Agencia de saneamiento y creación de suelo urbano para proyectos inmobiliarios
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2021-11-25
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Pontificia Universidad Católica del Perú
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Resumen
El presente trabajo tiene como propósito demostrar que la renovación urbana de
predios depreciados por la ocupación precaria o por el mismo desgaste del tiempo resulta un
modelo de negocio atractivo, toda vez que, con la metodología adecuada, se controlen los
riesgos y de esa manera se genera valor compartido entre quien genera la oportunidad, el
inversionista desarrollador inmobiliario y la población beneficiaria.
La propuesta en concreto es encontrar predios que tengan diversos problemas para ser
parte del mercado inmobiliario formal y convertirlos en atractivos. Estos problemas pueden
ser de índole legal, arquitectónica o social. Para cada caso, un equipo multidisciplinario pone
en valor el predio, llega a acuerdos con los propietarios, con los posesionarios (de existir) y
con las autoridades competentes para crear un proyecto inmobiliario económica y
financieramente viable, responsable a nivel social y, entonces, atractivo para la inversión.
La presente agencia de creación de suelo urbano (se identifica suelo que actualmente
no sea parte del mercado y se ‘creamos’) elabora expedientes técnicos que abarcan, desde los
derechos de propiedad y la factibilidad económica, hasta las licencias de construcción y los
contratos de compraventa de bien futuro con los actuales posesionarios precarios o
potenciales clientes. Con esto, la toma de decisión de los clientes, los desarrolladores
inmobiliarios, estará basada en información clara y resultados atrayentes.
Tal como ha demostrado el análisis realizado, la operación que la agencia propone es
financieramente viable, generando un valor actual neto (VAN) positivo de aproximadamente
US$ 400,000, generando valor por encima de la inversión inicial estimada de US$ 300,000, y
una tasa interna de retorno (TIR) de 60.01%, ampliamente superior a la rentabilidad mínima
exigida por inversionistas de 10.34%, medida por el costo promedio ponderado de capital
(WACC). Se tiene plena confianza en que esta metodología aporta soluciones a un problema
concreto: la falta de oferta inmobiliaria para la clase media baja, y lo hace con el propósito de
generar capacidades y mejorar la calidad de vida de la gente desde la propiedad.
The purpose of this work is to demonstrate that the urban renovation of properties depreciated by precarious occupation or due to the wear and tear over time is an attractive business model, since, with the appropriate methodology, risks are controlled and in this way generates shared value between the person who generates the opportunity, the real estate developer investor and the beneficiary population. The specific proposal is to find properties that have various problems to be part of the formal real estate market and make them attractive. These problems can be legal, architectural or social in nature. For each case, a multidisciplinary team values the property, reaches agreements with the owners, with the possessors (if any) and with the competent authorities to create an economically and financially viable, socially responsible real estate project and, then, attractive for investment. The present agency for the creation of urban land (land that is currently not part of the market is identified and it is 'created') prepares technical files that cover, from property rights and economic feasibility to construction licenses and construction contracts. sale of future assets with current precarious owners or potential clients. With this, the decision-making of the clients, the real estate developers, will be based on clear information and attractive results. As the analysis carried out has shown, the operation that the agency proposes is financially viable, generating a positive net present value (NPV) of approx. US $ 400,000, generating value above the estimated initial investment of US $ 300,000, and a rate internal return (IRR) of 60.01%, well above the minimum return required by investors of 10.34%, measured by the weighted average cost of capital (WACC). There is full confidence that this methodology provides solutions to a specific problem: the lack of real estate supply for the lower middle class, and it does so with the purpose of generating capacities and improving the quality of life of people from the property.
The purpose of this work is to demonstrate that the urban renovation of properties depreciated by precarious occupation or due to the wear and tear over time is an attractive business model, since, with the appropriate methodology, risks are controlled and in this way generates shared value between the person who generates the opportunity, the real estate developer investor and the beneficiary population. The specific proposal is to find properties that have various problems to be part of the formal real estate market and make them attractive. These problems can be legal, architectural or social in nature. For each case, a multidisciplinary team values the property, reaches agreements with the owners, with the possessors (if any) and with the competent authorities to create an economically and financially viable, socially responsible real estate project and, then, attractive for investment. The present agency for the creation of urban land (land that is currently not part of the market is identified and it is 'created') prepares technical files that cover, from property rights and economic feasibility to construction licenses and construction contracts. sale of future assets with current precarious owners or potential clients. With this, the decision-making of the clients, the real estate developers, will be based on clear information and attractive results. As the analysis carried out has shown, the operation that the agency proposes is financially viable, generating a positive net present value (NPV) of approx. US $ 400,000, generating value above the estimated initial investment of US $ 300,000, and a rate internal return (IRR) of 60.01%, well above the minimum return required by investors of 10.34%, measured by the weighted average cost of capital (WACC). There is full confidence that this methodology provides solutions to a specific problem: the lack of real estate supply for the lower middle class, and it does so with the purpose of generating capacities and improving the quality of life of people from the property.
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Proyectos inmobiliarios--Administración, Responsabilidad social
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