부동산 ‘고수님’의 세계
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작성자 짱알이 작성일13-10-24 09:54 조회24,171회 댓글127건관련링크
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싱글이 안 되는 가장 큰 이유는 제대로 된 스윙을 하지 못하기 때문이다. 스윙이 잘못 돼 있으니 아무리 연습하고 필드 나가도 실력이 늘지 않는 게 당연하다. 제대로 된 선생을 만나 올바른 스윙을 익혀보라. 지금보다 거리도 훨씬 더 나가고 공은 똑바로 살아 움직인다. 당신도 싱글이 될 수 있다. 그런데 제대로 된 선생이 어디 있는 거야?
부동산도 마찬가지다. 돈을 벌기 위해 세미나도 참석해보고 학원도 다녀본다. 매주 돈 될 만한 장소를 찾아 서울 시내를 돌아다녀보기도 한다. 틈날 때마다 인터넷을 뒤지고 뉴스에도 촉각을 곤두세운다. 지인들로부터 정보를 탐문하기도 하고 직장 동료들의 재테크 얘기에 귀를 쫑긋 세워본다. 경매 하면 돈 벌 것 같아 경매학원에도 다녀보고 NPL(부실채권)이 돈 된다 하니까 그리로 우루루 몰려간다.
그럼에도 항상 뒷북만 치고 손해만 본다. ‘에이, 나는 재수가 없어. 부동산에 소질이 없나 봐’ 하며 포기하고 만다. 그게 아니다. 당신은 하수이기 때문에 고수의 세계를 알 수 없었던 것이다. 돈을 벌고 싶으면 고수가 어떻게 돈을 버는지 알아차리는 것이 급선무다. 아니면 당신은 하수의 세계, ‘레드 오션’에서 계속 버벅거릴 수밖에 없다.
한창 인기가 있는 세종 시 분양에서도 하수와 고수의 세계는 극명하게 갈린다. 세종 시는 교통, 쇼핑 등 기반시설이 확대되면서 투자자들의 관심을 유발하고 있다. 2012년 전국에서 땅값이 가장 많이 오른 곳이 세종 시였던 점으로 미루어 앞으로는 수익형부동산 등의 투자수요도 지속될 것이다.
이러한 모습을 증명하듯 최근 오피스텔 분양의 인기는 하늘을 찌르고 있다. 대우건설의 ‘세종 시 푸르지오 시티 2차’가 청약접수 결과 평균 66.4대 1의 경쟁률을 기록했고, 우석건설이 분양한 ‘더 리치 호수의 아침’은 평균 57대 1의 경쟁률을 보였다. 특히 ‘호수의 아침’ 최고 인기 평형의 경우에는 무려 397대 1의 경쟁률을 기록했다.
세종 시 오피스텔이 인기 있는 이유는 임대수익률이 높기도 하지만 프리미엄에 의한 단기차익이 가능하기 때문이다. 당첨만 되면 최소 1,000만 원에서 2,000만 원까지 시세 차익이 보장되므로 부동산 시장 침체로 투자할 만한 물건이 없는 시점에서 투자자들의 관심을 불러일으킨 것이다.
하지만 그래봤자 레드 오션의 세계다. 당첨되기도 어렵지만 당첨된다 한들 취득세, 양도세 내고 남아봤자 별개 없다. 부동산 먹이 사슬에서 돈 있는 사람들이 다 해 먹고 남은 고기를 개미들이 서로 갖겠다고 덤빈 격이기 때문이다.
분양 시장에서의 먹이사슬을 보면 지주-전주-시행사-시공사-분양대행사-당첨자-매수자1-매수2,3,4,5.....이런 구조로 돼 있다. 땅 가진 자와 돈을 댄 자가 가장 많이 먹고, 그 다음이 시행사, 시공사, 분양대행사 순으로 가져간다. 그러니 분양가가 얼마나 부풀려 있는지 짐작할 만하다.
그럼에도 서로 당첨되려고 기를 쓴다. 당첨되면 매수자보다는 좀 벌지만 그래봤자 위 먹이사슬에 비하면 조족지혈이다. 그런 다음 당첨자로부터 산 물건을 매수자들이 산다. 그리고 가격이 오르길 기다리고 기도하고 기원한다. 죽은 자식 부랄 만지기다. 오를 리도 없지만 올라봤자 새 발의 피다. 이미 고수님들이 다 가져갔기 때문이다. 그래서 고수님들의 세계를 블루 오션이라 하고, 하수들의 세계를 레드 오션이라 한다.
바둑에서 하수와 접바둑을 두는 고수는 하수를 갖고 논다. 하수의 다음 착점을 알기 때문에 쉽게 지질 않는다. 골프도 마찬가지다. 아무리 핸디캡을 준다 한들 내기를 하면 하수가 고수를 이기기는 거의 불가능하다. 고수의 샷은 일관성이 있지만 하수의 샷은 왔다 갔다 하기 때문이다. 부동산도 그렇다. 하수의 세계는 작은 먹이 하나에 많은 사람들이 서로 피를 흘리며 싸우지만, 고수의 세계는 조용히 큰 파이를 독차지한다.
세종 시 오피스텔에서 신문광고를 보고 당첨되기 위해 청약하는 시장이 바로 하수의 세계, 레드 오션의 전쟁터다. 정보가 완전 공개돼 있기 때문에 경쟁은 치열할 수밖에 없고, 이미 고수들이 가져가고 남은 찌꺼기를 두고 싸우기 때문에 먹을 게 없다. 세종 시에서 오피스텔을 지을 수 있는 중심상업지구의 땅을 사거나 시행할 수 있는 돈줄이 바로 고수의 세계다. 그래야 먹을 게 충분하다.
돈이 없어 땅을 살 수 없다? 시행할 능력이 없다? 혹 이렇게 반문하는 사람이 많을 것이다. 하수이니 고수의 세계를 알 수가 없다. 부동산 투자는 자기 돈으로 하는 게 아니다. 남의 돈으로 하는 것이다. 그런 것을 펀드라고도 하고 PF라고도 한다. 펀드도 대기업이 다 해먹고 조금 남는 것을 투자자에게 주는 공모펀드라는 게 있고, 투자자들이 제대로 먹을 수 있는 사모펀드라는 게 있다. 고수들은 바로 이런 돈줄을 찾아서 여기에 끼어들려고 한다.
물론 하수가 처음부터 이런 곳에 끼어들기는 어렵다. 주변에 이런 돈줄을 움직이는 고수들이 있을 리도 없고 혹 있다 해도 그 머리로는 이해가 안 되므로 겁이 나서 투자할 수가 없다. 고수들은 ‘하이 리턴, 하이 리스크’를 선호하지만 하수들은 ‘하이 리턴, 로우 리스크’를 찾고 있다. 고수들은 냉철한 판단과 신중한 조사로 리스크를 극복하지만, 하수들은 로우 리스크를 찾고 있으니 평생 찾지도 못할뿐더러 찾았다 해도 사기만 당한다. 그러니 은행에 안전하게 돈을 넣어두고 돈을 썩히고 있다.
처음부터 고수가 못되면 중수부터 될 수도 있다. 세종 시에서 치열한 경쟁을 뚫고 당첨되려 하지 말고 확실한 이익이 보장되는 오피스텔이나 상가를 선분양 받는 것이다. 좋은 위치를 선점할 수 있을 뿐만 아니라 광고하는 물건들에 비해 분양가가 저렴하므로 수익률이 높다. 물론 그런 정보를 얻기 힘들다는 건 안다. 하지만 발품과 노력으로 찾아낼 수도 있다. 블루 오션의 세계가 무엇인지 안다는 것만으로도 당신은 하수에서 벗어나 중수, 고수가 될 수 있다.
언제까지 골프에서 보기플레이를 면하지 못할 것인가? 싱글로 가고 싶으면 제대로 된 스윙을 가르쳐주는 고수를 만나라. 그러려면 주변의 친구들의 말에 귀를 닫고 연습장 프로들의 가르침을 멀리 하라. 프로를 가르치는 프로를 만나라.
부동산에서 진정 돈을 벌고 싶다면 블루 오션에서 노는 고수를 만나라. 그 고수는 당신 주위에는 없다. 인터넷을 뒤져도 없고 매스컴에서는 더더욱 나타나지 않는다. 고수를 만나고 싶은가. 지금까지 가졌던 고정관념을 버리고 고수를 찾아 나서라. 당신의 노력과 정성이 당신을 고수의 곁으로 가게 할 것이다.
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