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Hayoo...Pilih Bisnis Sewa Rumah atau Kos?
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B
isnis menyewakan atau mengontrakkan rumah dengan bisnis indekos atau kos-kosan sama-sama memiliki permintaan cukup tinggi. Rumah sewa sangat diminati di kawasan yang tengah berkembang, sementara rumah kos laris manis di kawasan yang berdekatan dengan kawasan perbelanjaan, pusat perkantoran, dan kampus. Pengamat properti Panangian Simangungkalit dalam bukunya "Rahasia Menjadi Miliarder Properti" memaparkan kelebihan dan kekurangan bisnis rumah sewa dan rumah kos. Apa saja? 

Rumah Sewa

Selain tingginya permintaan, rumah yang disewakan memiliki capital gain jangka panjang atau lebih dari lima tahun. Biasanya, capital gain rumah sewa secara rata-rata lebih tinggi dari tanah kosong. Sebab, rumah sewa telah memiliki manfaat langsung. Setelah lima tahun, bila Anda memutuskan untuk tidak menjualnya, maka rumah bisa disewakan.

 

Untuk harga rumah yang disewakan, misalnya senilai Rp 600 juta, bisa disewa dengan harga Rp 30 juta per tahun atau 5 %. Setahun kemudian, bila keadaan ekonomi tidak memburuk, harga sewa rumah bisa dinaikkan sekitar 10% - 15% persen.

Namun, jika kawasan tersebut padat, maka kenaikan nilai sewa bisa mencapai 15%. Maka, harga sewanya menjadi Rp 45 juta per tahun.

 

Kenaikan sewa properti akan diikuti kenaikan nilai tanah. Jika nilai properti sudah naik 15% dari harga semula Rp 600 juta, maka nilainya menjadi Rp 690 juta. Nilai Rp 90 juta atau selisih harga ketika Anda menawarkan di pasar sebelum disewakan dalam setahun inilah yang disebut dengan capital gain.

 

Kekurangan berbisnis rumah kontrakan adalah capital rate-nya tergolong rendah, hanya 3%-5%. Ini dikarenakan rumah memiliki luas tanah lebih luas dibandingkan bangunannya.

 

Berbeda dari ruko yang memiliki luas bangunan lebih luas dari tanahnya, dalam bisnis ini yang dihitung menghasilkan adalah bangunannya bukan tanahnya. Karena itu, investasi sewa rumah merupakan investasi jangka panjang.

 

Kekurangan lainnya pada jangka waktu penyewaan relatif pendek, tergantung kondisi dan lokasi rumah serta siapa penyewanya. Bila berbisnis rumah sewa, Anda harus selektif dalam memilih penyewa yang baik. Rumah bisa cepat rusak, bila penyewa ternyata kurang bertanggung jawab.

 

Rumah kos

Keuntungan investasi rumah kos arau indekos dapat diperoleh dalam jangka panjang atau lebih dari lima tahun. Capital gain untuk rumah kos lebih tinggi bila dibandingkan investasi tanah kosong dan rumah sewa. Alasannya, karena rumah kos tidak hanya sekedar sebagai tempat tinggal tetapi menyediakan pula jasa atau servis.

 

Rumah kos memiliki cap rate 5% - 7% persen dibandingkan rumah sewa. Pasalnya, usaha ini mesti memiliki manajemen seperti tukang cuci dan setrika, atau manajemen membatasi waktu kunjungan khususnya terjadi di rumah kos khusus wanita.

 

Memang, meskipun keuntungannya menggiurkan, rumah kos juga memiliki kekurangan. Pertama, pemilik rumah harus menyiapkan manajemen yang bertugas membuat peraturan sampai melayani kebutuhan para penyewa. Karena membutuhkan perhatian lebih, maka pemilik kos kadang harus menyewa orang khusus untuk melayani dan mengawasi para penyewa.

 

Risiko kedua, tak semua penyewa bisa berlaku disiplin membayarkan uang kos. Umumnya ini terjadi, karena penyewa belum memiliki penghasilan sendiri misalnya mahasiswa. Lalu, risiko ketiga, bisnis ini akan tutup apabila "magnet" seperti kampus atau mal akan pindah.


Kompas.com - Natalia Ririh - http://properti.kompas.com/read/2012/03/13/16102125/Hayoo.Pilih.Bisnis.Sewa.Rumah.atau.Kos.

 

 
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