O mercado imobiliário, sem dúvidas, apresenta um grande potencial para pessoas que desejam obter lucro e reduzir os riscos envolvidos. Comprar imóvel na planta pode ser um investimento lucrativo nas condições corretas. Oferta limitada, grande número de compradores, e um mercado em ascensão são alguns fatores que investidores devem considerar para maximizar seus retornos.
Veja aqui 5 motivos para adquirir um imóvel na planta nos Estados Unidos.
CLIQUE NA IMAGEM E BAIXE O E-BOOK SOBRE COMO INVESTIR NOS ESTADOS UNIDOS
TEMPO CERTO
Investir em imóveis na planta é uma excelente maneira de potencializar esta relação risco-retorno. Em termos de “timing”, ou seja, estar no local certo na hora certa, é uma excelente oportunidade e mitigar riscos.
Enquanto ao comprar uma terra virgem o investidor, geralmente, precisa esperar muito tempo até que a região se desenvolva e o projeto seja executado, adquirir um imóvel na planta lhe coloca no momento exato em que a matéria prima irá virar produto acabado.
É lógico que quanto mais desenvolvida for a região, menos esse “tempo” influenciará no valor do imóvel. Por isso, o desafio daqueles que realmente querem adquirir um imóvel na planta é o de identificar quais regiões já estão saturadas e quais estão no limiar de se tornarem o próximo “hotspot” local.
Nos Estados Unidos, regiões como Miami, Los Angeles, Nova Iorque tiveram um grande “boom” nos últimos 5 anos de projetos “pre construction”. Apesar das principais cidades apresentarem algum movimento de saturação, este elevado aumento do preço beneficia as cidades vizinhas, que passam a se tornar o próximo destino pois seus preços ainda estão baixos.
MELHORES VALORES
O conceito de comprar imóvel na planta é o de pagar hoje e receber depois. Esta entrega futura lhe garantirá um preço melhor do que para quem esperar para comprar o projeto pronto. O único motivo é que a entrega futura sempre apresentará um risco maior do que às transações cujo produto esteja pronto, pois ninguém sabe o que poderá acontecer amanha.
Naturalmente, quanto mais o projeto evolui, estes descontos tendem a reduzir, pois o tempo de espera é menor, assim como o risco do comprador. Porém, 9 entre 10 vezes, o preço para quem compra na planta será melhor do que para os que esperam o imóvel pronto.
Apesar de não ser possível precisar quanto de desconto é aplicado, não é difícil observar reajustes de tabela entre 15-25% durante a construção de projetos novos em grandes cidades nos Estados Unidos.
CONDIÇÕES FACILITADAS
Outro pronto que é importante ser considerado são as condições de pagamento. Quando vende imóveis na planta, a incorporadora costuma facilitar a aquisição pois geralmente dos recursos para fazer a obra, economizando juros e outras pesas envolvidas com financiamento bancário.
Caso a incorporadora financie sua obra com algum agente bancário, é normal que o financiador exija um elevado número de unidades vendidas antes de começar a emprestar recursos. Após a crise de 2008, foi uma ferramenta implementada para reduzir o risco sistêmico. Assim, o banco sabe que haverá recursos suficientes para terminar a obra, bem como o comprador fica tranquilo que poderá usufruir de seu imóvel no tempo certo.
ALAVANCAGEM
Operações com imóvel na planta são ótimas para fazer o dinheiro trabalhar para você. Estrangeiros podem financiar até 65% do valor da propriedade nos Estados Unidos. E com o mercado mais competitivo, os “developers”, como são chamadas as incorporadoras nos Estados Unidos, tem reduzido sistematicamente a quantidade de depósito exigido para adquirir uma unidade.
Antes da crise, era possível comprar com 5% de entrada. Em muitos casos, até sem entrada. Isso foi extremo e levou o mercado para o crash.
Após todos os problemas, elevou-se o valor mínimo para 35%. Porém, como a demanda estava forte e a oferta de novos projetos lenta (pela própria natureza do negócio imobiliário), as incorporadoras pediam 50% de pagamento até as chaves.
À medida que o mercado tornou-se mais competitivo, para facilitar a venda, a maioria dos developers reduziu o depósito inicial para 35%.
Assim, ao adquirir um imóvel na planta no seu lançamento, o comprador precisa depositar apenas uma fração do valor da propriedade e tem até o final da construção para levantar o saldo. O que, em um mercado sofisticado como os Estados Unidos, é possível utilizando os comprovantes de renda do Brasil.
MAIS SEGURANÇA QUE NO BRASIL
As construtoras normalmente financiam suas obras com bancos, uma vez que o custo do dinheiro em países desenvolvidos como os Estados Unidos é muito barato. As taxas de juros giram em torno de 2-4% ao ano e as condições de pagamento são muito melhores. Porém, os bancos, e as Leis do mercado imobiliário, criaram alguns mecanismos para proteger os compradores.
Agente Fiduciário
O primeiro e mais importante deles é o agente fiduciário. No termo em inglês, o Escrow Agent, é o responsável por receber e guardar o dinheiro dos compradores de imóvel na planta durante a execução do projeto.
Diferentemente do que acontece no Brasil, ao adquirir um imóvel na planta o pagamento da propriedade não vai diretamente para o incorporador. Os depósitos são efetuados na conta do Agente Fiduciário, que mantém os registros financeiros e contábeis separados de outros projetos.
Apesar das construtoras poderem fazer uso dos recursos, 10% do valor do imóvel deverá ficar como garantia no Escrow Agent até a conclusão da obra e entrega das chaves. Além disso, a liberação dos recursos pelo agente fiduciário é feita apenas quando se comprova que seu destino é para pagamento de despesas relacionadas à construção, virtualmente impossibilitando o desvio de recursos para outros fins.
Dinheiro Garantido
Como os bancos financiam a obra, eles querem ter a certeza de que a incorporadora terão recursos suficientes para conclui-la. Afinal, banco trabalha com dinheiro, e não com tijolo. Então, não querem ter o trabalho de precisar acabar algo que ficou pelo caminho.
Por isso, eles fazem diversas exigências para as incorporadoras e elas precisam provar que todo o recurso para construção está garantido. Sem ser muito técnico, os bancos exigem que o saldo remanescente do valor que será emprestado para o incorporador já esteja disponível ou previsto de entrar.
Assim, as incorporadoras precisam ou ter aportes dos seus respectivos sócios e acionistas já integralizados e depositados em conta corrente, ou ter contratos de venda já fechados cujo fluxo de pagamento seja suficiente para concluir a construção.
Desta forma, a obra só começa quando todo recurso financeiro já está completo para que o projeto não vire um elefante branco.
Sempre Estude o Mercado
Este é apenas o cenário básico do investimento em mercado imobiliário, que está sempre com novidades. Adquirir imóvel na planta pode ser um excelente negócio, mas isso não significa que em qualquer caso ou projeto isso dará certo. É preciso estudar e ver se a história que a incorporadora ou o corretor contam faz sentido.
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