Negocio inmobiliario: un pilar de la recuperación económica

El negocio inmobiliario resulta fundamental para organizar el mercado de la vivienda y producir un comercio eficaz de los distintos tipos de bienes inmuebles que en este circulan. En relación con este fenómeno, https://cuencamirasol.es/ reflexiona sobre la recuperación económica y la actividad inmobiliaria.

El mercado de la vivienda

Según los últimos informes, el mercado de la vivienda en España es uno de los más fuertes de la región. Aparentemente, el precio de las casas nuevas percibió un incremento del seis por ciento de tasa interanual. Por su parte, la vivienda de segunda mano aumentó alrededor de un tres por ciento para el mismo periodo.

El precio de la vivienda libre ronda los tres puntos para la mitad del año, lo que representa un encarecimiento en relación con el año anterior. Dicho aumento fue percibido de manera similar por las distintas comunidades autónomas del territorio, aunque aquellas que dependen del turismo, la hostelería y el hospedaje ha sido un poco más pronunciado.

Los datos que arroja el Índice de Precios de Vivienda parecen corroborar dicha situación y constatar la recuperación completa del mercado. Según Javier, de Cuenca Marisol, este incremento tiene mucho que ver con el incremento de la obra nueva y las casas en construcción, las cuales, asimismo, perciben un aumento en el coste de la mano de obra y materia prima.

Esta tendencia, según referentes en la materia, alcanzó su punto más alto entre abril y junio, y supone una diferencia de dos puntos y medio respecto al año anterior —y la mayor desde el comienzo de la pandemia—; la tasa interanual se disparó un seis por ciento durante el segundo trimestre y este valor representa uno de los más altos en lo que va del año.

Los datos confirman que la obra nueva es la responsable de este incremento, para hacer frente al aumento de la demanda de vivienda ahora que se ha retomado la actividad al cien por ciento, especialmente en las ciudades y grandes centros urbanos en donde el acceso a la vivienda es escaso.

Es por eso por lo que la vivienda de segunda mano se vio encarecida durante el mismo periodo. El aumento de precios representa una tendencia que afecta a todo el mercado residencial en su conjunto. Esto es especialmente cierto en el caso de las viviendas unifamiliares que disponen de ciertas características como son el acceso a los espacios abiertos y las zonas verdes.

A nivel global, las viviendas de segunda mano aumentaron su valor alrededor de un tres por ciento interanual. Este fenómeno supera con creces las proyecciones del año anterior, que aseguraban que la recesión económica haría muy difícil la recuperación del mercado. El mismo sector inmobiliario parece reconocer la solidez de la actividad y advierte que el aumento de precios seguirá siendo una tendencia durante los próximos años.

En sentido macroeconómico, esto se explica gracias al ahorro acumulado de gran parte de la clase media durante la pandemia, la cual se vio obligada a reducir su actividad y gastar menos. La gran demanda de vivienda además responde a la nueva relación de las personas con el hogar durante la pandemia y el aislamiento prolongado —muchas de ellas continúan trabajando de manera remota—.

La regulación del alquiler: las desigualdades en el mercado inmobiliario

Si bien el mercado y los registros de compraventa y arrendamiento parecen subir a la vez que aumenta el valor de las propiedades y el consumidor medio recupera su actividad y poder adquisitivo, lo cierto es que una aplicación diferenciada de la llamada Ley de la Vivienda puede producir desequilibrios y perjudicar la misma oferta.

Según se advirtió por medios y especialistas del sector, esta Ley representa una presión de gran envergadura en el mercado y en su capacidad para autogobernarse. En efecto, le impide producir soluciones a las condiciones económicas reales entre la oferta y la demanda. De hecho, muchos expertos aseguran que esto puede abrir una brecha de desigualdad que puede perjudicar significativamente el buen rendimiento que este sector comporta para con la economía en general.

Por su parte, el sector inmobiliario advierte que el mercado español es heterogéneo y complejo y que una legislación como la propuesta por el Gobierno representa una gran amenaza a la capacidad operativa del sector y, principalmente, al acceso a la vivienda por parte de los y las ciudadanas. Esto es especialmente cierto en el caso de los centros urbanos, donde los precios y la escasez condicionan la posibilidad de acceder a una vivienda de calidad.

Entre las principales críticas que el sector hace a la Ley, es que deja a cargo de cada comunidad y ayuntamiento la tarea de determinar las principales medidas asociadas con la implementación de esta normativa en cada mercado particular. De esta manera, el tope a los precios a grandes propietarios o la penalización por la vivienda ociosa termina perjudicando en rendimiento de la demanda y por lo tanto el acceso a las propiedades.

La idea detrás de esta medida es reducir la especulación y fomentar condiciones de arrendamiento más favorables para la persona promedio. Sin embargo, el resultado es contrario porque la oferta termina por retraerse y, al mismo tiempo, se perjudica sobremanera la prestación hotelera y el ocio en los grandes centros turísticos del país.

En resumen, la legislación propuesta, si bien busca atender a un problema de fondo, falla en la ejecución ya que el estrés de su aplicación condiciona al mercado y, eventualmente, termina trasladándose al consumidor, quien enfrenta condiciones más duras como resultado y un aumento en el valor nominal de las propiedades. Según trascendió durante las últimas semanas, la desigualdad en el acceso no se origina en el mercado inmobiliario, sino que allí se percibe con mayor claridad.

Sector inmobiliario y un estándar para la actividad

Frente a este panorama, los referentes del sector reivindican su actividad como fundamental para dar abasto a la enorme demanda que se percibe con la reactivación económica. No solo desde el punto de vista de la vivienda, sino en todos los ámbitos de la economía. Desde el desarrollo urbano hasta el alquiler comercial, las agencias inmobiliarias constituyen en España —y especialmente en sus principales ciudades como Madrid, Barcelona o Valencia— un sector altamente profesionalizado.

Cuenca Marisol (C&M), una de las agencias de mayor trayectoria en el mercado valenciano, señala que la actividad consiste en varios niveles de servicio. Según la agencia, al tratarse de una práctica comercial y de gestión privada, dependerá siempre del prestador elegido y el tipo de contrato firmado.

En el caso de la agencia, esto incluye el tratamiento integral del proceso de compraventa de una propiedad o la administración completa del inmueble arrendado. Si bien no en todos los casos se contrata para la totalidad de las tareas que esto incluye, la agencia dispone de la capacidad de asumirlo.

Por otro lado, esta empresa presenta ciertas áreas de especial interés en su actividad: esto es, la compraventa de edificios históricos o residenciales y las soluciones de mercado necesarias para su acondicionamiento. Esto incluye edificios de oficina y también aquellos con inquilinos.

La agencia además dispone de una cartera de soluciones financieras con las que asiste a sus clientes en caso de disponer de un presupuesto parcial tanto para la compra como para renovación de una propiedad. Por lo general, los préstamos hipotecarios suelen ofrecer el ochenta por ciento del valor total de la propiedad, por lo que los solicitantes deben disponer del veinte por ciento restante para acceder al préstamo.

Por otro lado, agencia como esta disponen de carteras de clientes y propiedades que les permite a eventuales compradores el acceso a un mercado de calidad, y viceversa. Automáticamente, las propiedades puestas en venta con agencias de este tipo se encuentran revalorizadas por las demás propiedades que la inmobiliaria tiene en venta.

Asimismo, es común en el sector que las agencias como C&M se ocupen de manera íntegra de la gestión integral del proceso de compraventa. Esto incluye la cotización del bien, la negociación de las ofertas y condiciones del contrato, así como los requerimientos legales de la operación. En cuanto a este último punto, dependiendo del bien y de la actividad en que se inscriba —alquiler comercial, residencial, venta, etc.— el asesoramiento es uno de los servicios más buscados por ciertos clientes.

Las agencias suelen encargarse de promover activamente las propiedades de su catálogo y del acondicionamiento estético para su presentación al público. Por el mismo motivo, son las encargadas de coordinar las visitas y mostrar las propiedades, así como de mantenerlas en condiciones durante el tiempo que estas se encuentren en venta.

Respecto a la venta, Cuenca Marisol advierte que su éxito se encuentra en su experiencia y conocimiento del mercado; consiste en una valoración eficaz del precio de la propiedad para optimizar el tiempo de venta en función de la demanda que el bien suscité. Esto resulta fundamental, ya que, mientras más tiempo pase la propiedad en venta, más gastos representará para la persona su mantenimiento.

Finalmente, agencias como C&M se encargan de supervisar la tramitación completa de la operación y el registro del contrato de compraventa ante notario público. En caso de asistir a la compra, además se ocupa de verificar el estado de la propiedad, que no disponga de cargas fiscales ni deudas financieras y que su adquisición sea lo más ágil y segura posible.

Perspectivas de crecimiento

El sector inmobiliario se encuentra muy desarrollado en los grandes centros urbanos del país. Mientras tanto, el mercado crece de manera estable y pareja a lo largo del territorio —aunque en algunas comunidades más que en otras—. Frente a este panorama, los especialistas en la materia señalan que se trata de un momento idóneo para invertir y obtener grandes réditos.

En el caso de la compraventa, el aumento en el valor de los inmuebles es uno de los más altos en el último tiempo y se pueden superar si se encomiendan a agencias de perfil comercial. La gran demanda de viviendas unifamiliares favorece al vendedor, mientras que el ahorro acumulado durante la pandemia y la imperiosa necesidad de acceder a viviendas de calidad estimula a los compradores, quienes, finalmente, adquieren un bien cuyo valor se espera aumente de manera lenta pero segura durante los próximos años.

La tendencia alcista y la reactivación económica, sin embargo, condiciona a los sectores de ingresos medios en las grandes ciudades y regiones turísticas, en donde se debe competir con capital extranjero y un mercado más competitivo. El asesoramiento inmobiliario y financiero, en este sentido, se vuelve un requerimiento casi obligatorio para conseguir un buen rendimiento del presupuesto.

En cuanto al coste de contratar dichos servicios, en operaciones de envergadura como es la compra de una vivienda unifamiliar, esta suele representar una movilización de recursos importante para la familia media. Por eso, contratar a una inmobiliaria representa un gasto marginal en el contexto de la operación. En sentido contrario, la falta de conocimiento del mercado puede retrasar considerablemente el proceso de compraventa y resultar, a la larga, más caro de lo que hubiera resultado contratar a una inmobiliaria.

Otro tanto ocurre con el bien inmueble dedicado a la actividad comercial o administrativa: la multiplicación de emprendimientos y las medidas de fomento para la recuperación económica favorece el arrendamiento y la adquisición de este tipo de bienes desde muchos sectores de la producción, el comercio, el turismo y, especialmente, en el alquiler de oficinas.

En efecto, el alquiler de oficinas en España representa una rentabilidad media de alrededor del once por ciento sobre el total de la inversión. Se trata de un mercado muy lucrativo que anticipa la rentabilidad conjunta del mercado inmobiliario en general y la estabilidad del sector. Esto es especialmente cierto en los centros comerciales y administrativos más grandes.

Finalmente, en el ámbito tanto de la construcción y la obra nueva como también en el del turismo y la hostelería, se percibe una gran circulación de capital destinado a la reapertura de las actividades y la rentabilización de las propiedades que habían permanecido ociosas durante la pandemia. Este fenómeno es, para muchos especialistas, uno de los indicadores más claros para proyectar que la tendencia de crecimiento económico que atraviesa el país continuará en el futuro próximo.

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