Publié le par NaG@8133

Ces start-ups qui redonnent vie aux maisons abandonnées

Photo　AC

Selon l’institut de recherche NOMURA, il existe en 2019, 19.55 millions de maisons abandonnées (*) au Japon. Ce chiffre a plus que doublé en vingt ans. L’institut de recherches FUJITSU a estimé quant à lui que la proportion des maisons vides représentait 13.5% des 57 millions de logements habitables de l’archipel en 2013. La préfecture de Yamanashi est celle qui concentre le plus de maisons vides qui représentent 17.2 % de l’ensemble des logements. Au rythme de croissance actuelle, à l’horizon 2030 un logement sur quatre sera inoccupé. Autant de raisons qui encouragent de nombreuses start-ups à mettre en liaison les offres et les demandes. Paradoxalement, celles-ci n’ont jamais tari grâce au dynamisme du marché des locations meublées.  

La collecte et la vente des données

Les start-ups ont été les premières à s’engouffrer dans la brèche ouverte par ce nouveau business modèle initié par Air BnB. Certaines se sont spécialisées dans la collecte des données sur les maisons vacantes pour les revendre aux entreprises de rénovation et aux agences immobilières.

C’est le cas de la société Akidas qui emploie cinquante salariés à Tokyo et Osaka.   Ses employés, transformés sur le terrain en de véritables chasseurs de maisons vides, identifient discrètement celles-ci à partir des signes apparentes d’inoccupation comme l’état des compteurs électriques et des boîtes aux lettres. Ces informations sont ensuite transmises via une application auprès des enquêteurs qui les complètent avec le nom des propriétaires après consultation des cadastres locaux. La base de données ainsi constituée recense aujourd’hui près de 30 000 biens inoccupés. Elle est accessible aux professionnels de rénovations et de l’immobilier moyennant un abonnement mensuel de 100 000 JPY à 150 000 JPY (800 à 1200 EUR) .

Les spécialistes de rénovations

Certaines jeunes poussent opérant sur le marché des biens d’occasion peuvent à la fois exercer le métier du spécialiste de rénovation et celui d’agent immobilier. M.Hiroyuki OGURA est PDG de la société Haptic mais aussi de son versant commercial, Goodrooms. Le premier donne une seconde vie aux maisons laissées à l’abandon et le second les propose aux locataires. A partir des plans standardisés et d’un système d’achat centralisé des matières premières, M. OGURA vante la réussite de son business model avec une réduction de 20% sur le coût global des travaux. Il affirme que 60% des biens rénovés trouvent preneurs avant la fin des rénovations, et de conclure que « l’investissement est facilité si on a l’assurance de trouver des locataires ».

 Les start-ups se vendent davantage comme fournisseur de solutions pour optimiser les logements vacants qu’en agents immobiliers traditionnels.  C’est le cas de la plateforme de l’entreprise Airyflow qui met en relation les propriétaires des maisons d’occasion et les acquéreurs potentiels de celles-ci. Depuis son lancement en 2015 la plateforme a enregistré plus de 90 ventes concrétisées et a empoché de confortables frais, fixés selon le montant de la transaction.

Faible taux de marge

Tout n’est pas rose sur le marché des maisons d’occasion car dans un pays où les gens préfèrent les logements neufs en premier lieu, le taux de marges est bas en raison des risques de catastrophes naturelles comme les séismes.

 Selon l’analyse du professeur M. Hidetaka YONEYAMA de l’institut de recherches NOMURA, il y aura tout de même, « de plus en plus de maisons d’occasion de qualité qui répondent aux normes antisismiques récentes ».

La croissance des jeunes pousses dépend donc du dynamisme du marché des logements d’occasion qui nécessite de grandes quantités d’informations fiables et régulièrement mises à jour. La clé de réussite réside dans la capacité à dénicher les biens à fort potentiel susceptible de réduire les coûts de fonctionnement.

(*) En raison de l’éclatement de la cellule familiale traditionnelle au profit des foyers nucléaires les offres de logements nouveaux ont été supérieures au nombre de foyers depuis cinquante ans. Avec la généralisation des foyers nucléaires, la tendance ne ralentira pas malgré le vieillissement de la population. La fiscalité japonaise est aussi une des raisons qui explique l’augmentation des maisons abandonnées. Outre le coût élevé de l’impôt sur la succession qui décourage souvent les jeunes japonais à hériter les maisons de leurs parents, l’impôt foncier est multiplié par six en cas de destruction des maisons faute d’occupants

(Source NIKKEI 11/02/2019 スタ－トアップが機動力、芽吹く新市場）

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