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 di Tanatara Business Avenue atau Alunara BSD Society Hub.
Lantas, apa sebenarnya arti dari dua istilah tersebut dalam investasi properti? Anda bisa mengetahui penjelasan selengkapnya di bawah ini.
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Pengertian ROI & 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
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.
Nah, untuk mengetahui pengembalian investasi, Anda bisa mengukur kecepatan berputarnya aktiva dalam satu periode, terlepas dari hasil ROI positif atau negatif.
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%
Contoh, Anda mencoba peruntungan dengan bisnis properti membuka kos-kosan dengan modal awal yang dikeluarkan adalah Rp30.000.000.
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.
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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 The Accent Apartemen seharga Rp900 juta.
Adapun 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 Rp900 juta
= Rp99 juta
Berdasarkan perhitungan di atas, diketahui tarif sewa pertahun untuk apartemen 2BR di The Accent sekitar Rp99 juta atau Rp8,2 jutaan per bulan.
Jika tarifnya tepat, Anda baru bisa menghitung keuntungan sewa selama satu tahun.
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Masih ada pertanyaan seputar perhitungan bisnis properti?
Tenang, sekarang Anda bisa berdiskusi dengan ahli properti dan pembaca lainnya hanya di forum Teras123.
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