u00e1m se lze vyhnout.<\/p>\n\n\n\n<p>Jedinou ot\u00e1zkou je, zda tomu rozum\u00edte:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Kter\u00e1 rizika je t\u0159eba zkontrolovat<\/li>\n\n\n\n<li>v jak\u00e9m po\u0159ad\u00ed<\/li>\n\n\n\n<li>a jak rozli\u0161it skute\u010dn\u011b spolehliv\u00e9 za\u0159\u00edzen\u00ed od \"hezk\u00e9ho bal\u00ed\u010dku\".<\/li>\n<\/ul>\n\n\n\n<p>Abychom tuto ot\u00e1zku uzav\u0159eli, rozd\u011blil jsem postup krok za krokem, kter\u00fd v\u00e1m umo\u017en\u00ed:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>vy\u0159adit slab\u00e9 a rizikov\u00e9 mo\u017enosti ve f\u00e1zi v\u00fdb\u011bru.<\/li>\n\n\n\n<li>u\u0161et\u0159it \u010das p\u0159i prohl\u00eddce nevhodn\u00fdch nemovitost\u00ed<\/li>\n\n\n\n<li>a rozhodovat se na z\u00e1klad\u011b \u010d\u00edsel a fakt\u016f, nikoliv slib\u016f.<\/li>\n<\/ul>","protected":false},"excerpt":{"rendered":"<p>5 \u043e\u0448\u0438\u0431\u043e\u043a \u043f\u0440\u0438 \u043f\u043e\u043a\u0443\u043f\u043a\u0435 \u043d\u0435\u0434\u0432\u0438\u0436\u0438\u043c\u043e\u0441\u0442\u0438 \u0432 \u0413\u0440\u0443\u0437\u0438\u0438, \u043a\u043e\u0442\u043e\u0440\u044b\u0435 \u043c\u043e\u0433\u0443\u0442 \u0441\u0442\u043e\u0438\u0442\u044c \u0432\u0430\u043c \u0434\u0435\u0441\u044f\u0442\u043a\u0438 \u0442\u044b\u0441\u044f\u0447 \u0434\u043e\u043b\u043b\u0430\u0440\u043e\u0432 \u0412\u0440\u0435\u043c\u044f \u0447\u0442\u0435\u043d\u0438\u044f: 9 \u043c\u0438\u043d\u0443\u0442 \u041f\u043e\u043b\u0435\u0437\u043d\u043e\u0441\u0442\u044c: \u2605\u2605\u2605\u2605\u2605 \u041f\u0440\u0438\u0432\u0435\u0442! \u041c\u0435\u043d\u044f \u0437\u043e\u0432\u0443\u0442 \u0420\u043e\u043c\u0430\u043d, \u044f \u0431\u043e\u043b\u0435\u0435 5 \u043b\u0435\u0442 \u0440\u0430\u0431\u043e\u0442\u0430\u044e \u0441 \u043d\u0435\u0434\u0432\u0438\u0436\u0438\u043c\u043e\u0441\u0442\u044c\u044e \u0432 \u0413\u0440\u0443\u0437\u0438\u0438 \u0438 \u0437\u0430 \u044d\u0442\u043e \u0432\u0440\u0435\u043c\u044f \u043f\u0440\u043e\u0432\u0435\u043b \u0434\u0435\u0441\u044f\u0442\u043a\u0438 \u0441\u0434\u0435\u043b\u043e\u043a \u0441 \u043a\u043b\u0438\u0435\u043d\u0442\u0430\u043c\u0438 \u0438\u0437 \u0440\u0430\u0437\u043d\u044b\u0445 \u0441\u0442\u0440\u0430\u043d. \u0414\u043e\u0441\u0442\u0430\u0442\u043e\u0447\u043d\u043e \u0447\u0430\u0441\u0442\u043e \u043a\u043e \u043c\u043d\u0435 \u043e\u0431\u0440\u0430\u0449\u0430\u044e\u0442\u0441\u044f \u043b\u044e\u0434\u0438 \u0443\u0436\u0435 \u043f\u043e\u0441\u043b\u0435 \u0442\u043e\u0433\u043e, \u043a\u0430\u043a [&hellip;]<\/p>","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[1],"tags":[],"class_list":["post-143","post","type-post","status-publish","format-standard","hentry","category-1"],"acf":[],"_links":{"self":[{"href":"https:\/\/qz.residence-estate.ge\/cs\/wp-json\/wp\/v2\/posts\/143","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/qz.residence-estate.ge\/cs\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/qz.residence-estate.ge\/cs\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/qz.residence-estate.ge\/cs\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/qz.residence-estate.ge\/cs\/wp-json\/wp\/v2\/comments?post=143"}],"version-history":[{"count":37,"href":"https:\/\/qz.residence-estate.ge\/cs\/wp-json\/wp\/v2\/posts\/143\/revisions"}],"predecessor-version":[{"id":281,"href":"https:\/\/qz.residence-estate.ge\/cs\/wp-json\/wp\/v2\/posts\/143\/revisions\/281"}],"wp:attachment":[{"href":"https:\/\/qz.residence-estate.ge\/cs\/wp-json\/wp\/v2\/media?parent=143"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/qz.residence-estate.ge\/cs\/wp-json\/wp\/v2\/categories?post=143"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/qz.residence-estate.ge\/cs\/wp-json\/wp\/v2\/tags?post=143"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}