Comprare, Ristrutturare e Vendere casa: una strategia vincente?

In questo primo articolo voglio parlare di un’ altra tipologia di investimento immobiliare; ricercare l’appartamento giusto da poter interamente ristrutturare, e guadagnare nella vendita dell’appartamento rifinito.

di Massimo Cedrato, pubblicato il

  Partiamo da un concetto abbastanza chiaro; se siamo davanti ad un’immobile interamente da ristrutturare, questo non potrà mai avere il valore di quando invece sarà completamente ristrutturato. Attenzione però, perché non è oro tutto quello che luccica, non è detto che qualsiasi immobile ristrutturato, prenda un cosi tale valore da poter investirci dei soldi sopra; anzi la “scommessa” sta proprio nel fatto di individuare l’immobile giusto su cui puntare le nostre forze. Il nostro obiettivo, in questo caso, sarà quello di concentrare le nostre ricerche nelle zone dove questi immobili sono più presenti, rimanendo chiaro il fatto che la zona deve essere commercialmente appetibile. Questo perché successivamente, dobbiamo procedere alla vendita. Il che non deve essere difficoltoso per noi, e soprattutto non deve essere una cosa che prenda troppo tempo, facendoci rimanere l’appartamento inutilizzato. La ricerca deve partire dalle zone del centro storico, tutte le città più grandi hanno parte dei centri storici pieni di vie con palazzi interamente da ristrutturare, ma la nostra abilità ci deve portare in quelle zone in via di rimodernamento. Dove prima di tutto capire quali sono le zone in via di rivalutazione. Un ottima scelta può essere quella di prendere in considerazione dove aprono i nuovi centri commerciali; questi nuovi centri solitamente aprono in zone vicine alle città ma con ampi spazi inutilizzati, appunto perché necessitano di molto spazio e, spesso, si occupano di apportare migliorie all’intera zona (appunto per attirare la clientela) cosa che rende più interessante la nostra ricerca. O ancora zone dove i comuni realizzano nuovi parco giochi, ville con verde, scuole, posteggi, insomma tutto quello che può migliorare la vivibilità e allo stesso tempo indurre i proprietari a ristrutturare i loro appartamenti, prima affittati a pochi euro a famiglie di immigrati.    

Investire in immobili: cosa scegliere

Un altro importate fattore da tenere in considerazione è la scelta dell’immobile sul quale investire i nostri sudati soldi. In questo caso è più consono parlare di mq più che di vani. Rimandando comunque al prossimo articolo i “particolari” sulle fasi della ristrutturazione, voglio qui precisare che quando si deve valutare un immobile completamente da ristrutturare è inutile tenere in considerazione il valore delle abitazioni dello stesso tipo e nella stessa zona, appunto perché, l’immobile che andiamo a visionare probabilmente sarà inabitabile, sarà un piano alto senza ascensore, bisogna poi tenere in considerazione gli altri abitanti del palazzo e cosi via. Io personalmente parto dal concetto che chi vende queste case è perché non ha interesse nel ristrutturare e nel sobbarcarsi le conseguenze, e anzi portando solo spese non vedono l’ora di vendere. Inoltre la maggior parte di queste abitazioni si aggira tra i 25 mq e i 90 mq, cosa che non dispiace dato che non c’è meglio di un bel 50 60 mq completamente da ristrutturare e da dividere in tre piccole stanze. Se siamo al primo investimento di questo tipo è inutile andare a scegliere tipologie di immobili più grandi in quanto le spese per la ristrutturazione potrebbero schizzare alle stelle facendoci scappare la situazione dalle mani. Meglio volare bassi all’inizio.    

La valutazione generale delle condizioni

Come ho detto prima questo è il primo articolo su questa tipologia di investimento, per questo qui ci limiteremo ad individuare gli aspetti generali della ristrutturazione; in pratica cercheremo di capire che tipi di interventi occorrono all’appartamento prima ancora di averlo acquistato. Per prima cosa consiglio di farsi un giro per le strade che circondano l’immobile, valutare lo stato dei palazzi circostanti per vedere se alcuni sono stati già interamente rifatti, poi bisogna verificare lo stato del retro del palazzo (dato che spesso non viene neanche ristrutturato dal condominio). In secondo luogo è opportuno verificare le condizioni generali delle parti comuni. Quando andiamo a visionare l’immobile, sia con agenzia che con privati, possiamo tranquillamente chiedere di visionare tali parti e verificare prima di tutto lo “stato” in modo da capire se vi sono lavori urgenti che necessitano di essere fatti a spese dei condomini. Ricordiamo che un domani la casa dovrà essere venduta e quindi questi aspetti valutati dai futuri acquirenti. Una volta entrati nell’appartamento dobbiamo valutare almeno le parti visibili, quindi rifacimento dei servizi e della cucina, verificare lo stato delle porte interne e delle finestre (valutare se possono essere restaurate o se necessitano di essere c ambiate), importate verificare la pavimentazione delle stanze perché, questa è forse, la spesa più alta di tutte se consideriamo rimozione e posa della pavimentazione nuova.   Prossimamente esamineremo in particolare come valutare le spese e come effettuare le scelte più giuste in linea con il nostro investimento immobiliare; in fine ci dedicheremo all’acquisto di appartamenti più grandi da dividere in singole unità.     Ricordo che per qualsiasi domanda o problematica sugli investimenti nel settore immobiliare, potete visitare il nostro forum alla sezione mercato immobiliare a questo link.     Massimo “messimo” Cedrato – Moderatore Forum, Sezione Mercato Immobiliare        

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Argomenti: Immobiliare

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