{"id":496233,"date":"2023-03-20T12:22:03","date_gmt":"2023-03-20T09:22:03","guid":{"rendered":"https:\/\/alegria-realestate.com\/?p=496233"},"modified":"2025-08-14T21:35:21","modified_gmt":"2025-08-14T18:35:21","slug":"how-to-calculate-the-return-on-investment-in-real-estate-in-spain","status":"publish","type":"post","link":"https:\/\/alegria-realestate.com\/cs\/articles\/how-to-calculate-the-return-on-investment-in-real-estate-in-spain","title":{"rendered":"Jak vypo\u010d\u00edtat n\u00e1vratnost investice do nemovitost\u00ed ve \u0160pan\u011blsku?"},"content":{"rendered":"<p>N\u00e1vratnost investic do nemovitost\u00ed ve \u0160pan\u011blsku je prvn\u00ed v\u011bc\u00ed, kterou chce ka\u017ed\u00fd <a href=\"https:\/\/alegria-realestate.com\/ru\/service\/investing-in-property-in-spain\">investor<\/a> , mal\u00fd i velk\u00fd, v\u011bd\u011bt. Pr\u00e1v\u011b ziskovost nemovitosti slou\u017e\u00ed jako kl\u00ed\u010dov\u00fd ukazatel platnosti a vhodnosti investic. M\u00edra ziskovosti ur\u010duje ekonomickou atraktivitu konkr\u00e9tn\u00ed nemovitosti pro investora a n\u00e1vratnost investice. Chcete-li vypo\u010d\u00edtat n\u00e1vratnost investice do nemovitost\u00ed ve \u0160pan\u011blsku, mus\u00edte nejprve odhadnout mo\u017en\u00fd p\u0159\u00edjem z n\u00ed a pot\u00e9 vypo\u010d\u00edtat ziskovost:<\/p>\n<ul>\n<li> P\u0159\u00edjem bude vyj\u00e1d\u0159en v absolutn\u00edch hodnot\u00e1ch, v p\u0159\u00edpad\u011b \u0160pan\u011blska \u2013 v eurech. Nap\u0159\u00edklad 10 000 EUR za rok nebo 100 000 EUR za rok.<\/li>\n<li> V\u00fdnos bude naopak vyj\u00e1d\u0159en v relativn\u00edch hodnot\u00e1ch \u2013 \u201eX\u201c % ro\u010dn\u011b. \u010c\u00edm vy\u0161\u0161\u00ed je kone\u010dn\u00fd v\u00fdsledek, t\u00edm l\u00e9pe.<\/li>\n<\/ul>\n<p> Z rentability lze vypo\u010d\u00edtat p\u0159ibli\u017enou dobu n\u00e1vratnosti investice.<\/p>\n<h2> Z\u00e1kladn\u00ed vzorce pro v\u00fdpo\u010det n\u00e1vratnosti investice do nemovitosti ve \u0160pan\u011blsku<\/h2>\n<p style=\"text-align: center;\"> <em><strong>Ziskovost = \u010cist\u00fd ro\u010dn\u00ed zisk \/ N\u00e1kupn\u00ed cena * 100 %<\/strong><\/em><\/p>\n<ul>\n<li> Kupn\u00ed cena zahrnuje kupn\u00ed cenu, ve\u0161ker\u00e9 dan\u011b a v\u00fddaje spojen\u00e9 s transakc\u00ed, jako\u017e i n\u00e1klady na opravy, za\u0159\u00edzen\u00ed a vybaven\u00ed dom\u00e1cnosti.<\/li>\n<li> \u010cist\u00fd p\u0159\u00edjem zahrnuje v\u00fdnosy z pron\u00e1jmu minus provozn\u00ed n\u00e1klady a mo\u017en\u00e9 ztr\u00e1ty, stejn\u011b jako spl\u00e1tky \u00fav\u011bru, pokud bylo pro n\u00e1kup vy\u017eadov\u00e1no financov\u00e1n\u00ed t\u0159et\u00ed stranou.<\/li>\n<\/ul>\n<p> Doba n\u00e1vratnosti v letech se vypo\u010d\u00edt\u00e1 pomoc\u00ed inverzn\u00edho vzorce:<\/p>\n<p style=\"text-align: center;\"> <strong><em>N\u00e1vratnost = N\u00e1kupn\u00ed n\u00e1klady\/\u010cist\u00fd ro\u010dn\u00ed zisk<\/em><\/strong><\/p>\n<p> V p\u0159\u00edpad\u011b, \u017ee nemovitost nen\u00ed kupov\u00e1na za \u00fa\u010delem pron\u00e1jmu, ale za \u00fa\u010delem dal\u0161\u00edho prodeje, je vzorec pro v\u00fdpo\u010det v\u00fdnosu n\u00e1sleduj\u00edc\u00ed: V\u00fdnos = Zisk investice\/N\u00e1kupn\u00ed cena * 100 % Zisk investice je rozd\u00edl mezi prodejn\u00ed cenou a kupn\u00ed cenou se zohledn\u011bn\u00edm v\u0161ech dodate\u010dn\u00fdch v\u00fddaj\u016f a dan\u00ed.<\/p>\n<h2> Co ovliv\u0148uje ziskovost a dobu n\u00e1vratnosti nemovitost\u00ed ve \u0160pan\u011blsku?<\/h2>\n<p> Investice do nemovitosti ve \u0160pan\u011blsku za \u00fa\u010delem dal\u0161\u00edho prodeje nevyvol\u00e1v\u00e1 \u017e\u00e1dn\u00e9 zvl\u00e1\u0161tn\u00ed ot\u00e1zky: mus\u00edte nemovitost koupit co nejlevn\u011bji, investovat do n\u00ed co nejm\u00e9n\u011b a n\u00e1sledn\u011b ji prodat za co nejvy\u0161\u0161\u00ed cenu. V\u0161e z\u00e1le\u017e\u00ed na tro\u0161e \u0161t\u011bst\u00ed a aktu\u00e1ln\u00ed situaci na trhu. S nemovitostmi zakoupen\u00fdmi ve \u0160pan\u011blsku za \u00fa\u010delem pron\u00e1jmu je to trochu slo\u017eit\u011bj\u0161\u00ed. P\u0159i dlouhodob\u00e9m pron\u00e1jmu zva\u017ete:<\/p>\n<ul>\n<li> Riziko setk\u00e1n\u00ed s neplat\u00edc\u00edm n\u00e1jemcem;<\/li>\n<li> N\u00e1klady hrazen\u00e9 majitelem (kv\u00f3ty bytov\u00e9ho dru\u017estva, ro\u010dn\u00ed da\u0148 z nemovitosti, poji\u0161t\u011bn\u00ed nemovitosti atd.)<\/li>\n<li> Nep\u0159edv\u00eddan\u00e9 v\u00fddaje (porucha elektrick\u00e9ho za\u0159\u00edzen\u00ed nezavin\u011bn\u00e1 n\u00e1jemcem, nepl\u00e1novan\u00e9 opravy bytov\u00fdm dru\u017estvem apod.)<\/li>\n<\/ul>\n<p> P\u0159i kr\u00e1tkodob\u00e9m pron\u00e1jmu zva\u017ete:<\/p>\n<ul>\n<li> Nerovnom\u011brn\u00e9 zat\u00ed\u017een\u00ed po cel\u00fd rok;<\/li>\n<li> \u0161kody na majetku nekryt\u00e9 kauc\u00ed;<\/li>\n<li> Nadm\u011brn\u00e1 spot\u0159eba vody, plynu a elekt\u0159iny dle faktur;<\/li>\n<li> V\u00fd\u0161e uveden\u00e9 ostatn\u00ed b\u011b\u017en\u00e9 a vedlej\u0161\u00ed v\u00fddaje.<\/li>\n<\/ul>\n<p> A samoz\u0159ejm\u011b se v obou p\u0159\u00edpadech zohled\u0148uj\u00ed <a href=\"https:\/\/alegria-realestate.com\/ru\/service\/mortgage-in-spain\">hypote\u010dn\u00ed<\/a> kv\u00f3ty, pokud byla nemovitost nebo nemovitosti koupeny na \u00fav\u011br, provize realitn\u00edch kancel\u00e1\u0159\u00ed a realitn\u00edch kancel\u00e1\u0159\u00ed, poplatky za pr\u00e1vn\u00ed zastoupen\u00ed za p\u0159\u00edpravu n\u00e1jemn\u00edch smluv a dal\u0161\u00ed podobn\u00e9 v\u00fddaje. Jak\u00e9koli dodate\u010dn\u00e9 n\u00e1klady a ztr\u00e1ty zvy\u0161uj\u00ed dobu n\u00e1vratnosti nemovitost\u00ed ve \u0160pan\u011blsku. Kone\u010dn\u00fd v\u00fdsledek bude st\u00e1le p\u0159ibli\u017en\u00fd, proto\u017ee R\u016fst inflace, indexaci n\u00e1jm\u016f, zm\u011bny situace na trhu a v d\u016fsledku toho i n\u00e1klady na bydlen\u00ed a v\u0161echna mo\u017en\u00e1 rizika lze jen t\u011b\u017eko zohlednit n\u011bkolik let dop\u0159edu. V ka\u017ed\u00e9m p\u0159\u00edpad\u011b se ziskovost investic do nemovitost\u00ed ve \u0160pan\u011blsku obvykle srovn\u00e1v\u00e1 s v\u00fdnosnost\u00ed bankovn\u00edch vklad\u016f. A v\u00fdb\u011br bude v\u017edy ve prosp\u011bch nemovitosti.<\/p>\n<h2> N\u00e1vratnost investice do r\u016fzn\u00fdch typ\u016f nemovitost\u00ed ve \u0160pan\u011blsku<\/h2>\n<p> P\u0159edpov\u011bdi na aktu\u00e1ln\u00ed rok:<\/p>\n<ul>\n<li> N\u00e1kupn\u00ed centra byla a z\u016fst\u00e1vaj\u00ed nejziskov\u011bj\u0161\u00edmi ve \u0160pan\u011blsku. V roce 2023 se p\u0159edpokl\u00e1d\u00e1 jejich v\u00fdnos na \u00farovni 6-6,5 % ro\u010dn\u011b. Na stejn\u00e9 \u00farovni je bydlen\u00ed v presti\u017en\u00edch oblastech Madridu a Barcelony, stejn\u011b jako studia a mal\u00e9 byty v historick\u00fdch centrech t\u011bchto m\u011bst.<\/li>\n<li> Na druh\u00e9m m\u00edst\u011b jsou rezidence pro d\u016fchodce a studentsk\u00e9 bydlen\u00ed (popt\u00e1vka po t\u011bchto nemovitostech rok od roku rychle roste) \u2013 4,7-5 % ro\u010dn\u011b.<\/li>\n<li> Na t\u0159et\u00edm m\u00edst\u011b jsou kancel\u00e1\u0159sk\u00e1 a obchodn\u00ed centra, stejn\u011b jako bydlen\u00ed na hlavn\u00edch ulic\u00edch a v centrech velk\u00fdch m\u011bst a na prvn\u00ed linii mo\u0159e v rekrea\u010dn\u00edch oblastech &#8211; 4,5-4,8% ro\u010dn\u011b.<\/li>\n<li> Na \u010dtvrt\u00e9m m\u00edst\u011b jsou v\u0161echny ostatn\u00ed reziden\u010dn\u00ed nemovitosti \u2013 3,8-4,5 % ro\u010dn\u011b.<\/li>\n<li> A kupodivu nejvy\u0161\u0161\u00ed ziskovost mohou vykazovat reziden\u010dn\u00ed nemovitosti um\u00edst\u011bn\u00e9 v m\u00e9n\u011b obl\u00edben\u00fdch oblastech: ni\u017e\u0161\u00ed po\u0159izovac\u00ed cena ve v\u00fdpo\u010dtech uk\u00e1\u017ee vy\u0161\u0161\u00ed ziskovost, a\u017e o 8-9 % ro\u010dn\u011b.<\/li>\n<\/ul>\n<p> Celkov\u011b se n\u00e1vratnost investic do nemovitost\u00ed ve \u0160pan\u011blsku za posledn\u00ed desetilet\u00ed m\u00edrn\u011b sn\u00ed\u017eila, a to kv\u016fli rostouc\u00edm cen\u00e1m a inflaci. V roce 2023 se v\u0161ak o\u010dek\u00e1v\u00e1 op\u011btovn\u00fd r\u016fst tohoto ukazatele v d\u016fsledku prudk\u00e9ho n\u00e1r\u016fstu popt\u00e1vky po n\u00e1jemn\u00e9m v roce 2022 (p\u0159edev\u0161\u00edm dlouhodob\u00e9ho) a odpov\u00eddaj\u00edc\u00edho n\u00e1r\u016fstu cen n\u00e1jemn\u00e9ho. Pokud jde o reziden\u010dn\u00ed nemovitosti, nejziskov\u011bj\u0161\u00ed jsou garsonky a apartm\u00e1ny s 2-3 lo\u017enicemi. Prvn\u00ed jsou vyu\u017e\u00edv\u00e1ny p\u0159edev\u0161\u00edm jako turistick\u00e9 ubytov\u00e1n\u00ed a studentsk\u00e9 byty. Jsou um\u00edst\u011bny v centrech velk\u00fdch m\u011bst nebo v bl\u00edzkosti univerzit a zaji\u0161\u0165uj\u00ed trvale vysokou popt\u00e1vku. Druh\u00e9 jsou ur\u010deny k dlouhodob\u00e9mu pron\u00e1jmu a zaru\u010duj\u00ed nejni\u017e\u0161\u00ed fluktuaci n\u00e1jemc\u016f, zejm\u00e9na pokud se nach\u00e1zej\u00ed v oblastech s dobrou dopravn\u00ed a komer\u010dn\u00ed infrastrukturou, v bl\u00edzkosti d\u011btsk\u00fdch vzd\u011bl\u00e1vac\u00edch center.<\/p>","protected":false},"excerpt":{"rendered":"<p>N\u00e1vratnost investic do nemovitost\u00ed ve \u0160pan\u011blsku je prvn\u00ed v\u011bc\u00ed,\u2026<\/p>\n","protected":false},"author":19,"featured_media":496235,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1,73],"tags":[],"class_list":["post-496233","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-articles","category-property-in-spain"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.7 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ 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