תפקידיו של שמאי המקרקעין כוללים עריכת שומות בענייני מקרקעין לבתי המשפט, עורכי דין, כונסים, בנקים, לחברות ביטוח, לתאגידים ולאנשים פרטיים, ביצוע בוררות בנושא נדל"ן, הכרעה בנושאים כמו קביעת היטל השבחה, תשלומים למינהל מקרקעי ישראל, כחבר בוועדות ערר של מס רכוש ומס שבח מקרקעין, נתינת חוות דעת לתשקיפים במקרים של הנפקות בבורסה. הערכות שווי נכסים מבוצעות בדרך כלל בגישת ההשוואה, כלומר בהשוואה לנכסים דומים שנמכרו לאחרונה באותו אזור שבו נמצא הנכס הנישום וכמובן תוך ביצוע ההתאמות הנדרשות. כמובן שיש לסקור את האזור לערוך סקר שוק לנכסים דומים ולהתחשב בביקוש והיצע לאותם נכסים ולפוטנציאל עתידי, אם יש.
גישות שומה נוספות – גישת השווי הפיסי(עלויות), וגישת היוון ההכנסות(היוון זרם ההכנסות מהנכס). הערכת שווי נכסים מבוצעת לנכסים מכל הסוגים- מגרשים וקרקעות, דירות ומבני מגורים, נכסים מסחריים למיניהם(חנויות, מבני תעשיה, קניונים), מתחם בילויים ונופש(בתי מלון, פארק נופש וכד').
חוות דעת על ידי שמאי מקרקעין מקצועי נדרשת לעתים ע"י בית המשפט או ע"י צד שהוא חלק בהליך משפטי כגון: פירוק שיתוף(גירושין), ירושה, נכס משועבד להבטחת חוב כספי וכד'. את חוות הדעת לבית המשפט יש להגיש במתכונת מיוחדת כתצהיר עדות ראשית שכוללת את פרטי ניסיונו והכשרתו של השמאי, וכן חתימה על התצהיר. במקרים שבית המשפט ממנה את השמאי מטעמו רשאי השמאי לדרוש חוות דעת ממומחי הצדדים, לגבות עדויות ולקיים הליך בדיקה ושימוע בטרם יוציא מתחת ידו את חוות הדעת. בכל מקרה של דיון בבית משפט בקשר לשוויו של נכס או דמי השכירות הראויים או פוטנציאל כלכלי שגלום למשל באזור מסוים או בקרקע חקלאית יש להיוועץ בשמאי מקרקעין ובמידת הצורך להצטייד בחוות דעת שמאית שתוגש במתכונת כאמור לבית המשפט.
כמו כן, לפני רכישת נכס חדש או מיד שניה מומלץ לערוך שמאות, בדיוק כמו שבודקים רכב לפני רכישתו אלא שבדירות ונכסי נדל"ן להבדיל לא הושרשה התודעה לבצע ביקורת טרום רכישה ע"י שמאי. גם ךפני מכירת נכס מומלץ להזמין שמאי כדי לקבל אומדן שווי והערכה לגבי מיסוי צפוי אם יחול.
המומחה והמוסמך לביצוע הערכות שווי מקרקעין הנו שמאי המקרקעין.
כדאיות השקעה בנדל"ן כוללת את כל ההנאות שניתן להפיק מנכס למשל דמי שכירות, עלית ערך לאורך תקופת הבעלות, ואפילו הנאה רוחנית מנכס שמעצים את בעליו בתחומי החיים השונים. כדאיות השקעה הינה סוביקטיבית לסוגי משקיעים שונים חלקם אוהבי סיכון ותשואה וחלקם שמרניים, אך ככלל ניתן להגדיר כדאיות עלית ערך מקרקעין ותשואה חיובית בין שתי נקודות זמן- קניה ומכירה. לדעתי מדד התשואה הינה גורם חשוב בשיקולי השקעה אך אינו הדומיננטי ולכן לפני כל קניה/השכרה מומלץ לאפיין את צרכי המשקיע ולקבוע פרמטרים שיסייעו למשקיע לעשות את הצעד הנכון. מה אנו עושים עבור משקיעי נדל"ן: 1. איתור נכסים. 2. בדיקת נכסים – תכנון, רישוי ופוטנציאל עסקי והוצאת המלצות לפעולה(לקנות, לשכור וכד') 3. ניהול נכסים שוטף. משרדנו פעיל בארץ וברומניה והצליח לחבר בין המשקיעים לנכסים הטובים ביותר בשוק.
לסיכום לפני כל השקעה בנדל"ן יש לבדוק את מכלול הזכויות והפוטנציאל בנכס ולשם כך יש להתייעץ עם שמאי מקרקעין.
המשרד של גד קרן מתמחה בהשקעות נדל"ן בארץ ובחו"ל- רומניה (ללחוץ על הקישור הבא), מעונות סטודנטים /דירות סטדיו במיקום מעולה בבוקרסט. כ- 3300 מ"ר על כ- 650 מ"ר מגרש.
כאן תוכלו לראות מעט אינפורמציה על השקעות נדל"ן בחו"ל. בחרנו הפעם להתמקד בספרד שעכשיו מחירי הנכסים ירדו.
הנתונים הם ממשרד החוץ של ספרד, ופורסמו במהלך כנס של אנשי נדל"ן ומשקיעים בארץ.
בסוף הדף ניתן להוריד קבצים נוספים על השקעות בספרד ומידע חיוני מקיף יותר.
Location: Rivas Vaciamadrid, Madrid
Type: Exclusive building complex – offices.
Price range: € 60 Million
Description:
Total surface built: 81,178 sqm of which 42,190 sqm over ground.
The ground floor and the first four are divided into two separate buildings connected through levels five, six and seven via an access ramp that allows additional seven hundred sqm.
Project developed by Workplace Projects | Chapman Taylor
Location: General Diaz Porlier 35, Madrid
Price : € 11.2 Million Estimated
Yield: ~6%
Description:
An office builiding in the neighborhood of Salamanca with 3,513.24 sqm above ground, 191.37 sqm below ground and 17 parking spaces. Sale & Leaseback option; binding contract until December 2024.
Location: Gran Via 6, Madrid
Price : € 4.3 Million Estimated
Yield: ~5%
Description:
Property consists of a complete floor (3rd) of 1,131.62 sqm which main use is tertiary | office, and compatible use residential. Sale & Leaseback option; binding contract until December 2016.
Location: Braganza s/n, Madrid
Price : €4.9 Mill
Estimated Yield: ~5%
Description:
Sale & lease operation. 1,493.00 sqm above ground. 1,987 sqm below ground. No parking spaces.
Lease contract to be concluded at the time of sale for a duration of 15 years.
Location: Madroños 29, Madrid
Price : €7.98 Mill
Estimated Yield: ~5%
Description:
Sale & lease operation. 4,074.00 sqm above ground. 0.00 sqm below ground. 8 parking spaces. Lease contract to be concluded at the time of sale for a duration of 2 years.
Location: Paseo de la Castellana, Madrid
Price : upon request
Estatus: empty
Description:
The land plot is rectangular occupying a total area of 1,439 sqm; total area of 7,828 sqm in 13 floors.
Building suitable for a variety of uses including commercial, office and residential all available in a range of sizes.
The building is available to purchase as a whole on a freehold basis.
Location: Paseo de Gracia, 19, Barcelona.
Price: € 71.2 Mill
Estimated Yield:
Annual rent: 694.730,16 €
Tenant: Generalitat de Catalunya
Description:
Gross floor area: 11.762 sqm. Floors: 10 above ground floor, 1 under ground floor.
Uses: retail, offices, housing and hotel.
Neuron Bio building
Location: Granada Health Science Technology Park (PTS).
Price: € 11 Million
Uses of the building: Main use: Research and development (R&D) and offices.
Subsidiary uses: Garages (61 parking places)
Above ground level: 5;
Below ground level: 3
Surface: Total built up area above ground level: 3954.58 sqm
Total built up area below ground level: 3,652.87 sqm
Total surface 7,607.45 sqm
Casa Colomera Location: Cordoba
Price: € 11 Million
Current status: Empty
Description:
Uses of the building: residential. However, it holds a binding consultation for devoting the building to a hotel.
Total built up area above ground level: 3,020 sqm and below ground: 785 sqm
Location: 5* Barceló Montecastillo Resort, Cádiz
Price : € 27 Million
Description:
The 208-room hotel located near the Formula 1 racing track, closed to the “Pueblos Blancos” (White villages) and next to Cadiz best beaches owns a 18-hole Golf course designed by Jack Nicklaus.
Location: 4* Barceló Jaca, Huesca
Price : € 6 Million
Description:
The best place to ski situated in the heart of the Aragonese Pyrenees. 74 rooms: 65 double rooms and 9 Junior Suites.
Location: 4* Barceló V Centenario, Cáceres
Price : € 14,5 Million
Description:
The Barceló V Centenario is a city hotel with 138 rooms: 129 double rooms, 9 Junior Suites.
Location: 4* Barceló Aranjuez, Madrid
Price : € 17 Million
Description:
The hotel is situated in the Royal City of Aranjuez, in the South of Madrid, 20 km. 168 rooms: 161 double rooms and 7 Junior Suites.
Location: 5* Barceló la Bobadilla, Loja, Granada
Price: € 30 Million
Description:
A hotel with only 70 rooms, offers its visitors a special way of life, its architecture evokes the different cultures that have left their mark on Andalusia. Paddle tennis, 1,500 sqm pool, spa and horse ridding.
Location: 4* Barceló Marbella, Málaga
Price : € 18 Million
Description:
A in the heart of Costa del Sol situated in the exclusive town of Guadalmina. There are nearby beaches to enjoy the sun and excellent leisure areas like the well-known Puerto Banús o La Cañada.
Location: 4* Parque Central, Valencia
Price : € (upon request)
Description:
A 192-room hotel located next to the Old Town of Valencia. Conceived as a tourism and business hotel, it has all the commodities to enjoy a pleasant stay in the city, as well as complete facilities
Location: 4* Palacio de los Salcedo, Baeza
Price : € 4 Million
Description:
A renewed hotel housed in a Reinassance-Gothic Palace from 16th century. The renovation, undertaken with the latest technology, creates a luxury hotel whose rooms are fitted out with restored period furniture.
Location: 5* Resort, Murcia
Price : € (upon request)
Description:
La Torre Polaris comprises a 5* Hotel, a convention center, 3 restaurants, a club house and a public parking (396) with a total surface of 46,906.14 sqm. And additional land with 37,284 sqm.
Hotel is currently closed (oct. 2013) but kept in good conditions.
Option 1: Sale of the 100% of the equity of the company
Option 2: Sale of 100% of the assets
Pending Debt as March 2014:
€ 27 M, all owed by Caixa.
Location: 5* Resort, Murcia
Price : € (upon request)
Description:
A plot of 100 Ha where there are 1,816 projected of which 1,406 already built. A 18
holes par 72 designed by Dave Thomas, a hotel commercial an sport areas
projected.
Existing properties of 2, 3 and 4 rooms apartments, townhouses and villas.
Option 1: Sale of the 50% of the company (developer & assets)
Option 2: Sale of 100% of the company including its subsidiary
Option 3: Option 2 with sales back option of any described asset in this operation.
HUSA PRINCESA I & II 4*
Location: Madrid
Price: € 105 Million
Description: A complex composed of a 423-room-hotel (4*), prime retail units, parking spaces and a building office. Built in 1976 but latest refurbishment work in 2012. Princesa hotel has 37,000 sq m.
MELIÁ VALENCIA 4*
Location: Valencia
Price: € 50 Million
Tenant: Meliá hotels
Description: Built in 2008 and rated as a 4* Hotel. A 304-Room-Hotel with 57,065 sq m that includes Spa, gym and a convention center.
Note: Information provided by a broker. Bankruptcy proceeding.
BUENAVISTA GOLF & SPA 5*
Location: Buenavista del Norte, Tenerife
Price: upon request
Tenant: VINCCI hotels, binding contract until 2021.
Description: Hotel rated as a 5* luxury belongs to the company Nueva Isla Baja, S.A., and came into service in the middle of 2010. Natural sea-water swimming pool and Spa. Around the hotel there is a 18-golf course.
BAHÍA FENICIA (in project)
Location: La Herradura, Granada
Description: Europe's first 7* Resort Hotel. The hotel will be operated by Banyan Tree Hotels & Resorts Ltd. and will consist of 180 hotel rooms and up to 52 apartments (106 keys) linked to the resort. Until today, Bahía Fenicia Hotel S.L. has invested €60 M in the Hotel and Hotel Extension
Current situation: At present, the company is in a process of identification of potential investors
RESIDENTIAL GOLF AND SPA VALENCIA (RGSV)
Location: Valencia
Description: Integrated Services Resort that will combine services such as sea-water spas, health & beauty treatments, aesthetics, biomedical health treatment centers with residential senior services
Current situation: At present, the company is in a process of identification of potential investors (€ 180 M)
Location: Calvia, Mallorca
Price : € 2.8 Million
Description:
A 3,955 sqm plot of land which features a detached single-family home with two above ground floors with a constructed area of 729 sqm and 271 sqm of terrace space. Private green area with 2 swimming pools.
Location: Palma, Mallorca
Price : € 2.8 Million
Description:
Package of four apartments located in the old town of Palma. Surrounding area primarily comprised of residential apartments. Traditional construction: XV Century Majorcan townhouse with a patio.
Location: Alcudia, Mallorca
Price range: € 0.8 Million
Description:
A 437.50 sq m plot of land which features a three storey detached single-family home. Located in one of the most important tourist hubs on the island of Palma and next to a Golf Course. Top of the range specifications. Garden with a 27sqm swimming pool.
Location: Oropesa del Mar, Castellon
Price range: € 0.49 Million
Description:
A 1,097 sqm plot of land that features 2 detached single-family home located in a private tourist gated community. Garden with a 40 sqm swimming pool.
Location: Valencia
Price range: € 0.56 Million
Description:
An apartment located in a block in the centre of Valencia city. The area is highly consolidated and includes all of the necessary services and amenities. The apartment comprises a total constructed area of 244.9 sq m.
Location: Argentona, Barcelona
Price range: € 0.84 Million
Description:
A 4,940.65 sqm plot of land which features a detached single-family home from the beginning of 20th century. With three above ground floors, a constructed area of 912 sqm and 350 sqm and 467 sqm (loft). Located to the far south of the town in a residential area known as “Can Torre Riuz”.
Location: El Campello, Alicante
Price range: From € 0.95 Million
Description:
This building contains nine individual homes with private entrances with terrace overlooking the sea. Direct access to the beach and sea front promenade, which is exclusively for residents. Five minutes from El Campello yatch club and fifteen to the international airport.
Location: Benitatxell, Alicante
Price range: From € 2 Million
Description:
Majestic, luxury 548-square-metre villa on a 960-square-metre plot, with exquisite exterior architecture in a unique location overlooking the sea with magnificent views.
Location: Cadiz
Price range: € 0.75 Million
Description:
Luxury villas located in Sotogrande residential area, famous for its golf courses and polo fields, natural surroundings on a vantage point. One the most exclusive and admired locations in the whole of the Mediterranean.
Location: Cadiz
Price range: € 0.75 Million
Description: Luxury villas located in Sotogrande residential area, famous for its golf courses and polo fields, natural surroundings on a vantage point. One the most exclusive and admired locations in the whole of the Mediterranean.
Location: Rojales (Ciudad Quesada), Alicante
Price range: From € 0.23 to 1.16 Million
Description: Plots from 500 meters to 1,500 meters and built areas from 130 to more than 500 square meters. Recently built villas or villas under construction, all brand new. Our villas feature high range natural floating wood floors, automatic light and curtain systems, designer kitchens, Hydro massage baths.
Location: Sanchinarro, Madrid
Price range: (upon request) €
Description:
Turnkey Lofts of 61 sq m next to the shopping Mall “El Corte Ingles”.
Location: Palomares del Río, Sevilla
Price range: € (upon request)
Description:
Turnkey Independent villas and semi-detached houses with four bedrooms up to 220 sqm, pool, gym and paddle court. 450 sqm plots are also for sale. Excellent communications to the highway.
Location: Ayamonte, Huelva
Price range: From € 0.17 Million
Description:
Two blocks with a total of 225 flats on the beachfront with direct access to the beach. The complex has two swimming pools and two paddle tennis courts. Parking space included in the price.
Location: Las Boas, Ibiza
Price range: € (upon request)
Description:
High-class apartments from 100 to 190 sqm at the front line of the marina of Ibiza, Marina Botafoch. The design has made the architect Jean Nouvel. Promotion finished ready to visit the apartments.
Location: Girona
Price range: From € 0.4 Million
Description:
A low-density project set among 300 hectares with two world-class golf courses, awarded as Spain's Best Golf Course 2014. High-class 3-bedroom apartments from 87 sqm and townhouses of 280 sqm surrounded by green space and own shared swimming pool. All the residential buildings have a contemporary architectural style.
Offers rental guarantee Programme (4% per year for 3 years)
Location: “Finca la Dehesa Alta Baja”, Cordoba
Price : € 17 Million
Description:
Luxurious mansion – Andalusia chateau – with a total area of 2,372 hectares comprises the following areas:
Areas open stands of oak and cork oak, for agricultural, stock and hunting; auxiliary buildings linked to the exploitation of productive land; housing built on two floors, etc. The different parts of the farm are communicated through internal roads. It is fenced and has water and electricity.
Location: Requena (Valencia)
Price : € 2,2 Million
Description:
A countryside property of 426 Ha consisting on several buildings, a pool and a 300-sqm wall court (fronton) and farming plots. Currently cultivated with vineyards, olive and walnut trees and cereals.
Close to a hunting ground and the international airport of Valencia.
Location: “Finca El Chopillo”, Murcia
Price : € (upon request)
Description:
The property has great potential for agro forestry with more than 55 hectares of walnut and another 60 hectares of land with water supply. The total area of the farm is more than 590 hectares in a truly beautiful setting.
This property is being converted into intensive preserve to make hunting activities dedicated to the foreign customer with high economic capacity.
PORT ADRIANO
Location: Mallorca
Price : € (upon signature of LOI)
Description:
PORT ADRIANO is the most modern, best-equipped and finest-designed leisure marina in the Mediterranean, offering c.500 berths of which 87 for super yachts.
The port is operated under a concession due to expire in 2037 and available for renovation with a right of first refusal.
The port’s technical area, covering +10,000sqm.
The marina offers an exclusive and luxury shopping / leisure area (40 shops covering +4,000sqm).
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