acheter rénover et revendre

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Acheter, rénover et revendre [Stratégie pour gagner gros]

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Nous voila ici dans le rêve de la plupart des investisseurs immobilier débutants lorsqu’ils pensent à leur future première opération. Acheter un bien immobilier assez ancien comme une maison en ruine, à un prix en deçà du marché. Le rénover entièrement et surtout correctement, le tout à moindre frais. Réussir à finalement le revendre dans les quelques mois qui suivent la fin des travaux. Tout cela avec une plus-value équivalente à cinq fois le montant de l’investissement initial et des travaux réalisés. Bon, j’ai peut être un peu exagérer sur la dernière partie. Mais si vous avez déjà songer à investir dans l’immobilier ancien, la pensée de réaliser une aussi belle opération immobilière vous à sûrement au moins une fois traversé l’esprit. La réalité est dure et je suis désolé de vous annoncer qu’une telle merveille ne se produira probablement jamais. Mais ne vous inquiétez pas, vous trouverez au travers de cet article, les clés essentielles pour réussir une opération si vous désirez acheter, rénover et revendre un bien immobilier.

Par où commencer quand on veut acheter, rénover et revendre un bien immobilier ?

Afin de pouvoir réussir une telle opération immobilière et en tirer une belle plus-value, vous ne devez laisser aucun détails au hasard. Chaque étapes doit être parfaitement réfléchies avant d’entamer une procédure d’achat.

Comment trouver un bon endroit où acheter ?

Il est important de focaliser ses recherche de tout achat potentiels sur des zones qui sont reconnues comme étant attrayantes et surtout recherchées par des acheteurs.

Pour vous donner un exemple un peu extrême : si vous achetez un appartement de 35m² au deuxième étage d’une maison située au coeur d’un petit hameau de 200 habitants, perdu au beau milieu des montagnes… Il y a très peu de chance que vous puissiez réaliser une opération fructueuse avec un tel bien.

Une fois la localisation idéale pour votre achat enfin trouvée, il est important de porter votre attention sur le marché immobilier local. Plus précisément, sur les biens similaires et à proximité de celui que vous souhaiter acquérir. Comparez les avec votre futur achat afin d’estimer le potentiel de votre bien. Etre conscient des prix du marchés aux alentours de votre bien vous permettra d’en estimer le potentiel. Mais aussi d’estimer la quantité de travaux qu’il faudra réaliser ainsi que leur montant. Si le montant des travaux semble être excessif et que le rendement de l’opération s’en trouve trop impacter, il est peu être temps de se retirer et repartir à zéro.

La localisation de votre bien sera donc la première étape cruciale dans la réussite de votre projet.

Sur quel types de biens faut-il porter son intérêt ?

Dans un projet immobilier ayant pour but d’acheter, rénover et revendre un bien, votre devrez vous focaliser exclusivement sur le marchés de l’ancien. Le principe étant assez simple et plutôt évident de trouver un bien en dessous du prix du marché, dans un endroit attractif et avec un minimum de rénovations à effectuer.

L’investissement dans l’immobilier ancien est un marché assez vaste. Il est possible d’acheter des appartements, des maisons individuelles, voir même des immeubles. Le types de biens sur lequel vous pouvez vous concentrer sera défini par votre budget, votre aversion au risque mais aussi la durée sur laquelle vous souhaitez réaliser votre opération. Il faudra tout de même rester réaliste dans vos recherches et dans vos démarches. Un bien avec un prix très largement inférieur au prix du marché cache souvent de mauvaises surprises. Il en est de même pour un bâtiment trop ancien. Il sera parfois plus rentable de le démolir pour bâtir à nouveau, que de rénover.

Les pièges des visites

Maintenant que vous savez où acheter et quoi acheter, il est temps de commencer les visites.

Dans le cas des ventes d’un bien immobilier ancien, il est assez courant que le propriétaire ou l’agence immobilière responsable de la vente est fait faire un devis d’estimation des travaux à réaliser. Vous vous trouverez à ce moment là devant le premier piège à éviter.

Ne vous contentez pas du devis d’estimation fourni par l’agence ou le propriétaire actuel. Arrangez vous pour multiplier les visites. Faites en sorte d’être accompagné de professionnels du bâtiment pour refaire une estimation. Il est conseillé dans ce genre de projet d’établir au moins 3 devis différents.

Il est important de prendre en compte le moindre détail et ce dès l’extérieur. La nature du terrain sur lequel le bien se trouve peut grandement affecter sa condition. Il faut savoir qu’un bâtiment qui se trouve sur un terrain de nature argileuse va énormément bouger en fonction des saisons et de la météo. Des petites fissures sur la façade, qui se voient à peines lorsque le terrain est bien irrigué et gorgé d’eau, se transformeront en fissures de plusieurs centimètres dans des périodes de sécheresse sans précipitations.

Il est donc extrêmement important, lors de visites, de prêter attention à absolument tout.

Attaquer les travaux !

Nous voila dans la partie délicate dans votre programme pour acheter, rénover et revendre. Même si dans une grande majorité des cas la phase de travaux se passe sans incident majeurs, mis à part quelques petits retards sur les délais de livraison. Il arrive que la rénovation de votre bien prenne une tournure catastrophique, et finisse avec des travaux qui vous coûtent bien plus que prévus. Peut être même au point d’anéantir tout espoir pour vous de faire une plus-value.

L’enfer des rénovations

Essayons de nous mettre en situation :

Vous avez passé des mois à mettre en place votre projet immobilier et jusque là tout s’est passé comme vous l’aviez prévu. Vous avez trouvé une petite maison de village, dans un petite localité extrêmement bien cotée et très recherchée. Les autres bâtiments autour de vous ne sont pas vraiment bien entretenus. Vous avez fait plusieurs visites et fait établir plusieurs devis, qui sont tous relativement abordables. Toutes les pièces sont en places pour réaliser une belle opération immobilière. Mais lorsque les travaux commencent, c’est la catastrophe !

Vous voila face au plus grand danger que peut représenter un projet immobilier dans lequel vous souhaiter acheter, rénover et revendre un bien ancien. Lorsque l’on commence des rénovations sur un bâtiment ancien, on ne sait jamais vraiment à quoi s’attendre. C’est une étape critique qui réserve bien des surprises, mais presque jamais de bonne augure.

Même si vous avez fait des devis par l’intermédiaire de différents professionnels du bâtiment lors des visites, il y a certaines choses, quand il est question de bâtis anciens, qui ne peuvent être vues qu’une fois les travaux commencés. Malheureusement pour vous, à ce moment là, il est déjà trop tard pour vous.

Vous êtes maintenant l’heureux propriétaire de ce qui semble être un chantier à problèmes.

Le sujet à été brièvement abordé dans la partie précédente quand il a été fait mention des fissures en façade. Dans le domaine de la rénovation d’immobilier ancien, il existe quelques grands postes de dépenses qui peuvent faire basculer la balance en votre défaveur. Ces postes sont généralement la toiture, l’électricité, le réseau de plomberie (faites surtout bien attention à ce qu’il n’y ai pas de présence d’amiante), les planchers et les fondations. Tout ces postes peuvent représenter des dépenses considérables. Certains peuvent même mettre votre chantier en arrêt pendant de long mois. Comme la toiture en saison de pluies, ou la plomberie si par malheur vous trouvez de l’amiante.

Il est essentiel lors des visite d’y prêter la plus grande attention. Il ne faudra pas hésiter à paraître ennuyeux auprès des artisans, du propriétaire actuel ou de l’agence. Si il le faut, poser leur la même question ou demander leur de vérifier le même endroit plusieurs fois si ça peut vous rassurer.

Après tout, c’est de votre argent qu’il s’agit et le bon déroulement de votre projet en dépend.

Malgré tout, je souhaite toujours acheter, rénover et revendre !

Et bien sachez que vous avez raison.

Lorsque il est question d’investissement immobilier qui n’est pas à but locatif, se focaliser sur l’ancien peut s’avérer être le plus lucratif et vous rapporter les plus-values les plus importantes.

Cependant un tel projet ne se prépare pas en quelques semaines seulement. Il vous faudra prendre le temps pour faire le maximum de recherche afin de ne laisser aucun détails au hasard. Acheter, rénover et revendre un bien immobilier ancien représente tout de même le projet qui comporte le plus d’imprévus et qui vous expose au plus de risques. Vous devez être conscient qu’un projet mal préparer, ou qui tourne en votre défaveur peut vous faire perdre beaucoup d’argent.

Restez avant tout lucide sur la réalisation de projet d’investissement et sur le potentiel de retours financier de l’opération. Rappelez vous le rêve du nouvel investisseur citer au tout début de cet article. Avec toutes ces nouvelles connaissances en poche, essayez vous à quelques simulations basiques avec des annonce proche de chez vous. Visiter des biens en vente ne coûte rien mais peux vous fournir de l’expérience pour le moment ou vous préparerez votre vrais projet immobilier pour acheter, rénover et revendre un bien ancien.

Conclusion

Vous savez maintenant comment faire pour acheter, rénover et revendre.

Je voudrais en savoir plus sur vous. Répondez en commentaire.

Pensez-vous qu’il est préférable de se former ou de faire un investissement clé en main ?

Si vous souhaitez être formé dans l’immobilier et trouver des bien rentables, découvrez notre logiciel immobilier.

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