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כיצד ניתן לברר מהו מחיר השוק של נכס מקרקעין?

להבדיל משיטות הערכת שווי השוק של נכס מקרקעין המתבצעות באמצעות שמאי מקרקעין (על פי גישות ההשוואה / Revenue capitalization / גישת העלויות – גישת השווי הפיסי) שכבודן במקומו מונח, Every sensible person can check for himself what the market price of a particular property is. זאת ניתן באמצעות הסתמכות על אתר “רשות המיסים – מידע נדל”ן” בו נרשמים נתוני המכירה של כל נכס נדל”ני בישראל. לדוגמא: היה ובידך …

האם תיווך נדל”ן בישראל הוא מקצוע או עיסוק?

הגדרת “מקצוע” ו”עיסוק” בוויקיפדיה: “מקצוע הוא תחום פעילות שאדם מתמחה בו ועוסק בו לפרנסתו, כאשר מקצוע דורש הכשרה מקצועית נרחבת…. Occupation is a person's activity for a living, גם כזו שאינה דורשת הכשרה מקצועית”. ומה פירוש “הכשרה מקצועית” שמבדילה בין מקצוע לעיסוק? הכשרה מקצועית כוללת לימודים המובילים לרכישת מקצוע, הנעשית במגוון רחב של בתי ספר (דוגמת אוניברסיטאות, Colleges, Schools for practical engineers, מוסדות להכשרה מקצועית), וכן בדרך …

"Joint fund" between real estate agents - Is ...

In the first post, I explained what cooperation between brokers is, Why it is good for customers (seller and buyer), And what does "common fund" mean between brokers. In this post I will explain why the requirement for a "joint fund" is harmful to real estate agents. Usually, The requirement to balance the commissions between the selling broker and the buying broker through the mechanism of "joint fund", Comes from the direction of the selling broker who is having a hard time getting a full market commission of 2% In the negotiations he is conducting with the seller.

"Joint fund" between real estate agents - Is ...

beginning, הסבר קצר: במסגרת שיתוף פעולה (שת”פ) בין מתווכים, נהוג שמתווך המייצג צד בעסקה (מוכר/קונה) משתף פעולה עם מתווך המייצג את הצד שכנגד, In favor of closing a deal. למה השת”פ בין המתווכים טוב ללקוח? מוכר – זה מאפשר למוכר (באמצעות המתווך שלו) להיחשף למקסימום קונים. קונה – זה מאפשר לקונה (באמצעות המתווך שלו) להיחשף למקסימום נכסים. במצב של שת”פ, The king's way is that every broker charges…

אני נשאל לא פעם ע”י מוכרי דירות–במה מתווך נדל...

One of the reasons for the relatively low use in Israel of the service of real estate agents, Mainly on behalf of sellers of residential real estate properties, Is the lack of understanding that: a. Real estate is a profession for all intents and purposes. B. The mediator's chances of success in obtaining a worthy buyer at a reasonable price, Higher than that of the private seller. third. A licensed and professional real estate agent will assist the seller in the sale transaction, באופן שהמחיר שישיג עבור המוכר יהיה שווה לפחות את עלות דמי התיווך …

האם מתווך הנדל”ן הוא רק נותן שירות או בעיקר מייצ...

There are quite a few real estate agents who claim that their job is to provide service to their clients. others, And I am among them, Claim that of course we are service providers (real estate brokerage service), But first and foremost the broker represents his client in the transaction. And why is the distinction between "service provider" and "representative" important? This is because if the broker is considered only a service provider, From this it can be assumed that he can provide service to both parties to the transaction (both to the seller and the buyer), And ostensibly…

Collaboration (cooperation) among real estate agents - PO ...

In the first post, we explained why cooperation between real estate agents is good and consumers, After all, this method undoubtedly contributes to the chance of a sale / purchase transaction being carried out. In the second post, we detailed the first reason why collaboration does not always take place in practice, למרות שהוא כאמור מגדיל סיכוי לקיום עסקה. הסיבה השנייה היא תחושת “חוסר הצדק” בקרב מתווכי נדל”ן המייצגים בעלי נכסים – יש לא מעט מתווכים, Some are veterans, שחושבים שזה לא הוגן שהם …

Collaboration (cooperation) among real estate agents - PO ...

בפוסט הקודם הסברנו מדוע שת”פ בין מתווכי נדל”ן טוב לצרכנים, After all, this method promotes the execution of a sale / purchase transaction. So if it increases the chance of a deal, Why is the collaboration not always carried out in practice? First reason - a financial temptation that is hard to resist - because what is more tempting than winning a double brokerage fee, From both the seller and the buyer, Instead of settling for a brokerage fee on only one side of the deal? In Israel it is a lot…

Collaboration (cooperation) among real estate agents - PO ...

In this series of posts, we will discuss the issue of cooperation between real estate agents, We will explain the meaning of cooperation between intermediaries, Why it's important to consumers, Why this is important for realtors, And what is the connection between the issue of cooperation and the upgrading of the status of the real estate brokerage profession in Israel?. So let's start with the definition of cooperation between real estate agents: the idea is that if - a realtor represents a seller (exclusively or by "consent"), It will succeed in maximizing the potential of buyers by contacting brokers…

Is an exclusive realtor supposed to know about the property he is marketing more than ...

The obvious answer is “yes, for sure", After all, if the realtor received an exclusivity from the seller (up to six months) in order for him to sell his apartment, The obvious conclusion is that the realtor should know everything about the apartment and its owner. So amazingly, The law and regulations of the intermediaries are "silent" in this matter. The fact, As absurd as it sounds, An exclusive broker is not required to know more material details about the property he is selling (statutory status of city building plans, information about …

Upgrading the image of realtors in Israel - third post in the series

Upgrading on a personal level: The goal of every real estate agent is that customers turn to him when they want to sell or buy an apartment. So how do you make the "dream" come true? The mediator should be recognized as an authority / An Authority / Expert in real estate brokerage in the area where he operates (neighborhood / number of neighborhoods / city / locality). Easy to say, But how does a mediator become an authority in his field of practice? There is no closed list (Check list), But it certainly includes experience in the real estate brokerage profession,

What is the connection between the famous comedy “The Servant of Two Gentlemen ...

The well-known play from the 18th century tells of a servant who in order to get rich, Receives one day two job offers from two masters separately. The plot is based on the tricks of the servant who manages to maneuver between his two masters and barely fulfill the tasks assigned to him, And on the way gets confused between the things he is supposed to bring and what lord, While creating incessant complications, Most are comedians. But in life, lifelike, Such a situation is not a joke, And in commercial life mainly,

Upgrading the image of realtors in Israel - second post in the series

Upgrading at the public level: because there are no rules of ethics in Israel / Code of Ethics for Real Estate Agents at the Law Level / Regulations / Compulsory Code of Ethics (as there is for example for lawyers, Certified Public Accountants, Doctors and journalists), Realtors must establish and operate only one professional association, With orderly rules and clear rules of ethics, It will have the vast majority of licensed brokers in Israel. The main purpose of the association should be to upgrade the professional status of…

Upgrading the image of realtors in Israel - first post in the series

It is no secret that the image of the real estate broker in Israel among consumers (sellers and / or buyers of residential properties) is not one of the highest, To say the least. The reasons for this are varied, But in the series of posts that this is the first of them, I would like to emphasize how it is possible to upgrade the image of the real estate broker in Israel. So there is the personal level and there is the public level. And what does that mean? On a personal level - it is desirable that the realtor becomes an authority in the field of real estate brokerage…

Yielding Hotel Real Estate - Post Friday in the series

מה כדאי יותר למשקיע בנדל”ן מלונאי – לקנות מלון קיים או לבנות מאפס? התשובה לשאלה זו תלוייה בטיבו/ניסיונו/רצונו/יכולותיו של המשקיע – היה ולמשקיע יש גם ידע וניסיון בניהול והפעלת בתי מלון, And also knowledge, Experience and ability in initiating real estate that includes both the purchase of land with a hotel master plan and the construction of a hotel from the zero stage to the turn-key stage (for all its complexity), Then it might be better for him financially…

Yielding Hotel Real Estate - Fifth post in the series

Operational efficiency indices in the hotel industry (main indices) Occupancy rate - the number of rooms occupied (hosted) compared to the total number of rooms in the hotel. OPI - Hotel occupancy rate compared to the occupancy rate of the competing hotel group. Average price per occupied room (ARR / ADR) - the average price that guests paid for a occupied room. ARI - The average price per room occupied by a hotel, Compared to the average price per room occupied by the group of competing hotels. Average income…

Income-producing hotel real estate - fourth post in the series

Hotel Guest Classification by Location: Locals Foreign Residents by Accommodation Purpose: Leisure - Guests Who Come for Vacation Purposes, Whether as individuals, Couples, Families or groups. Business - Business people, Self-employed or corporate employees (Corporate), Who came to stay for business purposes, Example of attending congresses and conferences, Or for visits and meetings with professional colleagues. Bleisure Tourism - Business people whose purpose of staying at the hotel is a combination…

Yielding hotel real estate - third post in the series

Hotels can be classified according to the following criteria: By quality of luxury hotels, Hotels / All-inclusive clubs, Boutique hotels, Popular hotels, Apartment Hotels. By Resort Topics - Located on the many resorts and tourism sites in the world, Mainly serving tourists and vacationers. Business - usually located in major cities, Mostly serve business people, Also suitable for conferences and seminars. These hotels may (and should) also be used as resort hotels for non-guests…

Yielding hotel real estate - second post in the series

Hotel management methods: Self-management - the owner of the hotel, Runs the hotel himself and manages all the required operations that include marketing, advertising, maintenance, Operating the operating departments such as rooms, Food & Beverage & Spa, And of course - employs workers, Paying suppliers, Employs external consultants (Adv, CPA, etc.), etc. Management company - The owner of the hotel communicates with a management company which will operate the hotel. there are 2 Types of calls…

Yielding hotel real estate - first post in the series

We are at a very attractive time for those looking to invest in hotel procurement, In Israel and abroad. Although due to the world crisis of the Corona crisis we did not know for a long time, But precisely because of this it is an opportunity to locate the purchase of income-producing hotel properties at particularly attractive prices - and therefore, A wise investor interested in entering this field (income-producing hotel real estate) should not miss such a golden opportunity.. In the following posts we will elaborate and discuss this fascinating topic.

Property Seller - comparison between exclusive brokerage and non exclusive brokergae ...

Exclusivity - non-exclusivity - In order to locate the long-awaited buyer, needs to reach maximum buyers – it can be done through collaborations with all the other brokers in the area, and immediately − to maximize the price of the transaction , the realtor must represent only the seller, via an individual representation of the seller...

Can a real estate broker get a better price for his client....

If the realtor operates according to the "individual representation method", the common practice in the United States and in Isra-Asset, so the answer is yes. As: If the realtor represents exclusivly the seller, he can obtain maximum price, thanks to the fact that he's reaching (relatively fast) as many relevant buyers as possible, then he can make an auction between the interested buyers which will enable him to raise the price. And if the realtor represents a buyer whose looking for purchasing an asset – he will obtain a minimal price for him, thanks to the fact that he's going to present to...

When a broker proudly declares "the apartment was sold" – who really won?.

In a Residential real estate sale transaction usually participate three "players" - a Seller, a Buyer and a Mediator. Let's take a look at what are the desires of real-estate consumers (seller and buyer): seller – asks the broker to get him buyers who can pay for the property above the market price (usually over the price of the market). Buyer – wants the broker to find assets that cost less than the market price (usually much less than the market price). So the broker, which represents the two sides ...

Why the U.S. real estate Brokers succeed more?

The US is certainly a world role model in the Real estate field, because the working method the american use (which differs substantially from the one used in Israel), achieves high success rates, which brings 90% (!) of the Americans to use Brokerage services. In the US, in most cases,there is no way that the same broker represents both the seller and the buyer (= the individual representation method). However, in Israel it is possible and even recommended ...

Why the business model of Israel's brokerage networks hard the Franchisee?

Why is the Israeli franchisee's business model difficult for Israel? The concession period is 5 Years (1st period), When the concessionaire are given the option to extend to 5 additional years (the 2nd period) – It was and the concessionaire wanted to leave within the period (1st or 2nd), It will be fined by the net. The concessionaire have no say in the interest of the concession area and for an exclusive existence/absence of exclusivity.. The franchisee pays the chain of franchise fees in advance for each concession period (concession periods...)