“En 2015 veremos una bajada de precios en zonas con sobreoferta o sin apenas demanda”

Un ligero incremento en el número de ventas (sustentado en cliente extranjero y costa); la estabilidad de precio en zonas consolidadas de Costa del Sol, Baleares, Madrid y Barcelona; y, por último, una bajada de precio en aquellas zonas con sobreoferta o sin apenas demanda. Son las tendencias que Darío Fernández, recientemente nombrado director de Suelo, Urbanismo y Residencial de JLL, cree que seguirá el mercado residencial en 2015, tras un periodo necesario de consolidación previo a la recuperación.

¿Cree que estamos ya en situación de normalización de precios y que en breve comenzará la tendencia al alza tras ocho años de bajada continuada?

Como criterio general en estos momentos solo se aprecia una fase de estabilización. Por ello el detalle de posibles subidas respecto a precios se concretará solo en algunas zonas; tenemos que considerar que en algunas zonas incluso pueden seguir produciéndose descensos. En aquellas donde existe sobreoferta y no hay demanda lo normal es que sigan  decreciendo. En términos generales, entendemos que la tendencia para 2015 será la estabilidad aunque es posible que se dé un ligero decrecimiento. Los mercados en general experimentan ciclos, la particularidad de nuestro sector es que se produjo un fenómeno, el boom inmobiliario, que lo hizo muy acentuado, lo que ha hecho mucho más lenta esa recuperación o ese cambio de ciclo. Factores como la  reaparición de  la figura del inversor (tanto privado como institucional), el hecho de que ladrillo se percibe en nuestro país como algo seguro y se convierte en una alternativa frente a otras inversiones o el escaso desarrollo de alquiler,  también ayudan  a la recuperación del mercado y a esa estabilidad de precios, siempre teniendo muy presente la localización y el hecho de que algunos mercados seguirán experimentando ajustes. 

 

¿Cómo analiza la situación con respecto al stock de viviendas acumulado en esta última década?

 Es razonable que precio y demanda tengan una correlación. Igualmente existen zonas de alto volumen de stock, con poca o nula demanda, con promociones que respondían a criterios más de demanda momentánea o de expectativa financiera que a un criterio razonable promotor. Todo ese stock, que es amplio, perdurará en el tiempo, puede que incluso bastante más allá de una recuperación económica del país. Serían casi “fallidos” inmobiliarios.  Será lo contrario en otras áreas, con demanda natural, y donde estos años de fuerte crisis han provocado ajustes y consumo del stock casi a cero, que van a experimentar falta de viviendas en venta y potenciales subidas de precios. Es necesario tener presente que el proceso de la promoción inmobiliaria es lento tanto a nivel de planeamiento como en lo referente a licencias, ejecución de obras, etc. Desde el momento en que se perciba falta de stock hasta la entrega de nuevas unidades pueden pasar dos años; esa carencia de oferta temporal es la que mejorará los precios, si bien este efecto se limitará a puntos concretos de la geografía.

 

¿Qué opinión le merecen los últimos movimientos de la Sareb y si cree que está jugando el papel dinamizador que se le presuponía?

 En contra de muchos artículos de opinión que vemos, pensamos que la labor es francamente positiva y de gran trascendencia en el proceso de estabilización del mercado. Sareb  entró en un momento en el mercado en que era imprescindible orden en los miles de activos del Frob y regulación de la numerosa oferta; ha tenido que realizar una labor titánica de análisis de activos. Los que esperaban resultados inmediatos no conocen la idiosincrasia de este negocio. Sareb está aportando un trabajo muy necesario, ha parado una sangría que podía quebrar el sistema inmobiliario y financiero español, y realiza una labor que se prolongará en el tiempo.

Hasta la fecha hemos contemplado como los fondos ‘buitre’ se han aprovechado de la situación haciéndose con carteras inmobiliarias a precio de saldo. Parece que ahora están empezando a entrar fondos de inversión con una estrategia de permanencia durante años en nuestro país. ¿Qué información maneja al respecto?

 No vemos ese concepto claro: el fondo oportunista, que es mal llamado “buitre”, no es un enemigo del sector; es alguien que está dispuesto a entrar en una situación de riesgo en su inversión a cambio de un mayor beneficio. También se arriesga a perder mucho si entra en un mercado inestable, y evidentemente este era el escenario en España hace cuatro o cinco años. Estos fondos dan paso cuando la situación se estabiliza a otros, más conservadores, que estudian inversiones con menos rentabilidad en escenarios de menor volatilidad de la inversión. Es un signo magnífico la concurrencia de fondos de perfil más conservador y el cierre de menos operaciones por los oportunistas puros. Es un signo inequívoco  de una cierta estabilización del sector, pero sobre todo de una mejora en la confianza de los mercados en España.

 

¿Cree que se están dando ya las bases para una recuperación del mercado residencial?

En relación a los préstamos hipotecarios, la buena noticia es  que ya no sólo se da financiación a  los inmuebles de las propias entidades, sino que además algunas de estas están empezando a conceder hipotecas a inmuebles de terceros y volviendo a uno de sus nichos de negocio tradicionales. No obstante, el optar a esas hipotecas no es tan sencillo como antes y las entidades calibran mucho más el riesgo. Esto se traduce en muchos casos en diferenciales altos para los clientes. En lo que respecta  a la aparición de nuevas promociones, desde nuestro punto de vista es muy positivo, ya que supone la reactivación de un mercado, el del suelo, que ha estado desaparecido durante años y, lentamente, sale del letargo.

La expectativa de “recuperación de mercado residencial” es también subjetiva; muchos esperan unos procesos productivos que no responden al tamaño del país, como en los años 2005 a 2007, lo que resulta tan irreal como indeseable. Sí debemos pensar en la recuperación como la estabilización de un sector que responda a la necesidad real de consumo de vivienda de una población. Este escenario es viable, no así el anterior a la crisis; sin embargo, parece que aún falta consolidación en estos indicadores para poder hablar de recuperación.

 

 ¿Cómo se sustanciará esa recuperación en cuanto a submercados (costa, segunda residencia, zonas geográficas, etc…) y a plazos?

 El sector inmobiliario es muy heterogéneo. Cada mercado y submercados son únicos, llegándose a encontrar importantes divergencias no sólo dentro de una misma población según el rango de producto en relación al precio. Existen municipios con stock de precio medio y bajo con subidas en el precio del mercado de lujo por falta de producto. La tendencia será la estabilidad, pero esta estabilidad no significa que no sigan produciéndose ajustes. En nuestra opinión, las  zonas prime pueden repuntar levemente y las zonas muy consolidadas de grandes ciudades mantendrán su precio. En relación a Costa, podemos hablar del mismo efecto en determinadas localizaciones de  la Costa del Sol y Baleares. La subida de adquisiciones de clientes extranjeros es una tendencia muy acentuada en los dos últimos años, lo que confirma que no solo los grandes fondos perciben España como un mercado de oportunidades y finalmente estable, es que los clientes internacionales particulares también lo perciben así.

 

Haga una previsión para 2015 de número de viviendas vendidas y de alteración del precio de venta.

 Creo que el mercado se asentará sobre tres tendencias: un ligero incremento en el número de ventas (sustentado en cliente extranjero y costa); la estabilidad de precio en zonas consolidadas de Costa del Sol, Baleares, Madrid y Barcelona; y, por último, una bajada de precio en aquellas zonas con sobreoferta o sin apenas demanda.

CURRICULO VITAE

Darío Fernández Palacios es abogado. Sin embargo, ha desarrollado toda su carrera profesional en el sector inmobiliario en empresas españolas e internacionales de reconocido prestigio. Fue socio director en Prime Inversiones Inmobiliarias, empresa dedicada a la comercialización en exclusiva de producto residencial para grandes promotoras y entidades financieras. Trabajó también como director/gerente de Unema y Unión Seis, como asesor para la empresa inmobiliaria Huaguang Group en su oficina de Shanghai y fue delegado de Vallehermoso en Granada y Almería, entre otros cargos de responsabilidad.

 

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