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Nie daj się nabrać na „pewny zysk” Condohoteli i Aparthoteli

utworzone przez | Wrz 29, 2020 | Inwestycje | 1 179 Komentarze

 

 

              W Polsce dość swobodnie posługujemy się określeniami takimi jak aparthotel oraz condohotel. Wynika to z braku uregulowania definicji w systemie prawa. Brak regulacji sprawia, iż bardzo często posługujemy się zamiennie tymi dwoma określeniami, podczas gdy nie do końca tak być powinno.

              Aparthotel – z ang. Apartament + hotel. Jest to rozszerzenie funkcjonalności pokoju hotelowego o dodatkowe atuty. Rozszerzona wersja pokoju hotelowego pozwala na dłuższy pobyt w danym miejscu. Wydzielona kuchnia czy też dodatkowy pokój, pozwala na wygodniejszy pobyt w tego typu obiekcie.

              Condohotel – ang. Condominimum ( synonim – condo building) „condo” wskazuje nam, że obiekt hotelowy składa się z wyodrębnionych pokoi/apartamentów, stanowiących samodzielne lokale.  Należą one do pojedynczych właścicieli, którzy zdecydowali się zainwestować swoje pieniądze w tego rodzaju usługę. Właściciel lokalu zgadza się na odpłatne opiekowanie się całym obiektem przez jednego zarządcę nieruchomości. Zazwyczaj nie ma tutaj kuchni.

              Można dojść do stwierdzenia, iż condohotel mówi o strukturze własnościowej obiektu, natomiast słowo „aparthotel” odnosi się do jego funkcjonalności.

              Condohotel zawsze będzie aparthotelem, natomiast aparthotel nie zawsze musi być condohotelem.

              Ta forma inwestycji cieszy się bardzo dużym powodzeniem u nas w kraju. „Na nieruchomościach nie da się stracić” słyszy się niemal wszędzie. Wiec gdy słyszymy to w pociągu, od uberowca i pani w sklepie spożywczym, to znaczy, że zbliża się moment w którym się to zmieni.

              „Zostań właścicielem nadmorskiego apartamentu i zarabiaj od zaraz”. „To inwestycja dla Ciebie z gwarantowanym zyskiem”, „gwarantowany i stabilny zysk” „lepiej niż na lokacie, pewniej niż w banku”. Wystarczy wpisać w wyszukiwarkę hasła takie jak: condohotel, aparthotel czy zarabianie na nieruchomościach by znaleźć bardzo dużą ilość tego typu ogłoszeń. Takie same reklamy znajdziemy też w turystycznych kurortach największych miast. Zauważyć można, że trafiają na podatny grunt. Brak oprocentowania na bankowych lokatach i mizerne na skarbowych obligacjach powoduje, że niektórzy szukają innych okazji, a zarazem „pewnych” zwrotów. Przez to, że przygotowywałem się do tego tekstu już kilka miesięcy temu, do teraz wyświetla mi się cała masa tego typu reklam.

              Według mnie tego typu inwestycje są bardzo ryzykowne. Oliwy do ognia dolewa sytuacja związana z pandemią i śmiało można założyć że 2020 jak i 2021 nie będą należeć do rentownych. Przedstawie największe zagrożenia i wady związane z condohotelami jak i aparthotelami:

– Wyśrubowane zwroty przy bardzo optymistycznych założeniach. Według mnie, większość ofert jakie analizowałem powinny podawać zwroty rzędu 2 do max 3 % rocznego zwrotu. Przy dzisiejszym rynku może to być nawet mniej. By dowiedzieć się więcej zapraszam do artykułu…

– Gwarancja zysku 6,7,8 a nawet 10 %. Często jest to gwarancja na 3-5 lat. Gwarancje daje Ci deweloper który jak nie sprzeda większości lokali to pewnie nie dokończy budowy i splajtuje. Ale nie bądźmy takimi pesymistami. Załóżmy że wszystkie lokale się wyprzedały i hotel stoi. Dlaczego wiec jest tylko gwarancja na 3 lata? W większości przypadków, inwestor płacąc za lokal przepłaca te 20% ceny rynkowej. Wiec ta gwarancja jest wypłacana z Twojej nadpłaty, a nie z zysku przedsiębiorstwa.

-Różne gwarancję zysku to kolejne wypaczenie które mnie zbiło z nóg  np. większy inwestor lub pierwsi inwestorzy dostają gwarancje zysku na 6 lat. Ty kupując już później, gdy apartamenty były budowane, wiec dostajesz 3 lata gwarancji. Wiec w 4 roku zarządca ma obowiązek najpierw wypłacić obiecane 8% pierwszej grupie inwestorów, a na Ciebie może nie wystarczyć, bo rentowność jest np. 4% w roku wiec trzeba było zabrać z Twojej „kupki” do innych.

– Ostatni w łańcuchu pokarmowym do podziału zysku. W skrócie, zarobisz „coś” –  jeśli coś zostanie.

– Jedyne ryzyko dewelopera jest takie, że nie sprzeda wszystkich lokali. Tutaj pojawiają się sprzedawcy/naganiacze którzy biorą czasem olbrzymi procent tej kwoty do siebie. Spotkałem się z 10 do nawet 25 %. Wiec te 25% Twojej wpłaty idzie do Pana/Pani od broszur którzy do Ciebie dzwonią i przestawiają Ci to jako inwestycje zycia.

– Ryzyko inwestycyjne jest po stronie wpłacających a nie po stronie dewelopera, a tym bardziej zarządzających. Nie chroni tu ustawa deweloperska. Wolna amerykanka co do przepisów, nie reguluje to prawo. Jak się nie uda sprzedać wszystkich mieszkań, deweloper może upaść w trakcie budowy. Kupując udziały w spółce nie mamy żadnego wpływu na spółkę.

– Bardzo duża liczba inwestorów – trudności decyzyjności w szczególności w częściach wspólnych lub kierunku całego przedsięwzięcia. Rodzą się też problemy gdy ktoś z setki współwłaścicieli będzie zlicytowany, umrze i przejdzie to na kilku spadkobierców i cała masa problemów która może przy tym powstać.

– Często nie masz księgi wieczystej bo właścicielem jest spółka. Zresztą posiadanie ksiąg wieczystych nie rozwiązuje do końca tego problemu bo nadal jest tam wspólnota i to zarządzający mają największy wpływ na działalność. Często podpisujesz umowę na 10-15 lat dając pełną władzę zarządcy.

– Problemy pojawiają się również gdy ten czas dzierżawy na 10-15 lat (wyżej wspomniany) mija. Jedni chcą nadal wynajmować pokoje hotelowe inni współwłaściciele nie. Zazwyczaj działalność tego przedsiębiorstwa się zatrzymuje, a wspólnicy latami kłócą się. W miarę upływu czasu hotel marnieje, starzeje się i przede wszystkim nie zarabia.

– Zagrożenia podatkowe. Załóżmy że spółka nie płaciła podatków a Ty jesteś jej współwłaścicielem. Urząd skarbowy będzie ścigał nie tylko zarząd ale i Ciebie. Czekają Cię batalie sądowe. A ty przez ten czas możesz mieć komornika na koncie bankowym.

– Często dana nieruchomość reklamuje się, że głównym zarządzającym będzie m.in. marka taka jak Hilton czy Mariott. Tutaj sytuacja najbardziej śmierdzi. Często są to tylko listy intencyjne albo czasem czysta ściema. Tak wielkie korporację wolą postawić sobie taki hotel same (stać je) i nie borykać się z 200, 300 albo jeszcze większą ilością roszczeniowych właścicieli.

– Budowane w bardzo słabych lokalizacjach. Wiem wiem, na banerach reklamowych jest piękne jezioro, morze lub coś jeszcze innego pięknego. Prawda zazwyczaj bywa ponura. Brak jakiejkolwiek infrastruktury. Hotel może i nad morzem, za to do najbliższego sklepu/restauracji czy czegokolwiek 5km. Znalazłem perełki w stylu:

Z widokiem nad morzę, tylko z drugiej strony widok na drogę ekspresową

Nad jeziorem, tylko jest to zbiornik wody pitnej w którym się nie można kąpać.

A pamiętajmy, że najważniejsze w inwestowaniu w nieruchomości jest lokalizacja, lokalizacja i jeszcze raz lokalizacja.

              Do tego UOKiK jak i KNF wzięli już te inwestycję na tapetę i również zaczęli przestrzegać przed tego typu lokowaniem środków. Więcej znajdziesz na https://oczarowani.pl/ gdzie można znaleźć również świetny zestaw pytań jaki należy zadać przed zainwestowaniem. 

              Polecam również artykuł na crowdnews w którym świetnie demaskuje jedną z “okazji inwestycyjnych”. Polecam ten portal, ponieważ znajdziecie tam świetne analizy wielu spółek które szukają finansowania. 

              Generalnie przestrzegam przed tego typu inwestycjami. Moim zdaniem w zdecydowanie większości można tam głownie stracić kasę. Wspominam tutaj również o ryzyku z tym związanym. Chce jednak zaznaczyć, że nie wszystkie te zagrożenia dotyczą każdego tego typu inwestycji. Choć zdecydowana większość analizowanych przeze mnie ma wady. Oczywiście mogą trafić się condohotele/aparthotele które na siebie zarabiają i dają zarabiać również inwestorom. Głównym czynnikiem który je zapewne broni jest lokalizacja jak i znani deweloperzy/zarządcy. Jednakże zdecydowana większość wiąże się z problemami i brakiem zysku. Przeanalizowałem jednak wiele ofert, rozmawiałem z ludźmi którzy spróbowali  tak lokować kapitał i zdecydowana większość to strata. Zarabia głównie deweloper i zarządca.

 

 

 

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