Ringkasan Artikel:
- Perhitungan bisnis properti dapat dilakukan dengan dua metode utama, yaitu ROI (Return on Investment) dan cap rate (Capitalization Rate).
- ROI digunakan untuk mengukur efisiensi investasi dengan membandingkan keuntungan bersih terhadap modal yang dikeluarkan.
- Cap rate membantu investor memperkirakan potensi pendapatan dari aset properti berdasarkan nilai properti dan penghasilan operasional.
- Metode ini bisa diterapkan pada berbagai instrumen properti, mulai dari kos-kosan, apartemen, hingga ruko komersial.
Perhitungan bisnis properti adalah hal yang mesti diketahui jika Anda ingin mengetahui keuntungan investasi.
Ada dua pendekatan yang bisa ditempuh jika ingin menghitung keuntungan bisnis properti yakni ROI atau return of investment dan cap rate.
Dengan mengetahui perhitungan itu, Anda jadi tidak akan ragu lagi apabila ingin berbisnis properti dengan cara membeli ruang usaha.
Lantas, apa sebenarnya arti dari dua istilah tersebut dalam investasi properti? Anda bisa mengetahui penjelasan selengkapnya di bawah ini.
Apa Itu ROI dan Cap Rate?
ROI merupakan indikator penting untuk menghitung perbandingan profit dan dana investasi.
Singkatnya, ROI (return of investment) adalah pengukuran efisiensi investasi dengan membandingkan laba bersih, dengan modal yang telah diinvestasikan.
ROI dapat digunakan untuk menghitung banyaknya modal yang hilang selama investasi, serta pengembalian. Itulah pengertian dari ROI.
Sementara itu, cap rate (capitalization rate) adalah perhitungan untuk pendapatan operasional bersih, yang nilai asetnya direkap secara tahunan untuk menentukan potensi pengembalian investasi.
Rumus yang digunakan untuk mendapatkan nilai aset tersebut adalah:
- Tingkat kapitalisasi (cap rate) = Penghasilan Operasional Bersih : Harga Pembelian
Adapun kisaran cap rate sendiri telah ditentukan secara umum, yakni:
- Lahan kosong: (0,5% – 2%)
- Rumah sewa: (3% – 5%)
- Ruko dan rukan: (6% – 9%)
- Kios dan toko: (5% – 10%)
- Apartemen dan kondominium: (7% – 12%)
Baca juga:
5 Langkah Bisnis Properti Modal 100 Juta
Apa Faktor-Faktor yang Memengaruhi ROI?
Ada beberapa faktor yang dapat memengaruhi untung-rugi ROI. Faktor ini mesti diketahui agar Anda bisa melihat profitabilitas dalam mengukur keuntungan.
Profit Margin
Profil margin adalah perbanding pendapatan terhadap penjualan.
Hasilnya didapatkan dari penjualan bersih dikurangi harga pokok, lalu dibagi dengan penjualan bersih.
Faktor profit margin digunakan untuk mengontrol kebutuhan operasional.
Tingkat Perputaran Aktiva
Aktiva adalah aset investasi yang dapat memberikan pemasukan per periodenya.
Hal ini termasuk juga dalam bisnis properti yang disewakan.
Salah satu contohnya adalah unit komersial di Alunara BSD Society Hub, yang berada di kawasan BSD City.
Sebagai properti komersial, ruko seperti Alunara berpotensi menghasilkan pendapatan rutin dari biaya sewa apabila berhasil terisi oleh tenant.
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Nah, untuk mengetahui pengembalian investasi, Anda bisa mengukur kecepatan berputarnya aktiva dalam satu periode, terlepas dari hasil ROI.
Bagaimana Cara Melakukan Penghitungan ROI dan Cap Rate?
Contoh Perhitungan Bisnis Properti Pertama
Berikut adalah contoh perhitungan ROI untuk bisnis kos-kosan. Rumus perhitungan labanya:
ROI = ((Pendapatan Penjualan – Modal Bisnis) : Biaya Investasi Awal) x 100%
Misalnya, Anda membeli sebuah unit di New Alesha, BSD City yang kemudian disewakan pada orang lain.
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Katakanlah modal yang dikeluarkan adalah Rp30.000.000 untuk mengisi furniture dan kebutuhan lainnya.
Lalu, setelah beberapa bulan kosan itu menghasilkan pendapatan Rp38.000.000.
Jadi, keuntungan investasi kos-kosan yang Anda dapatkan sebesar Rp8 juta.
Maka, perhitungan ROI yang benar adalah:
ROI = ((Rp38 juta – Rp30 juta) / Rp30 juta) x 100%
= (Rp8 juta / Rp30 juta) x 100%
= 0,26 x 100%
= 26%
Akhirnya diketahui, tingkat ROI dari bisnis kos-kosan yang Anda geluti adalah sebesar 26%.
Agar lebih mudah dalam perhitungan modal, sebaiknya biaya promosi dan biaya lainnya dijadikan satu.
Contoh Perhitungan Bisnis Properti Kedua
Contoh perhitungan bisnis properti lainnya adalah dengan dengan menghitung jangka waktu balik modal.
Misalnya, Anda ingin bisnis kos-kosan 12 pintu, yang satu kamarnya berukuran 3×4 meter persegi.
Setelah menghitung, akhirnya Anda mendapatkan perkiraan biaya membangun kos-kosannya adalah Rp150 juta.
Biaya itu diperoleh berdasarkan kalkulasi harga tanah yang akan dibangun dan juga bangunan fisiknya.
Nantinya, apabila Anda menyewakan satu kamar seharga Rp1,5 per bulan, maka perhitungan untuk mengetahui waktu balik modalnya adalah dengan menggunakan rumus berikut:
Waktu Balik Modal = Total Biaya/Modal : Biaya Sewa 1 Bulan
= Rp150 juta : Rp1,5 juta
= 100 bulan atau 8 tahun 4 bulan
Melalui perhitungan tersebut, diketahui perkiraan waktu kapan balik modal bisnis kos-kosan Anda.
Kemudian, setelah semua modal didapatkan kembali, akan ada kenaikan harga sekitar Rp1,8 juta per bulan agar mendapatkan ROI tinggi.
Contoh Perhitungan Bisnis Properti Ketiga
Jika menggunakan cap rate, Anda bisa menentukan harga tarif sewa dengan tepat.
Contohnya, Anda ingin bisnis properti dengan menyewakan apartemen unit 2BR di Casa de Parco, BSD City.
Adapun, asumsi nilai jual dari apartemen itu memiliki cap rate sekitar 7%-12%.
Lantaran apartemen berada di lokasi premium, nilai cape rate-nya bisa mencapai 11%.
Maka, rumus perhitungannya adalah sebagai berikut:
Tarif Sewa (Rupiah/Tahun) = Nilai Properti (Rupiah) x Capitalization Rate (%)
Tarif sewa = 11% x Rp1,31 miliar
= Rp144,1 juta per tahun
Jika dihitung per bulan:
Rp144,1 juta ÷ 12 = Rp12.008.333
Jadi, berdasarkan perhitungan tersebut, tarif sewa per tahun untuk apartemen 2BR di Casa de Parco sekitar Rp144,1 juta, atau sekitar Rp12 juta per bulan.
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Tabel Ringkasan Perhitungan Bisnis Properti
| Metode Perhitungan | Penjelasan |
|---|
| ROI | Mengukur tingkat keuntungan investasi berdasarkan laba bersih dibanding modal awal |
| Cap Rate | Mengukur potensi pengembalian aset berdasarkan pendapatan operasional bersih |
| Profit Margin | Menghitung efisiensi operasional melalui selisih pendapatan dan biaya |
| Perputaran Aktiva | Mengukur kecepatan aset menghasilkan pemasukan dalam periode tertentu |
| Balik Modal | Menghitung estimasi waktu pengembalian modal dari hasil sewa |
| Tarif Sewa | Menentukan harga sewa properti berdasarkan nilai aset dan cap rate |
FAQ Perhitungan Bisnis Properti
Apa itu ROI dalam bisnis properti?
ROI atau Return on Investment adalah metode untuk mengukur keuntungan investasi dengan membandingkan laba bersih terhadap modal yang telah dikeluarkan.
Apa itu cap rate dalam investasi properti?
Cap rate atau Capitalization Rate adalah indikator untuk melihat potensi pengembalian investasi properti berdasarkan pendapatan operasional dan nilai aset.
Mana yang lebih penting, ROI atau cap rate?
Keduanya sama penting. ROI membantu mengukur profit investasi, sedangkan cap rate membantu menilai potensi pendapatan dari aset properti.
Apakah ROI bisa digunakan untuk menghitung bisnis kos-kosan?
Bisa. ROI sering digunakan untuk menghitung keuntungan investasi kos-kosan, rumah kontrakan, apartemen, maupun properti komersial lainnya.
Berapa cap rate yang bagus untuk properti?
Cap rate yang ideal berbeda-beda tergantung jenis properti. Untuk apartemen umumnya berada di kisaran 7%–12%, sedangkan ruko biasanya 6%–9%.
Baca juga:
Ingin Sukses? 8 Strategi Bisnis Properti Ini Bisa Anda Coba
Masih ada pertanyaan seputar perhitungan bisnis properti?
Tenang, sekarang Anda bisa berdiskusi dengan ahli properti dan pembaca lainnya hanya di forum Teras123.
Tinggal daftar untuk membuat akun, maka Anda sudah bisa bertanya apa pun seputar topik properti, gratis!
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