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Propiedades: cuánto conviene contraofertar hoy para no perder el departamento
Del 10% al 8% que se registraba hace apenas unos meses en la negociación, el porcentaje de contraoferta de los inmuebles en abril se acercó al 5%
www.lanacion.com.ar
May 16, 2024
From 10% to 8% that was recorded just a few months ago in the negotiation, the percentage of counteroffer for properties in April approached 5%.
By Nicolas Bal
The negotiation between the publication price and the closing price no longer has such a wide margin
In the midst of a scenario reconfigured by a reactivation driven, undoubtedly, by mortgage loans , another revealing piece of information emerged these days in the real estate market : in April the range of counteroffers continued to decline. For the third consecutive month, this gap that arises from the price of the operations carried out with respect to the last published value, was in the order of 5.02%, according to a recent report prepared by the University of CEMA and RE/MAX Argentina , in conjunction with Real Estate Report. In addition, during the same month an increase in the real value of the square meter for real estate in the Autonomous City of Buenos Aires (CABA) of 2.14% was observed , compared to its previous month.
By analogy, if compared year-on-year, the price per m² of used apartments with one to three rooms in CABA appreciated by 10.26%. In that sense, the value of the studio apartments registered a closing price of US$1,969/m², US$1,908/m² for one-bedroom units and US$1,841 for three-bedroom units. Thus, in the last six months there was also a reduction in the number of properties published for sale that were discounted, according to the real estate portal Zonaprop .
Now, the explanation of why the negotiation gap between the publication price and the closing price was narrowed comes from a basic point: in Argentina, “real estate values are very reluctant to go down,” highlights Martín Boquete. , general director of Toribio Achával. And, also, because “ more apartments are being sold and values are rising. “From a market for buyers we are moving to a market for sellers ,” says Germán Gómez Picasso, founder of Reporte Inmobiliario.
According to those in the know, that negotiation margin has been shrinking from 10% to 8% and today it is around 5% ; in some cases, even less. “Expectations are good, so when it comes to selling, the owner applies this logic: I don't raise prices, but my negotiation margin is lower,” details Santiago Mieres, director of Mieres Propiedades.
According to those in the know, the negotiation margin has been shrinking, today it is around 5%
A “sincere” market?
In an April marked by the progressive return of mortgage loans, the truth is that “more real” prices are beginning to materialize in the real estate market. Some time ago, in a context of few operations – in addition to certain atypical areas where more is always sold – “one did not know if they were buying high or low,” comments Diego Cazes, general manager of LJ Ramos. In itself, the current price adjustment began towards “the end of last year, when the political and economic change was already imminent ,” recalls Gómez Picasso. And although there is still a lot of room to improve, the truth is that “operations are being closed in numbers quite similar to the publication price,” adds Boquete.In fact, towards October-November of last year, many owners had begun to greatly defend the negotiation margins and even removed them from the sale; However, with the change of government “they published them again with values that suffered some increase compared to 2023, although not substantial.” Without going any further, in the middle of the market, without being honest, “20% could be offered and some operations were carried out anyway,” Cazes agrees.
Thus, with prices that seem to be quite close to reality, “ the only correction that the market will have in dollars is that the units – for what it costs to build and what the land costs – go upwards ,” argues Iván Achaval. , president of Achaval Cornejo. In this way, “ those who enter a development now will have higher prices and a CAC index that will go further down.”
On the other hand, since historically the values that are published have a negotiation margin that depends on the needs and plight of the seller, as the cost of construction was constantly increasing, although in April that rate decreased significantly to 4, 7%, measured in pesos, “ the price of used real estate should tend to rise a little more to the extent that financial expectations and realities remain upward ,” predicts Mieres.
Credits in action: is a real estate boom coming ?
With this outlook, is there room for property values to continue rising? “Definitely,” says the founder of Reporte Inmobiliario. “ There is room for increases and an interesting margin. The return of the UVA mortgage loan is going to change everything .” Of course, he clarifies, it will happen gradually and will depend on whether inflation continues to decrease. And he is optimistic that, if that happens, “ we are going towards a mortgage boom .”
Specialists suggest waiting for more offers, at least until “banks begin to compete and begin to lower rates.”
However, counters the director of Mieres Propiedades, the buyer must have “a better income than the current one, otherwise neither the credits nor the purchase of a property will be able to be sustained. People, in many cases, are using savings to be able to pay for their daily lives, and since there is less savings, they do not have the possibility of buying a property in mind.” Boquete agrees that “ the level of income still does not have the level of recovery necessary for 25% of people's salaries to be the quota, which is more or less what the banks are asking for .”
Cautious, the sector's protagonists consulted understand that the effect of mortgage loans will not be immediate. Because, even though there are those who can access it, people will also analyze if they can maintain the lifestyle and commit to that loan, especially the one that sells and buys with new credit. For these reasons, Cazes suggests waiting for more offers, at least until “banks start competing and start lowering rates .”
But be careful, as the prices of the units have not yet risen substantially –except in developments that can sustain themselves–, there is still “a small window that, despite the fact that credit is expensive, it is advisable to buy an apartment in an advanced construction or almost finished, because the correction will come through the revaluation of real estate,” warns the president of Achaval Cornejo.
Given this horizon, for real estate market experts this will first benefit “the lower ticket properties, but then this will trickle upwards, since the person who sold the small apartment will buy a larger one, and so on,” Gómez Picasso understands. . Therefore, the typology with the greatest prospects “will be two- and three-bedrooms ,” adds the general manager of LJ Ramos. In line with the money laundering that will arrive in the short term, “people will be able to buy the largest properties, it will touch all segments,” concludes Iván Achaval.
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