{"id":438,"date":"2019-12-14T00:00:00","date_gmt":"2019-12-13T22:00:00","guid":{"rendered":"https:\/\/investinslovakia.eu\/sobotnajsia-preco-si-developer-nepozicia-radsej-od-banky-za-mensi-urok\/"},"modified":"2022-07-29T13:18:13","modified_gmt":"2022-07-29T11:18:13","slug":"preco-si-developer-nepozicia-radsej-od-banky-za-mensi-urok","status":"publish","type":"post","link":"https:\/\/wordpress.investinslovakia.eu\/sk\/preco-si-developer-nepozicia-radsej-od-banky-za-mensi-urok\/","title":{"rendered":"Pre\u010do si developer nepo\u017ei\u010dia rad\u0161ej od banky za men\u0161\u00ed \u00farok?"},"content":{"rendered":"\n<p>\u010cast\u00e1 ot\u00e1zka...<\/p>\n\n\n\n<p>Preto som sa rozhodol odpoveda\u0165 na t\u00fato ot\u00e1zku formou blogu. A&nbsp;to aj s nieko\u013ek\u00fdmi vysvetleniami a pr\u00edkladmi toho, ako funguje developersk\u00fd biznis.  <\/p>\n\n\n\n<p><em>Tak pre\u010do si teda nepo\u017ei\u010dia developer z banky za 5 % \u00farok, ale po\u017ei\u010dia si od crowdfundingu za \u00farok medzi 10 % a\u017e&nbsp;16 %?<\/em><\/p>\n\n\n\n<p>Banka dok\u00e1\u017ee&nbsp;prefinancova\u0165 investi\u010dn\u00fd&nbsp;z\u00e1mer,\nktor\u00fd m\u00e1 siln\u00fd potenci\u00e1l \u00faspe\u0161n\u00e9ho predaja, je v dobrej lokalite, m\u00e1\nzrozumite\u013en\u00fa a ve\u013emi presn\u00fa matematiku a vyrie\u0161en\u00e9 pr\u00e1vne vz\u0165ahy na \u00fazem\u00ed, kde\nsa bude realitn\u00fd projekt&nbsp;realizova\u0165.<\/p>\n\n\n\n<p>No banka bude od v\u00e1s po\u017eadova\u0165 e\u0161te jednu vec. A to s\u00fa <strong>vlastn\u00e9 zdroje<\/strong>. A to vo v\u00fd\u0161ke aspo\u0148 30 %. Vo forme cash-u, pozemku, vo v\u00fdstavbe \u2013 v \u010domko\u013evek, \u010do&nbsp;m\u00e1 s\u00favis s predmetn\u00fdm investi\u010dn\u00fdm z\u00e1merom. Banka nep\u00f4jde do projektu 100 % p\u00f4\u017ei\u010dkou.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Ide\u00e1lny pr\u00edpad pre banku je tak\u00fdto<\/h2>\n\n\n\n<p>Developer si k\u00fapi pozemok. Vybav\u00ed si\nv\u0161etky&nbsp;potrebn\u00e9 povolenia na v\u00fdstavbu bytov. Postav\u00ed si hrub\u00fa stavbu,\nktor\u00e1 sa u\u017e d\u00e1 zap\u00edsa\u0165 do katastra ako rozostavan\u00e1 nehnute\u013enos\u0165. A n\u00e1sledne mu\nto banka dofinancuje \u010das\u0165ou, ktor\u00fa bude developer potrebova\u0165 pre kolaud\u00e1ciu stavby.<\/p>\n\n\n\n<p class=\"has-text-align-left\">Ale e\u0161te pred t\u00fdm, ako banka po\u0161le developerovi peniaze na \u00fa\u010det mu odk\u00e1\u017ee:  \ufe0f <em>\u201ePrineste n\u00e1m podp\u00edsan\u00e9&nbsp;rezerva\u010dn\u00e9 zmluvy aspo\u0148 na 20 % v\u0161etk\u00fdch bytov, ktor\u00e9 budete pred\u00e1va\u0165. Nech m\u00e1me istotu, \u017ee sa to r\u00fdchlo pred\u00e1.\"<\/em><\/p>\n\n\n\n<p>Banka developerovi s\u00edce po\u017ei\u010dia za n\u00edzky \u00farok (cca 5 %\np.a.), no pravidl\u00e1 hry s\u00fa pr\u00edsne a \u010dastokr\u00e1t sa dobr\u00fd investi\u010dn\u00fd z\u00e1mer ani len nedostane\ndo f\u00e1zy, kedy by mohol po\u017eiada\u0165 banku o peniaze.<\/p>\n\n\n\n<p><strong>\u010co sa stane, ak si developer po\u017ei\u010dia peniaze od crowdfundingu&nbsp;za v\u00fdnos 10 % a\u017e 16 % p.a.?&nbsp;<\/strong><\/p>\n\n\n\n<p>Namie\u0161a si vlastn\u00e9 zdroje, zdroje od crowdfundingu a\nzdroje od b\u00e1nk sp\u00f4sobom tak\u00fdm, aby mu na konci ostal slu\u0161n\u00fd v\u00fdnos z projektu.<\/p>\n\n\n\n<p><strong>Vysvetl\u00edm.<\/strong> Banka potrebuje vidie\u0165 to, \u017ee do projektu ide spolo\u010dne s developerom v pomere: minim\u00e1lne 30 % developer a&nbsp;70 % banka.&nbsp;<\/p>\n\n\n\n<p><em>Pr\u00edklad<\/em>:<\/p>\n\n\n\n<ul><li><em>10 % vlastn\u00e9 zdroje developera<\/em><\/li><li><em>20 % si developer po\u017ei\u010dia od crowdfundingu za napr. \u00farok 15 % p.a.<\/em><\/li><li><em>70 % si developer po\u017ei\u010dia&nbsp;od banky za napr. 5 % p.a.<\/em><\/li><li><em>developer m\u00e1 v ruk\u00e1ch namie\u0161an\u00fd bal\u00edk pe\u0148az\u00ed s \u00farokom pribli\u017ene 6,5 % p.a. - \u010do je v&nbsp;kone\u010dnom d\u00f4sledku u\u017e \u00farok, s ktor\u00fdm dok\u00e1\u017eete generova\u0165 zauj\u00edmav\u00e9 v\u00fdnosy.<\/em><\/li><\/ul>\n\n\n\n<p>Bez crowdfundingu by mo\u017eno nedok\u00e1zal investi\u010dn\u00fd z\u00e1mer \u201enakopn\u00fa\u0165\u201c.\nJasn\u00e9, m\u00f4\u017ee si po\u017ei\u010da\u0165&nbsp;od suseda, brata, sestry, rodiny, kamar\u00e1ta.<\/p>\n\n\n\n<p>\u010castokr\u00e1t sa tieto \u201enakop\u00e1vacie\u201c p\u00f4\u017ei\u010dky prelievaj\u00fa v\nskupine \u013eud\u00ed, ktor\u00ed developuj\u00fa u\u017e desa\u0165ro\u010dia. Jano po\u017ei\u010dia Ferovi. Fero pri\n\u010fal\u0161om projekte zase po\u017ei\u010dia Janovi. At\u010f... A&nbsp;developuj\u00fa medzi sebou.\nZarobia na p\u00f4\u017ei\u010dk\u00e1ch sami sebe. Zarobia na projektoch. Zarob\u00ed aj banka.&nbsp;<\/p>\n\n\n\n<p>Sk\u00faste sa vy dosta\u0165 medzi \u013eud\u00ed, ktor\u00ed realizuj\u00fa developersk\u00e9 projekty. Budete to ma\u0165 ve\u013emi n\u00e1ro\u010dne.   <\/p>\n\n\n\n<p>A pr\u00e1ve realitn\u00fd crowdfunding je sp\u00f4sob ako sa be\u017en\u00ed \u013eudia m\u00f4\u017eu v mal\u00fdch \u010diastkach z\u00fa\u010dastni\u0165 investi\u010dn\u00e9ho projektu a dosiahnu\u0165 tak ve\u013emi zauj\u00edmav\u00fd, no spravodliv\u00fd v\u00fdnos. Spravodliv\u00fd preto, lebo bez ich podpory by mo\u017eno projekt nikdy ani nevznikol.  <\/p>\n\n\n\n<p><strong>Banky maj\u00fa rady ve\u013ek\u00e9 projekty ... minim\u00e1lne nad 1 mili\u00f3n v n\u00e1kladoch.<\/strong><\/p>\n\n\n\n<p>Mo\u017eno ste a\u017e teraz pochopili, ako realitn\u00fd biznis\nfunguje a rozhodnete sa sami tak\u00fdto projekt uskuto\u010dni\u0165. Ja budem samozrejme\nve\u013emi r\u00e1d, ak sa v\u00e1m to podar\u00ed. No, ak m\u00e1te v pl\u00e1ne postavi\u0165 men\u0161\u00ed projekt, pod\nhranicou n\u00e1kladov 1 mili\u00f3n eur, budete ma\u0165 v banke ve\u013ek\u00fd probl\u00e9m.<\/p>\n\n\n\n<p>Je to pre nich ve\u013emi mal\u00e1 ryba   na to, aby v\u00e1m venovali svoj \u010das. Mus\u00edte porozumie\u0165, \u017ee banky financuj\u00fa stavby r\u00e1dovo v mili\u00f3noch, v desiatkach mili\u00f3noch a\u017e v stovk\u00e1ch mili\u00f3noch eur. Tam, kde je ten v\u00fdnos skuto\u010dne zauj\u00edmav\u00fd.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">\u010co ak chce developer uskuto\u010dni\u0165 mal\u00fd projekt?<\/h2>\n\n\n\n<p>Developer chce urobi\u0165 v\u00fdstavbu 3-4 domov v n\u00e1kladoch\ncca 400 tis\u00edc eur. Banka so svoj\u00edm projektov\u00fdm financovan\u00edm mu s najv\u00e4\u010d\u0161ou\npravdepodobnos\u0165ou nepom\u00f4\u017ee ani nepo\u017ei\u010dia.<\/p>\n\n\n\n<p><em>\u010co potom?<\/em><\/p>\n\n\n\n<p>Mus\u00ed si pom\u00f4c\u0165 s\u00e1m. Alebo, ak mu to ekonomika dovol\u00ed, pou\u017eije <strong>crowdfunding.<\/strong> Tri, resp. \u0161tyri domy dok\u00e1\u017eete preda\u0165 do 12 mesiacov od v\u00fdstavby. V crowdfundingu si m\u00f4\u017ee p\u00f4\u017ei\u010dky napl\u00e1nova\u0165 na etapy, aby mu neostali \u201em\u0155tve peniaze\u201c na \u00fa\u010dte, za ktor\u00e9 budete plati\u0165 \u00faroky.&nbsp;<\/p>\n\n\n\n<p><em>Pr\u00edklad:<\/em><\/p>\n\n\n\n<p><em>Developer si k\u00fapi 2 500 m2 pozemku v hodnote napr. 125 000 eur, to m\u00f4\u017ee by\u0165 jeho vklad. Nie je to podmienka.&nbsp; Napl\u00e1nuje si prv\u00fa p\u00f4\u017ei\u010dku od crowdfundingu na janu\u00e1r v hodnote 100 000 eur s \u00farokom 15 % p.a. Postav\u00ed si z\u00e1klady pre 4x domy a po\u010dk\u00e1 2 mesiace, ako mu to sk\u00fasen\u00fd majster prik\u00e1\u017ee.<\/em><\/p>\n\n\n\n<p><em>U\u017e v tejto f\u00e1ze developer m\u00f4\u017ee za\u010da\u0165 robi\u0165 predpredaj. Peniaze z predpredaja po dohode s kupuj\u00facimi pou\u017eije na dostavbu domov. Odkroj\u00ed t\u00fdm z nasleduj\u00facej p\u00f4\u017ei\u010dky od crowdfundingu a u\u0161etr\u00ed na \u00farokoch.<\/em><\/p>\n\n\n\n<p><strong>V pr\u00edpade ak predpredaj neurob\u00ed.<\/strong>..<\/p>\n\n\n\n<p>Niekedy v marci developer m\u00f4\u017ee smelo po\u017eiada\u0165 crowdfunding o \u010fal\u0161iu p\u00f4\u017ei\u010dku 200 000 eur s \u00farokom 15 % p.a. Dokon\u010d\u00ed si stavbu a re\u00e1lne za\u010dne pred\u00e1va\u0165 4x holodomy.  \ufe0f<\/p>\n\n\n\n<p>M\u00f4\u017ee by\u0165 mesiac august? Pr\u00edjemn\u00e9 po\u010dasie, l\u00fa\u010de slnka   sa opieraj\u00fa u\u017e o nov\u00e9 kr\u00e1sne domy so z\u00e1hradou. Ak to developer postavil v spr\u00e1vnej lokalite za tu spr\u00e1vnu cenu, nepochybujem, \u017ee domy do konca roka pred\u00e1. Ak ich u\u017e nepredal po\u010das v\u00fdstavby, resp. hne\u010f po.<\/p>\n\n\n\n<p><strong><em>Ko\u013eko zaplat\u00ed developer za \u00farok z crowdfundingu?<\/em><\/strong><\/p>\n\n\n\n<ul><li>z prvej p\u00f4\u017ei\u010dky 100 000 eur zaplat\u00ed \u00farok 15 000 eur\n(15 % p.a.&nbsp;\u00farok splatn\u00fd za 12 mesiacov)<\/li><li>z druhej p\u00f4\u017ei\u010dky 200 000 eur zaplat\u00ed \u00farok &nbsp;25 000\neur (15 % p.a. \u00farok splatn\u00fd len za 10 mesiacov)<\/li><li>Spolu ro\u010dn\u00fd \u00farok 40 000 eur za 4x domy.&nbsp;<\/li><\/ul>\n\n\n\n<p>V mojej lokalite s t\u00fdmito parametrami pred\u00e1 developer 4x domy za 600 000 eur bez DPH.<\/p>\n\n\n\n<p><strong>V\u00fdsledok?<\/strong><\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\"><p>N\u00e1klady 125 000 eur + 100 000 eur + 200 000 eur&nbsp;+ 40 000 eur = 440 000 eur. Po\u010d\u00edtajme e\u0161te rezervu 35 000 eur. Bu\u010fme opatrn\u00ed a bude sa n\u00e1m \u013eah\u0161ie po\u010d\u00edta\u0165. <\/p><\/blockquote>\n\n\n\n<p>Tak\u017ee...<\/p>\n\n\n\n<p>Tr\u017eba 600 000 eur - n\u00e1klady 500 000 eur = 100 000 zisk\nbez DPH pred zdanen\u00edm. Slu\u0161n\u00e9, \u017ee?&nbsp;<\/p>\n\n\n\n<p>Ko\u013eko na za\u010diatku tohto projektu developer investoval vlastn\u00fdch zdrojov? 125 000 eur za pozemok. V\u00fdsledok po 12 mesiacoch? 100 000 eur zisk, to je v\u00fdnos 80 % p.a. z vkladu u\u017e po vyplaten\u00ed v\u00fdnosu pre crowdfunding!&nbsp; <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Pre\u010do si developer nepo\u017ei\u010dal od banky za men\u0161\u00ed \u00farok?<\/h2>\n\n\n\n<p>Na men\u0161ie projekty mu banka nepo\u017ei\u010dia. No, ak si d\u00f4kladne priprav\u00ed ekonomiku a spr\u00e1vne na\u010dasuje p\u00f4\u017ei\u010dky od crowdfundingu, banku v\u00f4bec nepotrebuje. Zarob\u00ed developer, zarob\u00ed investor. A&nbsp;v\u0161etci s\u00fa spokojn\u00ed. <\/p>\n\n\n\n<p>Pri v\u00e4\u010d\u0161\u00edch projektoch si developer dok\u00e1\u017ee peniaze   rozumne namie\u0161a\u0165 tak, aby zarobili v\u0161etci. Je to WIN-WIN-WIN situ\u00e1cia. Investori, developer, banka.&nbsp;<\/p>\n\n\n\n<p>A pr\u00e1ve WIN-WIN situ\u00e1cia je ten d\u00f4vod, <strong>pre\u010do je realitn\u00fd corwdfunding tak \u00faspe\u0161n\u00fd<\/strong>. Zarobia na tom v\u0161etci.&nbsp;<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\"><p>Bez investorov, bez v\u00e1s, ktor\u00ed investuj\u00fa prostredn\u00edctvom realitn\u00e9ho crowdfundingu by investi\u010dn\u00fd z\u00e1mer mo\u017eno nikdy nevznikol. A preto si ka\u017ed\u00fd jeden investor zasl\u00fa\u017ei spravodliv\u00fd v\u00fdnos z projektu.&nbsp; <\/p><\/blockquote>\n\n\n\n<p><em>Dr\u017e\u00edm v\u00e1m palce na ceste za pas\u00edvnym pr\u00edjmom.&nbsp;<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"<p>\u010cast\u00e1 ot\u00e1zka... Preto som sa rozhodol odpoveda\u0165 na t\u00fato ot\u00e1zku formou blogu. A&nbsp;to aj s nieko\u013ek\u00fdmi vysvetleniami a pr\u00edkladmi toho, ako funguje developersk\u00fd biznis. Tak pre\u010do si teda nepo\u017ei\u010dia developer z banky za 5 % \u00farok, ale po\u017ei\u010dia si od crowdfundingu za \u00farok medzi 10 % a\u017e&nbsp;16 %? Banka dok\u00e1\u017ee&nbsp;prefinancova\u0165 investi\u010dn\u00fd&nbsp;z\u00e1mer, ktor\u00fd m\u00e1 siln\u00fd potenci\u00e1l [&hellip;]<\/p>\n","protected":false},"author":3,"featured_media":324725,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[18,12],"tags":[],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v21.5 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Pre\u010do si developer nepo\u017ei\u010dia rad\u0161ej od banky za men\u0161\u00ed \u00farok? - Invest in Slovakia<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/investinslovakia.eu\/preco-si-developer-nepozicia-radsej-od-banky-za-mensi-urok\/\" \/>\n<meta property=\"og:locale\" content=\"sk_SK\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Pre\u010do si developer nepo\u017ei\u010dia rad\u0161ej od banky za men\u0161\u00ed \u00farok? - Invest in Slovakia\" \/>\n<meta property=\"og:description\" content=\"\u010cast\u00e1 ot\u00e1zka... 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Banka dok\u00e1\u017ee&nbsp;prefinancova\u0165 investi\u010dn\u00fd&nbsp;z\u00e1mer, ktor\u00fd m\u00e1 siln\u00fd potenci\u00e1l [&hellip;]\" \/>\n<meta property=\"og:url\" content=\"https:\/\/investinslovakia.eu\/preco-si-developer-nepozicia-radsej-od-banky-za-mensi-urok\/\" \/>\n<meta property=\"og:site_name\" content=\"Invest in Slovakia\" \/>\n<meta property=\"article:published_time\" content=\"2019-12-13T22:00:00+00:00\" \/>\n<meta property=\"article:modified_time\" content=\"2022-07-29T11:18:13+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/investinslovakia.eu\/wp-content\/uploads\/2019\/12\/shutterstock_1477689767-scaled.jpg\" \/>\n\t<meta property=\"og:image:width\" content=\"2560\" \/>\n\t<meta property=\"og:image:height\" content=\"1707\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/jpeg\" \/>\n<meta name=\"author\" content=\"Anton Drozda\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:label1\" content=\"Autor\" \/>\n\t<meta name=\"twitter:data1\" content=\"Anton Drozda\" \/>\n\t<meta name=\"twitter:label2\" content=\"Predpokladan\u00fd \u010das \u010d\u00edtania\" \/>\n\t<meta name=\"twitter:data2\" content=\"5 min\u00fat\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\/\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\/\/investinslovakia.eu\/preco-si-developer-nepozicia-radsej-od-banky-za-mensi-urok\/#article\",\"isPartOf\":{\"@id\":\"https:\/\/investinslovakia.eu\/preco-si-developer-nepozicia-radsej-od-banky-za-mensi-urok\/\"},\"author\":{\"name\":\"Anton Drozda\",\"@id\":\"https:\/\/investinslovakia.eu\/#\/schema\/person\/7badbc0ebf4d3125b7842c4ecd7558aa\"},\"headline\":\"Pre\u010do si developer nepo\u017ei\u010dia rad\u0161ej od banky za men\u0161\u00ed \u00farok?\",\"datePublished\":\"2019-12-13T22:00:00+00:00\",\"dateModified\":\"2022-07-29T11:18:13+00:00\",\"mainEntityOfPage\":{\"@id\":\"https:\/\/investinslovakia.eu\/preco-si-developer-nepozicia-radsej-od-banky-za-mensi-urok\/\"},\"wordCount\":1320,\"publisher\":{\"@id\":\"https:\/\/investinslovakia.eu\/#organization\"},\"articleSection\":[\"INVEST CLUB\",\"O investovan\u00ed\"],\"inLanguage\":\"sk-SK\"},{\"@type\":\"WebPage\",\"@id\":\"https:\/\/investinslovakia.eu\/preco-si-developer-nepozicia-radsej-od-banky-za-mensi-urok\/\",\"url\":\"https:\/\/investinslovakia.eu\/preco-si-developer-nepozicia-radsej-od-banky-za-mensi-urok\/\",\"name\":\"Pre\u010do si developer nepo\u017ei\u010dia rad\u0161ej od banky za men\u0161\u00ed \u00farok? 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