경매 입찰 전 수익성 알아내는 법
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이 때문에 권리가 복잡하게 얽혀 있는 물건의 낙찰가율은 점점 낮아지는 경향이 있다. 소유자가 점유하거나 빈집 상태의 경매와 같이 권리·물건 상 ‘깨끗한 물건’이 상대적으로 늘어나고 있다.
경매를 통해 값싸게 낙찰 받기 위해서는 입찰 전 미리 수익률을 검토한 후 충분한 수익이 예상될 때에만 입찰해야 한다. 매각에 부쳐진 경매물건의 서류나 자료, 입찰 전 탐문을 통해 입찰 경쟁이 심하지 않을 것으로 예상되고 저평가된 경매물건, 낙찰 후 추가비용이 들어가지 않고 쉽게 권리를 이전받을 수 있는 물건을 고르는 게 관건이다. 한편 난이도가 있는 소위 하자 물건을 저가에 매입해 정상화한 후 매각하면 그만큼 수익률을 높일 수 있다.
매각자료 4종 세트는 기본 체크사항
경매 매각에 따르는 기본 자료를 꼽으라면 등기부등본과 감정평가서, 현황조사서, 매각물건명세서를 든다. 이들 서류를 일컬어 경매의 4종 세트라 하는 데 경매 입찰에서 반드시 확인해야 하는 필수 서류들이다. 이들 자료를 바탕으로 경매 입찰에 있어 투자 가부를 결정한다. 유찰이 잦아 아무리 최저가가 싸더라도 등기부 상 또는 세입자의 보증금을 인수해야 한다면 경매투자는 실패할 수밖에 없다. 위험한 경매물건인데다 추가비용을 물어줘야 해서다.
등기부는 부동산의 이력서이다. 부동산에 설정된 권리, 변동내용이 등재돼 행간을 살피면 값싸게 사는 정보를 습득할 수 있다. 경매 물건의 경우 부동산의 가치보다 현저하게 낮게 담보권이 설정된 경우 중개업소에 값싸게 급매물로 나와 있을 가능성이 높다. 시세보다 턱없이 적은 저당권 설정 시 소유자가 급매물로 처분하려는 의사가 강하다. 또 경매 진행 중간에 취하·취소돼 닭 쫓던 개 지붕 쳐다보는 격으로 바뀌는 경우도 많다.
감정평가서는 꼼꼼히 살필수록 유리하다. 경매가격 산정의 기초자료인데다 감정 시점에 따라 가격이 제각각이다. 시세보다 낮게 감정된 물건의 경우 유찰횟수가 적어도 큰 차익을 거둘 수 있다. 저평가된 물건은 시세에 비해 저가에 낙찰 받을 가능성이 크다. 감정서는 입찰자의 이해를 도울 수 있도록 감정가 산출 근거와 가격에 관한 의견, 내부구조, 사진 등을 첨부한다. 감정서는 부동산의 가치를 산정하는 중요한 서류이다.
매각물건명세서와 현황조사서는 임대차 현황을 체크하고 수익성을 판단하는 자료이다. 매각물건명세서에서는 임대차 내용과 함께 낙찰자가 인수해야 할 권리를 확인한다. 현황조사서에는 부동산의 현황과 임대차계약 내용이 기재돼 있다. 임차인의 보증금이 많은 부동산이면 임대 시 투자 금액 회수율이 높다. 경매에 부쳐진 부동산은 임차인이 임대료, 계약기간 등을 신고하게 돼 있는데 이 권리를 확인함으로써 임대수익률을 가늠할 수 있다.
매각 서류에서 돈 되는 ‘정보’를 캐라
경매입찰에서 최우선적으로 챙겨야 할 것은 경매 매각서류이다. 법원 매각공고 및 대법원 경매정보, 사설 경매정보 등을 이용해 입찰 물건을 탐색하는 것이 중요하다. 관할 법원이나 여러 채널을 통해 경매사건 입찰에 대한 정확한 매물정보부터 알아내고 최근 거래시세와 매각가, 매각경쟁률을 사전에 체크해 봐야 한다. 또 특별매각 내용과 물건의 변동내역 등을 충분히 숙지하는 것 역시 탐색과정에서 중요한 부분이다.
인근 매각물건 사례는 관심을 갖고 있는 유사 경매물건에 몇 명의 경쟁자들이 입찰에 참여해 어느 정도 금액에 낙찰됐는지를 확인할 수 있어 예상 낙찰가와 감정가 대비 수익률을 쉽게 가늠할 수 있다. 매각 사례는 3~6개월과 1년 단위까지 물건 수와 평균 감정가, 매각가와 유찰횟수를 확인할 수 있다. 매각 사례는 간접적인 낙찰경험을 통해 수익률 예측과 낙찰 후 활용 가능성을 따져볼 수 있는 유용한 정보다.
입찰 전 인터넷 자료를 통해 경매물건의 수익률 예측은 훨씬 쉬워졌다. 현장을 가보지 않고 매각서류만으로 수익률을 검토할 수 있기 때문에 충분한 시간을 할애해 다양한 서류와 자료들을 검토하는 것이 좋다. 객관적인 시세를 파악하려면 국토교통부 실거래가시스템을 통해 최근 매매가를 알아낼 수 있다. 경매정보 사이트의 현장조사보고서나 소상공인진흥원의 상권분석프로그램 또한 경매의 수익률 분석을 극대화하는 데 도움을 준다.
경매투자에서 수익을 높이려면 매각서류 외에도 정보 수집을 다양화하고 투자자 본인의 실력과 경험을 바탕으로 미리 수익률을 검토해 본 후에 입찰하는 전략이 필요하다.
경매정보는 여러 루트를 통해 다양화하면 잘못된 경매정보를 바르게 습득할 수 있어 크로스체크가 필요하다.
법원의 매각서류나 대법원 경매정보의 경우 수시로 권리에 대한 정보가 바뀔 수 있기 때문에 입찰 전 수익에 영향을 미치는 각종 자료를 미리 체크해 보는 것도 중요하다.
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