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Renting out premises is a highly profitable business. High liquidity and high-quality return on investment intensify competition for good locations, providing the owner with guaranteed stability in any economic situation. We offer you the sale of premises with a tenant on favorable terms.
Advantages of cooperation with Realty4Sale
We work with a special segment of the market and offer to buy rental businesses in Moscow in areas with high traffic. Our advantages are:
- popular and universal format of street retail premises;
- the best real estate, a wide selection of properties in different areas;
- sale of rental business in Moscow from the owner without commission;
- assistance in processing transactions.
A significant part of the proposals is the sale of rental businesses in Moscow with existing tenants. Buying non-residential premises with a tenant is the most profitable investment in the rental business, allowing you to receive income immediately upon conclusion of the transaction.
Benefits of buying a rental business
Investment in rental business means your stability and guaranteed income. With minimal investment of your time. Having purchased a rental business in Moscow, you will be able to receive a set amount from the tenant immediately after registering the transaction. And on the basis of ownership rights, you can rent out premises in the future, open or expand your business, or sell the property in the future.
Taking into account the peculiarities of the placement of our premises, you will not have problems with the implementation of any of these areas.
What is the advantage of the street retail format?
The format is the most vibrant and liquid segment of the real estate market. Its advantages are:
- location: on the first floors of residential and administrative buildings;
- high traffic rates: locations near the metro, stops and on central highways;
- size: different areas in areas of peak consumer activity;
- versatility: suitable for any type of service and trade.
By offering you the sale of a rental business in Moscow, we help you preserve and increase your capital easily and with minimal risks. A large selection of premises and convenient terms of cooperation will allow you to find the best use of your money, making it work now, and not in the uncertain future. Selling commercial real estate with a tenant allows you to invest as profitably as possible to obtain high returns.
We talked in one of the “working” apartments. We thought that at least this way we would be able to talk calmly, in detail, but no matter where, the businesswoman’s mobile phone was ringing incessantly. Clients, clients, clients...
I still manage without outside labor; I don’t hire assistants. Maybe mom helps a little. But it’s already becoming difficult, it’s troublesome,” complains Yulia, director of the company “Susutochno.com”. - But the business is going on, developing, generating income, and this is the most important thing!
Why then do you work without assistants?
Yes, you see, at the very beginning, quite a lot of money was invested, but now they have to get it back somehow!
Where does business start?..
Naturally, I’m interested in where it all started, how the idea of organizing my own short-term rental business came about. It turns out that it was completely accidental.
It started when I bought an apartment on credit. I paid 30% of the first installment, and the remaining amount had to be paid monthly. But I wanted to somehow minimize costs, compensate for some of the losses, especially since I had another apartment where I could live,” Yulia says somewhat excitedly. - It was quite difficult to “recoup” the money spent by renting it out for a long period of time, and it took a long time. That’s when I decided to rent out daily.
First of all, the girl entered into an agreement with one of the real estate agencies, which supplied her with clients for a certain commission. Then I realized that one apartment is insignificant. It was decided to live with a friend and also rent out a second home.
Two apartments are better than one. But after a couple of months it became clear that even that was not enough. And a way out was found. Yulia began renting apartments on long-term lease terms for re-letting - a lease agreement was concluded with the owners for 11 months with subsequent extension and a property trust management agreement. That is, the owners were not used in the dark; they knew why it was being done.
It must have been difficult to look for such apartments? After all, not everyone will agree to let complete strangers in for a day!
Firstly, I tried to take inexpensive, unfurnished apartments. And secondly, she paid landlords a little more than ordinary tenants. And in most cases people agreed. Naturally, owners of expensive apartments, as a rule, do not want their space to be rented out on a daily basis. However, there is a demand for both cheap and expensive ones, so you have to spin.
Today, Yulia has only one apartment in her arsenal with European-quality renovation and other delights, all the rest are simpler, but these are the ones that are in greatest demand: “People often call me and ask for an apartment that would cost as little as possible, without luxury items - just to spend the night somewhere. Although sometimes it’s the other way around, clients demand heated floors, a Jacuzzi with hydromassage, and give them the latest equipment...”
Bifurcation
From the inside, the short-term apartment rental business is divided into two segments. There are “private owners”, such as Yulia, who work with inexpensive apartments and do not provide clients with any additional services, and large real estate agencies servicing multi-room luxury serviced apartments.
Both options are in demand from consumers, but for starting your own business, the first one is much easier, since it requires less investment and hassle. True, with high risks.
Private individuals are not very interested in this type of business (working in the segment of expensive “serviced apartments” - author’s note), it requires significant resources and investments, and most importantly, it does not immediately begin to generate good income. As a rule, this is the lot of large agencies, for which this is, first of all, part of their image, because they provide a full range of services, including short-term rentals, says Marina Markarova, managing director of the consulting company Blackwood.
But starting a business in the segment of inexpensive apartments, as it turned out, is quite simple from a legal point of view. Even if you follow all the formalities. At least, Yulia assures that she works completely officially: “I didn’t dare to start without completing all the official documents. It’s simply impossible to live every day in fear.”
What documents did you have to fill out?
I immediately registered as a PBOYUL. In the “direction of work” column I indicated “real estate transactions.” I reported my information to the tax and police. Now I pay tax - 13%. That's all, actually.
Were there any problems with the local police department or other authorities?
No, they know what I do. The main thing for them is that there are no violations of public order.
Investments in this market segment, at least in Moscow, pay off quite quickly. In three months, Yulia manages to return all the money spent on renting and furnishing each apartment. And then the profit begins, which goes towards developing the business and improving conditions in other apartments. Yes, and it remains for life. But among the reasons why representatives of real estate agencies do not recommend “private owners” to engage in short-term rentals is the impossibility of quickly making a profit and providing services that, in their opinion, are in demand.
There are a number of very small companies on the market that offer only 4-8 apartments. But they cannot provide the full range of services available to large agencies. They cannot provide the same level of service,” explains Denis Shmarev, head of the serviced apartments department of the British company Intermark. - After all, it’s not enough to find a client for a short period of time; you also need to provide him with a certain range of services, which, if you have one or two or three apartments, is not of financial interest to the investor. Maintaining the service infrastructure, paying for advertising, and daily operational management will certainly absorb all or a significant part of the profit.
That's how it is. But only when it comes to expensive apartments. And for our heroine, advertising and operational management consume only a small part of her expenses.
I invest very little money in advertising. I have an agreement with several real estate agencies who periodically supply me with clients and charge a commission. With my own advertising - this is a website and posting ads on the Internet - I could “raise” a maximum of two apartments. But it is not yet possible to invest in more massive promotion. And I don’t see any particular need,” says Yulia.
Let there be demand!
Who creates the demand for short-term rentals? The question does not have a clear answer - it all depends on the level of apartments offered, the service provided and other factors. These could be tourists or businessmen who came to stay. Or those working in the city on a short-term contract, passing through the city in transit (sometimes they rent an apartment for half a day if they just need to wait for an evening flight), and even local residents who need to spend their leisure time or an important business meeting on neutral territory. Both applicants and part-time students who came to take exams are asking for a quiet, no-frills apartment. Well, then the demand is segmented depending on the type of clients, the number of visitors, their financial situation, and requirements.
Today, large three- to four-room apartments for several days are popular, which are booked by tourists coming to St. Petersburg in a large group or with a whole family, says Valentin Miklyaev, director of the St. Petersburg company Hotel Expert. “Many foreigners want to rent an apartment during their stay in Moscow, so that it is located in the center, with good repairs, but at the same time cheaper than a hotel,” adds Marina Markarova.
But Julia has different clients. By the way, some real estate companies deliberately avoid working in the short-term rental sector, believing that offering an apartment for an hour or a night is exclusively part of the business of providing intimate services, with which they in no way want to be associated, declaring that they work only with “ decent people." In this case, private owners do not care how the client spends his time in the rented apartment. “For people like me, all tenants are just clients who pay us. And we are not interested in what they will do there. The main thing is that everything is in order,” says Yulia.
Law is law
Whether or not to conclude a short-term rental agreement with a client - this issue is decided in each case individually. Valentin Miklyaev (Hotel Expert) is sure that this must be done. “For such a business to be successful, it is necessary to offer clients the opportunity to draw up a commission agreement. This increases guest confidence and provides accounting accountability for those traveling on business. In addition, you should be able to register guests with the passport and visa office, which can be especially important for foreigners.”
Clients of apartments in the lower price segment are much less demanding in this sense. Sometimes tenants ask to conclude an agreement with them (if they are on a business trip), but more often they themselves refuse it. This is indeed very troublesome, and it makes no sense if the client rents an apartment for a day or two.
Hotel or apartment?
Honestly, for any clients, renting an apartment turns out to be much more profitable than booking a hotel room - all participants in the short-term rental market, who shared their comments with the Business Journal, are sure of this. Firstly, this is savings, which can reach 40–50% in the case of expensive apartments, and much more with cheap ones. In addition, the increased demand for such services in Moscow is caused by the lack of rooms in three-star, and sometimes four- and five-star hotels, recalls Denis Shmarev. Another important factor is the familiar comfort of home, which cannot be obtained in a hotel. And you can easily invite guests, let alone into your room.
There are, however, some disadvantages. “In a hotel you can order food at any time of the day or night, request, for example, an iron and ironing board,” says Marina Usenko, senior vice president of Jones Lang LaSalle Hotels Moscow. - In addition, you can be confident in the constant quality of services, while the apartment differs from apartment to apartment. Unless, of course, they are all professionally managed by one operator and finished within the framework of a single standard (which, however, is practically not the case in Moscow).”
But, according to Yulia, everyone who has managed to use the services of short-term rental apartments, as a rule, is inclined towards this option, preferring it to hotel service: “At least I work conscientiously and try very hard to ensure that all my clients are satisfied. That’s why people come back to me the next time they come to Moscow - there are already quite a few regulars.”
Who doesn't take risks...
Of course, anyone who decides to try their hand at the short-term rental market should be aware of the many risks.
Those who intend to develop this business need to understand how risky it is. When I first started, it was very scary - I was on edge all the time,” Yulia complains. - I was afraid that they would steal or break something, or rob me. Basically, I'm still afraid. But I’m already used to it, and so far God has been merciful. From experience I can say that there are much more decent people than bad ones!
And yet, among the main risks are major and minor breakdowns of equipment or furniture by the tenant, theft using duplicate keys, flood, fire and dissatisfaction with neighbors. All these issues have to be resolved by the landlord. But landlords, especially experienced ones, have their own counter-tricks and methods of protection.
For example, I have combination locks on the doors of all apartments, and I constantly change the code, so the previous tenant, even if he has a duplicate key, will not be able to get into the apartment,” says Yulia. - And we fight together against the “repeat offenders” who make a living by robbing rented apartments. If a person steals something at least once, his name is put on a “black” list and distributed among market players - like me, “private owners” and real estate agencies. Moreover, everyone shares information willingly, they understand that it is in their interests. Sometimes even the police call and warn that such and such a person has already robbed an apartment and may show up again.
In the same way, Denis Shmarev (Intermark) admits that his company works exclusively with trusted corporate clients who will not allow themselves to steal or break something, and in the event of major damage to equipment or furniture, they will be able to compensate for losses. For minor damage (broken dishes, etc.), clients are usually not required to receive compensation.
But for Yulia it’s more difficult: “You can only count on compensation if the client is a decent person and will pay for everything himself. “Knocking out” doesn’t work. And if trouble happens, you have to compensate at your own expense.” And yet, the entrepreneur tries to insure against such risks by conducting a kind of client screening:
Many people are refused. I have already learned to sense from the voice what kind of person is calling. If I have any suspicions, I meet with the client on neutral territory near the metro. If suspicion suddenly becomes stronger, I refuse him. Yes, there are many dissatisfied people. But I don’t want to take risks either. Besides, I don’t accommodate very young people. Fundamentally. Firstly, they are the noisiest. And secondly, they might steal some little thing that is useless to them, but important to me (for example, a TV remote control), or break something out of stupidity. And I’m also suspicious of those who call and immediately start asking about equipment, things, and not about the apartment itself. Bad suspicions arise...
Have you had any conflicts with your neighbors? Don't they call the police if the tenant is making a fuss?
Once the clients caused a flood. I had to settle it. In general, I try to establish good relationships with my neighbors. They have all my contacts, and I ask that if anything happens, they call me, not the police.
In general, the problems with organizing this business, if you look at it, are not so complicated. Yes, there are costs. And yet, this area of services is quite promising for start-up companies. So Yulia dreams of expanding her business. And dreams on a grand scale:
In the future, I want to buy a whole house and make it something like a hotel, where there will be apartments instead of rooms. Place security guards, equip them to your liking, make apartments of different levels so that clients can come in,” Yulia describes her future brainchild with enthusiasm. - Now I’m already negotiating with investors, looking for a house that I can buy. We considered that the invested money would have to be repaid for several years. But then the business will make a profit, and, I hope, a lot. Still, the more apartments and the more properly organized the business, the better!
They have always been and remain the most reliable way to get a stable and long-term income. Italian government bonds and deposit accounts in Italian banks give a net return of barely more than 1%; playing with shares on the stock exchanges is a difficult and risky business, which is why many Italians and foreigners decide to purchase real estate for the purpose of renting it and generating income.
Moreover, Italians are increasingly renting out their “second home” not only to make money. Currently, owning and not using it for its intended purpose, that is, not living in it permanently, is a luxury that only a few can afford.
The government has significantly increased taxation on secondary real estate in recent years. If, starting this year, owners of a single house in Italy who live in it are no longer required to pay IMU, then people who own several properties without living in them pay the tax.
In addition, in 2017, important innovations in legislation appeared for a “second home” that is rented out. If the owner of a property in Italy rents it under a contract with an agreed rent, he only pays 25% tax.
So, the fact that renting real estate in Italy brings and helps the owner avoid unnecessary expenses is not in doubt. Now let’s try to figure out how to get maximum rental income.
Let's turn to expert advice and analysis of the Italian real estate market.
It’s very easy to place an advertisement for renting your own apartment or house (or even a room in the house where you live) for a period from several days to several months on such portals - just register on the site, upload an image of the rental property and add a short description.
The portals also provide a verification system to avoid fraud and disappointment on both sides. A person wishing to rent out a property must provide his/her identification document details, mobile phone number and credit card details.
Immigration through the purchase of real estate in Italy
Have you already bought property in Italy or are you just planning to buy it and need a residence permit? We have developed a special service for obtaining a residence permit when purchasing real estate. This service will also allow you to significantly save on taxes when purchasing a home in Italy.
What do you need to know before renting out your own property for short-term?
Short-term rentals are regulated on the basis of an agreement between the lessor and the tenant; in the case of short-term rentals (for a period of less than a month) there is no requirement to register the agreement with the Tax Inspectorate. It is true that the main control over financial transactions is the intermediary website where the landlord advertises, but there are some rules that must be followed.
The landlord must not deliberately underprice (i.e. charge a premium for providing any additional services to the client if this has not been agreed upon in advance), upload false photos or information about the rental property and, above all, must be kind and courteous during the mediation, answering questions that will undoubtedly come from future clients.
In the case of short-term rentals, you must follow the rules dictated by the municipality where the rental property is located or national legislation.
First of all, if you rent your home short-term, you cannot offer meals or housekeeping to your guests during their stay (you are not the owner of a hotel or agritourism).
To rent real estate for a short period, you do not need a TIN of a legal entity: anyone can rent their house for a period not exceeding 29 days without filling out any documents. But invoices should be saved: the profit that you earn from short-term rental of real estate should be declared to the tax office annually. The tax paid on income received from rental housing is called the single income tax ("cedolare secca") in the amount of 21% of annual earnings.
To receive your rent, the landlord will need to enter your bank details (IBAN) on the website where the advert is posted: your personal information will not be visible to potential clients and will only be used to accredit income.
How much does it cost to list a rental on sites like Airbnb?
In Italy there are about 3,500 different portals offering a service for posting advertisements from individuals. Each of them adheres to different pricing policies.
In particular, if you decide to place your property rental ad on the Wimdu portal, you do not pay anything. The mechanism of the portal is as follows: if you set, for example, a rental price of 50 euros per night, you are guaranteed to receive this amount; the fee for posting an ad lies entirely on the shoulders of the client. Once you have set the price, Wimdu automatically increases it by adding its share (about 12%), so the potential client will see in the “rental cost” field not 50 euros, but 56 euros per day.
Airbnb, on the contrary, works on the principle of collecting a 3% commission from the set price from the landlord, so, for example, if you want to earn 100 euros per night, you need to set the price in the ad at 103 euros “gross”.
The popular portal website Booking.com also offers the opportunity to place an advertisement for short-term rentals, however, for a large number of views from potential clients, the landlord must pay a fairly high percentage (18% commission).
How much can you earn from short-term rentals?
Let's imagine the most modest option. If you rent a room for only four days a month and only receive 20€ per night from a client, your annual earnings will be around 1000€ per year. Of course, this figure will not make you rich, but with this extra money you can pay for some services, avoiding the downtime of real estate that is not constantly used.
According to the latest report on rental prices from the portal Casa.it, for an apartment with four beds in the center of Milan you can get an income of 70 to 150 euros per day, in Rome - from 120 to 300 euros.
The publication Il Sole24 ore has calculated that by renting out a studio apartment in Milan that can accommodate 2 or 3 people under a classic long-term contract, the landlord will receive, on average, 16.6 € of earnings per day, while for short-term rentals the figure increases up to 129 € (43 €, on average, per guest).
In the case of renting a two-room apartment with four or five beds, the short-term rent increases to 168 euros per night, compared to 23 euros for a classic long-term rental.
Is it profitable to invest in real estate today?
A crisis period is a great time to invest in real estate; Currently, the Italian real estate market provides an excellent opportunity for the buyer to purchase real estate for quite little money.
Investing in real estate is definitely worth considering: even in the worst case, by renting it, you will earn more than the paltry 1% offered by your bank on long-term deposits.
You don't need exorbitant amounts to invest: if you have a minimum capital of 50,000 euros, you can start looking for a property to buy and then rent out and earn additional monthly income.
- purchase of commercial real estate;
- participation in the construction of premises;
- acquisition of a ready-made rental business.
The rental business is one of the most profitable investments, because it is passive and does not require active participation from the owner. Already at the time of purchase, it pays for itself by generating income. In addition to profitability, it is reliable. The success of the rental business depends on the property itself, and this issue must be approached as responsibly as possible. You shouldn’t start a business alone; you need to calculate all the risks and find worthy, reliable partners. Our specialists will help you correctly calculate profitability and profitability so that you can profitably buy a ready-made rental business from the owner.
Purchasing a rental business is legally no different from purchasing an existing business. When choosing a property for rent, pay attention to its potential price and the optimal combination of the cost of the property, which depends on the type of tenant. You need to choose those objects that are in real demand. The ideal option is to purchase rental property in a publicly accessible location, in a residential building with a separate entrance on the ground floor. The property is being converted to non-residential use, refurbished and rented out as beauty salons or shops.
The room should be located to the right of the main traffic and overlook a busy street. The rental premises should have convenient transport links and location, high traffic, and there should be no empty competitors’ properties nearby.
Advantages of a ready-made rental business
- Conclusion of long-term contracts. If tenants enter into a contract for several years, then you will avoid downtime of the space and will receive a stable profit.
- No large start-up capital is required. Even if you have invested in repairs, these costs will pay off with long-term rental.
- Utility and repair costs for maintaining the property are passed on to the tenant.
- Minimal risks and labor costs.
- Constant demand for rental properties.
- High income. You can divide the premises into several parts so that it can be rented to different tenants.
We will help you in buying and selling a rental business with a payback period of 5 years. You don't have to take risks or worry about a bad deal. Our company will help you choose the ideal option for doing business!
If you have living space and it is simply idle, you should think about an apartment rental business. Choose the type of apartment rental and earn money!
♦ Capital investments: from 20,000 rubles. (if there is an apartment).
♦ Payback: 8-12% profitability per year (in general – from 10 years).
If you have your own living space or are considering the option of purchasing with a mortgage, it is worth considering apartment rental business.
This will allow you to recoup the purchase costs, as well as earn extra money.
There are two rental options – short-term (daily) and long-term.
Each of them has its own advantages and pitfalls.
It is impossible to say clearly which option is preferable.
You will have to make the choice yourself, after evaluating all the arguments.
Daily or long-term rental: what to choose?
The idea of a long-term rental housing business is as old as the world.
In addition, square meters can be rented out not only for residence, but also for offices.
Short-term rentals are also only gaining momentum. First of all, due to high prices in hotels.
In some situations, living in seemingly cheap hostels still costs more than a rented apartment.
But at the same time, a person gets the opportunity to independently manage his space, his own schedule, and prepare his usual food in the kitchen. And, in general, you can feel at home.
Positive aspects of business
Negative aspects of business
How to start a business renting apartments?
If you have analyzed all the arguments and decided that renting apartments long-term or daily is your business option, you should check the housing for compliance with the requirements.
- The cost of an apartment is influenced, first of all, by its location.
The closer you are to metro stations, the center, and main transport hubs, the more you can ask for it. - The location on the ground floor is considered a disadvantage when renting out meters for living.
But for offices this is the main advantage. - The set that you need to equip an apartment for daily rent is extensive.
This includes towels, a basic set of dishes, a hairdryer, microwave, iron, and washing machine are welcome equipment.
If people stay for a long time, it is assumed that they will arrange comfort for themselves. - An apartment for short-term rental must be under your control at all times.
You are responsible for maintaining cleanliness, putting things in order before each check-in, regularly washing textiles, and replenishing consumables (bagged tea, sugar, garbage bags, toilet paper). - Renting for offices often assumes that you need the absolute minimum - walls, windows, a door and plumbing and sewerage.
Analysis of potential clients
Interesting fact:
Playing music for more than two hours a day is unacceptable to neighboring tenants and amounts to noise - these are the laws governing rental housing in Germany.
For long-term rentals, the range of potential business clients is quite wide. In general terms, it can be represented as solvent people 18-30 years old.
As for renting square meters for offices, the demographics here are also broad.
Actually, the gender and age of the renters in this case will not matter much. The main thing is their occupation – entrepreneurial activity.
But as for the daily rental business, we can distinguish four main categories:
What are the pitfalls of business apartments for daily rent?
- As a rule, when signing a lease agreement, the tenants are asked to provide their passport information - they are asked to make a photocopy or they simply photograph the pages (for short-term rentals).
But the law states that this is prohibited.
And if you accept another, less important document, the risk of being deceived or having damaged property increases even more. - To earn a good reputation and have a regular flow of clients, you constantly need to invest.
In cleaning, washing, improving living conditions and solving various problems.
This must be taken into account when deciding to rent out square meters. - It is difficult to control how decently the residents will behave.
A noisy party can result in problems with neighbors and additional costs for cleaning and even repairs.
In general, residents of old houses are usually quite critical of apartments in which new people constantly appear.
This is especially dangerous if you are renting out your home under less than legal circumstances. - If you decide not to use the services of an intermediary agency, the likelihood of your apartment being idle increases.
But even a realtor, to whom you will pay an average 20% commission, is not a guarantee of a regular influx of tenants.
Additionally, you will have to advertise, and this is another expense item. - The biggest pitfall is the risk of fraud.
Of course, it exists in any field.
But when renting out housing, it is especially high.
However, you should not focus on the worst situations.
It is enough to remain vigilant and careful.
If you are just going to buy an apartment to rent it out and make money from it,
for a successful and profitable purchase:
- You need to know business from the inside.
If you have never rented an apartment, it will be difficult to understand how to effectively rent out yours.
You can rent a house for a day or two in your own city and play the role of a “mystery shopper”.
Assess what the average prices are and how landlords behave. - If you are planning to take out a mortgage on an apartment specifically to rent it out to tenants, it is better to abandon this idea now. The current conditions of economic instability can play a cruel joke on you.
In addition, the overpayment turns out to be too large. - There is no point in starting any business without apartment insurance.
This is especially true for short-term rental space. - If the loading of the apartment has become regular, it makes sense to delegate the washing to the laundry or.
This is an additional expense, but a big time saver. - Do not hesitate to ask questions to potential residents, talk to them, take a closer look.
It is difficult to understand from several conversations what kind of person is in front of you.
But it is often possible to weed out the most suspicious and inappropriate ones. - Set yourself up for the fact that calls at “indecent” times will become the norm for you.
And there is a chance that you will have to call the tenants more than once to solve some problem.
If you are not ready for this, place the responsibilities “on the shoulders” of the agency.
From all of the above, we can conclude that the specific business apartment rental– this is not a “golden” ticket.
In any case, you will have to constantly invest your efforts in its development. Then the earnings will be more or less solid.
Or delegate the solution of all issues to a real estate agency.
In this case, you will have to forget about high earnings, because you will have to pay a rather large commission.
But if there are square meters and for some reason you don’t need them, it makes more sense to rent them out for housing or offices, rather than just leaving them idle.
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