סדנאות נדל"ן

http://danielshemmer.wix.com/danielshemer#!where_to_buy/c3xu

 

 

 

סדנאות לנדל"ן-​

​באתר זה תוכלו למצוא מידע על 10 סדנאות מיוחדות.

​מידע על דניאל שמר, צוות המורים.

אם אתם מחפשים לרכוש נכסים נשמח להפנות אתכם למתווכים מעולים שיעזרו לכם לאתר את הנכס עבורכם.​

אתם מוזמנים לסדנאות התמחות במגוון נושאים מקצועיים
הסדנאות נוצרו תוך מחקר השוואתי משיטות אקלקטיות מהעולם כולו והותאמו לשוק הישראלי,
תוך ייעוץ עם מתווכים, קבלנים, עורכי דין ומאמנים אישיים, הסדנאות כוללות חומר מרתק, יצירת קשרים אישיים והקמת קבוצות תמיכה להצלחה. ​

Why Compromise?

Introduction: If you went out and found you have half your yearnings in your hand then you have a perfect property.

You Always have to compromise on something, or the size or quality, or the amount of rooms, or on the landscape,

or the region, Or on the cost and price.

So when you have three children you can not compromise on the amount of rooms, preferably five, you can not find 4, then you better Stay in a rented place.

First floor is an advantage if your children are very small and banging on the floor, because below you no one can complain.

If you are without children, you can settle for slightly more dangerous areas or a low eduction system.

If you are a loner you can compromise on the quality of community life.

You can compromise on the number of services, you can compromise on the directions

I love Northern apartments, but can compromise if the apartment is excellent.

Perhaps you can compromise on noise, you'll be amazed how this is the easiest thing to get used to is noise.

If you like Tel Aviv then peeping neighbors is a big compromise.

You can compromise on the size of the rooms and live in four rooms of 90 meters in the big city.

You would like to compromise on how much you will need to pay a lower price for the same product or as they say give me a bargain.

Of course you can compromise on the elevator or parking and in 95 percent of the time in Tel Aviv you are missing one if not both of them if there is also an elevator and Parking you will compromise on the price.

So what are the rules about price:

The farther from the center, the lower the price is.

As you turned away from convenient transportation, the lower the price is.

The more steps, the lower the price is.

The property is more neglected, the lower the price is.

The property is noisier, it will lower the price.

The more utility poles, bus stops, snakes and fewer services electricity poles they will

Lower the price.

It should be noted many times in real estate as more people buy in

bad places they tend to improve over time and property value tends to rise very dramatically.

Mr. Daniel's site

www.1in.co.il

If you could know what the real estate market was going to do?

If you could know what the real estate market was going to do.

This knowledge is some thing you would pay a lot for.

Well I'm going to tell you a secret method to know who has the power.

The seller or the buyer.

Of course all i say can still be influenced by a good broker that knows that help and change

the situation.

In Generalization I say:

of the amount of apartments determines the direction:

if there is less apartments of between 5 to 7 months left in the market then the apartment

market is a sellers' market.

If you have between 5 to 7 months so you are looking at  equality in the power of buyers

and sellers and we don’t know who is going to gain power soon.

If there is over 7 months of inventory so buyers will become rulers and prices begin to fall.

time is of course worth money, so long as you save it for someone else looking for your property.

or tell you where you should live, what property should you invest in it and some property down

in the future. That person is worth your money. Because real estate is a big money game

then any price to 1 anyone is small money.

so my advice is keep track of inventory of the number of months there are apartments to be

sold in Israel and thus to know what's going to be in the market.

Homes for elderly-Israel

Project Finance required

Need to build more homes for the elderly

,

The population is aging and at an increasing rate, people need to have quality of life, women who live more than men are left alone at home without a husband and a friend, afraid somebody comes charging in at them and will do them damage.
Exorbitant prices of most nursing homes keeps rising The reason being that there is not enough competition and therefore there is nothing that brings the prices down.
The company develops, there is more free time people are living more and more the free time for older people is rising and if they have an apartment on there name they can
take a "reverse mortgage"

Let's say that their apartment is for rent at NIS 4000 and the nursing home costs NIS 8000 they need to enslave the apartment to the bank for NiS 4000 for let say 5 to 15 years . So the bank completes them the additional money and when the heirs have sold the property the bank will receive a refund of the several hundred thousand dollars he paid.
The bank Should take low interest on such loans since it is almost entirely without risk.

Which leads me to encourage entrepreneurs to act and produce more elderly homes,  To give good quality of life to increase the competition and that way to lower the price.
You need to start changing the branding of nursing homes now in Israel they have negative perception.  While in the rest of the world it is very positive.

Amount of people per room

Amount of people per room in Israel -
What happens in Israel? Multitude of ways Israel is becoming a leading Western state.
We walk around with two phones and one in the drawer for each additional guest from America.
We have cars to virtually anyone with a license.
But in real estate we're just a third world.
While the Western world lives, half-person in the room we have been living an average of three to a room.
And although the building and the towers we fail to advance in this field.
Today, because of the Aliyah, the low mortality rate that gradually increases.
The need for more homes is critical. Add to that the percentage of divorces rising says that you should double the amount of of apartments so we are in trouble.
The prices seemed to stop just at the level of the payment ability wages in the economy. If they earn more they would pay more.
No one is building enough. And why should they build, contractors earn more, those who bought want prices to stay hi, people who took a loan want to know the value increases.
We should aim to have an apartment to a person or at least two rooms per person.

Negotiations

Negotiations

If you are a real estate investors

I suggest you remember the following points:

 

Continue the relationship -

Extend and evaluate it, a literal interpretation of the Latin root means to continue the business.

 

Famous methods:

There are famous systems of negotiations: "Salami" - intimidation, and the method “Cherries"- deception, the good guy and the bad guy"-blaming the bad guy for all your demands.

 

Take a broker -

He can be the bad guy or the good guy for you. Sometimes you need a broker to blame for the lack of decision or choice. You can stay close to the other side and not make him mad or impatient at you for indecision, it's easier to move when you say “my wife will not have time” you should not to say “difficult things” by yourself you should be the loved one.

 

Separated -

Separate the problems from the people that want to solve them, take care that nothing should be personal, focus on interests and not on situations, try to generate as many alternatives as possible and generate a few options before a decision and try to find points of objectivity to talk about in the earlier stages.

 

The best possible profit or total victory -

You should try to get the maximum profit that the parties can offer, both sides should have a mutual win. A real estate transaction is usually a long connection of faith and requires working together with many parts, it affects our reputation and the speed of the entire transaction. If you are looking for total victory you will not get the deal. 

 

Positive self-confidence -

You Should come to negotiations with a lot of self-confidence, something positive to say and say a lot of Yes, yes, yes, start agreements and produce honesty. Start with what you give, what you want and how you see things and why ... And finally get to those things that you will not compromise on. Chances are you will get them if you say them at the very end.

Anger -

Once we get tired, we do not see the possibilities, we become concentrated in  ourselves and our emotions rather than on cooperating with the chance to close the deal. This happens even when we have a good deal and all we wanted. 

 

Motivation -

“When there is a will there is a way”. If there is an option and capability, so the most important thing is to push it to deal more and more. Negotiations will fail if both parties have no desire and no ability.

 

Group power-

The group has greater power in the negotiations.

There is more planning, thought and expression in a group, more likely to find connections, cooperation and understanding on the subject and thus more capacity.

 

Take with you an expert.

 

Pass the “no”-

If you feel anger Go to the balcony. If you get tired, don’t speak nervously, otherwise it will be the best speech you will most regret.

 

Take the time -

You should take time to decide don’t decide on the spot, don’t push the negotiations

You should exhaust every step.

 

Replace chairs -

Move to the other side, listen to him, acknowledge his points, his feelings, agree without any arrogance, collect his sincere “yes yes yes”.

 

Not provoke the other side and luck -

When you express your side did it without any provocation.

 

Avoid at all cost from the word "but".

 

And say “we”, not “you”.

 

Stay positive -

When you're talking about differences of opinion do so in a positive tone.

Most business success is almost always triumph of mutual gain or mutual loss.

 

Instead of opposing -

Formulate again.

 

If there is a problem: Formulate new framework. 

What if? What is fair? Why not? Use each other's knowledge,

Ask for advice, ask open questions, let “quiet” work, it is impossible to break down walls you need to move around them.

 

Do not reject the idea of fear of rejecting the human behind it.

Keep the negotiations by negotiating on the road and your ideas before you talk about the details.

 

Do not push -

Build.

 

Write the other side's victory speech and you will earn the biggest gains.

 

Do not be too smart-

Ask questions, especially if you know the answer just to make agreements, speak slowly in order not to fall into the holes. Ask for help, keep explaining the reasons for your requests.

No one wants to do business with someone smarter that might bend them by force.

 

 

Round non-price method-
Offer $ 195,588 ... This gives the impression that you know something that the other side does not, and there is good reason for giving precisely this price.

 

Your proposal from the other side -

Let the other side say what you are willing to give. In the same sentence you give take what you want as a condition of your concession, remember to start it with what you are giving and ask the other side to give up a bigger concession.

 

Positive compliments all the time and make them real -

If you find a reason to give a compliment don’t hold back. You are responsible for the spirit of the negotiations if there is a good spirit your chance to get a batter price improves. People are not rational, they are emotional, sometimes they do not love someone even if the money is good they are willing to loss the deal. Not to give you the house they love. 

 

Take the time to be polite-

Be polite, say "none of us want to lose everything he has achieved so far," offere another small concession, and ask for a waiver from the other side.

Remind that you both want the deal and create solidarity.

 

good luck.

 

www.1in.co.il

http://www.facebook.com/pages/1in-Connections/198791264980

Things that raise the value of the property

Things that raise the value of the property:

In real estate we have an impact on property value, how we relate, maintain, or improve or design affects the way it will be leased and sold.

We'll start with: order, must be clean, everything in a precise and pre-selected place. Everything that exists has to work to talk with the environment to be very practical or disappear. The colors should be pleasant and neutral, and especially not produce antagonism.

Kitchen needs to be updated, work space and storage as much as possible, areas of work at least two directions preferably three. A good kitchen consists of three sides of the work place,  if you have just one wall in the kitchen try to hide it as much as possible. Exclusive materials, quality floor, where all the electrical appliances should have a good place. When you want to sell even if not all is perfect, you should have good cabinets that you don’t have to replace immediately, and everything needs to be adequate, open and close without things falling off its hinges.

Bathrooms with something special, a small spa, a large rain head, jacuzzi in the master, even if these things have never been used they raise the value dramatically, both in apartments for rent, these relatively small investments increase the value. Using stones, speakers against moisture, pleasant lighting and special bathroom designs always raise the value of the property. Jets of water, double sink, separate room for toilet, reception room before the guest bathroom, with a large mirror, bidet, quality color on the ceiling and walls, good smell.

Central master suite and smaller suites for children, always exciting and impressive. If  Toilet are in the bedroom, the better. If toilet and shower even better. If toilet and shower and walk in closet “excellent” . Toilets, baths, walk-in closet and sitting area you won the lottery.

After that only the size of everything and arrangement in space is meaningful.

Materials should be neutral, beige, white, brown, floors must be pleasant and nothing too unusual, always possible to place a colored piece of furniture and move any interruptions, putting quality and colorful towels can add design and color without forcing the buyer to get stuck with them. View the house with large, fragrant flowers and to honor the buyers a hot coffee and cake baked fresh for the moment.

There is no substitute for a great first impression, if shown right after the cleaning lady left the apparent you increase the sense of security that this property is well taken care off which is the main thing in selling property.

Outdoor space: must be neat, well tended and clean or throw, but no dead plants and grass in three colors.

Basement: must be clean and uncluttered, it is better to be beautiful and smell good and then it’s a real plus, with a touch of a home theater system up’s the value of any asset.

And finally the addition of design elements, such as concrete pillar or snatch quality brick wall, a wooden beam, nice wallpaper and shiny modern writer on one wall. Fine paint job with a touch off quality and precision. Dramatic lighting on one wall, a spotlight on a beautiful art element. A large painting with amazing lighting. These add a touch that makes a house feel special.

Tama 38

National Master Plan for strengthening existing buildings against earthquakes (Tama 38)
Israel there is a concern that an earthquake will occur and cause damage to life and huge damage to the most expensive purchase people make in their life their home.
Earthquakes occur every hundred years or so and are especially dangerous to buildings and areas filled with people.
We live in an era where in the last 2000 year’s great earthquakes happened  because of the proximity to the Great Rift Valley.
Israel’s government had a creative idea instead of giving money to people to make the buildings protected against earthquakes or alternatively require the homeowners to invest money in expensive repairs.  would give building rights for all building built before 1980.

Also due to the urgency and the fact that even saving lives and preserving normal life, because to lose the house that is financial harm and damage to the current way of life and can be very traumatic. It was decided that building rights will be granted without serious credentials and endless difficulties in passing all normal construction program and by that financing the reinforcement.
Three problems:
Rights often proved insufficient to finance the high costs of strengthening the structure. Municipalities often do not want to confirm a lot of rights because they might harm the fabric of the city.
Second, each program requires the approval of the local committees that want to see that indeed the building will be appropriate and renovating is valid and good so they can take a big earthquake.
Third, the financing problem, who gives the guarantee and a collateral to the bank for the construction. The ground an apartment building does not belong to the entrepreneurs.
All these problems led to almost no buildings were repaired.
Where little initiatives took place is only in the center of the country at the most prestigious parts. I know of one builder that  Created a patch with all the tenants of the apartment building, creating a new registration unit in the common house correction order, after which the sub will be created - a new part, which can be used as collateral for the Bank and get a loan to strengthen the building to add dimensions and build himself another two-story covered and then sold it and managed to get some profit.
Of course at a big risk that passes from the tenants to the entrepreneur.
National construction program 38 can be
Approved by a local committee, to add new housing units of a new regular floor, on the roof or in a new wing. Expand the existing dwellings by 25 square meter. In these meters he must add security room 12 square meter and 9 sq. m net. He can add a balcony of 13 square meter for every apartment. He can also add a lift even outside the building.
Needs also to provide a solution for parking and get approval of the engineer of the commission  for the old and new apartments. Of course the Commission can give entrepreneurs that cant build a pass.
The design must match the existing building and protected spaces can be added.
You can also do it on a non-residential buildings and get another flight or another department.
In 2007 and 2008 temporary amendments to legislation were made.
Exemption from payment of sales Tex capital gains on sale for it affected the rights of the tama 38. Exemption from sell tex and Exemptions from buying tax and Exemption from Shavach tex witch is the difference from the money you paid for the property and the money you made from selling it in this case you pay no tax.  

Who is responsible in principle to strengthen the structure are of apartments in the building. The homeowners can If they built more apartments in a building they can in principle sell and split the money if there was any left.
They can take a professional developer to handle all the legal side facing municipalities and contractors, he will have to obtain signatures of the tenants, prepare a request for building permits, pass through the local planning committee, design the building and plan it, fund the construction and then sell the additional dwellings built for some hope of a profit. In this case the tenants lose the opportunity for gain of money.
Residents also can request an entrepreneur that builds to raise their own property values ​​and quality of life, and ask more from what  the program 38 originally intended to give. for example: Whole staircase renovation, or interior remodeling of the old apartments.

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Compromise can be lucrative.

We do not like places where there are hazards such as electricity poles, very noisy road, rail, waste, bad smell, strong sunlight, strong winds.

Although in reality many times it is very easy to get used to loud noise for less money very often Compromise can be lucrative.

At the end I always believe we compromise on something our desires and aspirations and things seem to us very important at a specific time, and on
another time it seems trivial. While real estate takes a long time, neighborhoods that were once bad becomes good, neighborhoods that were once good are becoming crowded and annoying.

Noises that once hindered become familiar and comfortable, close to train station becomes an advantage when looking for work, closeness to parents becomes an advantage with the arrival of children.

Distance from the city becomes an advantage when we begin to like nature  and residence within the city becomes wonderful when we go to the concert and the gym.

So things change, this is the beauty in real estate. Old apartment where room after room has a marvelously been renovated becomes a palace, and a house once a great house no longer satisfies us.

Large areas and the pool once played in are now empty we want to sell and move to a small apartment smaller and modern.

So over time the proportions and perspective changes and we want to move  and change the environment.

Today people change more jobs, spouses and residence then ever before. We gather and want new experiences. So we are looking for the next place.

The opportunity.

But if you want the new place to be better, quieter, higher, more spacious, better quality and ultimately remain with money in hand you understand that there is no such thing.

Also need to know to cut it, try five pairs of shoes in two shopping malls, you see something good enough, go for it as hard and fast as you can be pleased and satisfied.

Billionaires can afford not making any compromise because they sacrificed much higher cost that they pay for the all perfect real estate.

And after a while some one makes the same but batter.

So what you should look for is the potential for the same thing that can allow me to enjoy what matters most to me. If the most important thing to me is that elevator and parking and a large bedroom and it can be produced, then great.

If I can compromise on the area that I have a car and I like to drive then great.

If I'd settle for living rooms but have a large and impressive bath rooms that I like  then great.

First need to identify what is most important, which the pros and cons arranged in the same order you arrange the importance of Things.

good luck

What is more expensive - to build yourself or to buy built?

Jewish people who want to buy property in Israel and understand real estate

What is more expensive - to build yourself or to buy built?

The answer of course is complex. Depending on what buyers are ready and depending on what you build.

Let's start at several points to a deeper understanding.

- If we take the price of the house & divid it in to Sqm and we reduce the cost of the land we can know how much they could invest in the construction. This would give us an assessment, of the developer's profit if we did not build ourselves.
When you build a house you should build in round numbers, it is easy to calculate building materials, and easier to plan.
Square and rectangular houses with no strange angles are cheaper, any shape and any unusual change, means the design and materials costs more.

It is important to prepare the site for construction, if your building on a flat surface, with no trees, no rocks, it is much cheaper than if it is necessary to align, remove dirt, before you start blasting, site preparation can be very expensive and add to the cost.

Final cost is normally at least 10 percent more expensive of what we thought it would be originally. Why? unpredictable, flooding, changes, desires change throughout construction.

Price of money: inflation each year of building up's the price by several percent per year. If we have several years until the construction starts we should take this into account and compare your home to prices of old houses.

It is important to build a budget, why? Because then you can decide in advance on what you should give-up and about what that fits you now and wont fit you later. Building by your self is all about the planning that is made for you.

So what's the advantage to building yourself? First match, the choice of materials, your favorite directions, depending on the design and finally the investment budget is what suits mostly to the things that are most important to you.

To build a two-story building is cheaper then one big floor, even if the meters are the same, why? smaller piping distance, for example the toilets and the pipes are usually one above the other and Smaller roof size.
Of course cheaper villas tower. Once replicating idea, saving design, you get a better price for
Amount of material, and the price per meter decreases.