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Habitat: La bulle immobilière privée risque d'éclater - Algerie360
Le marché de l’immobilier privé semble gagné par la déprime sous l’effet combiné des programmes publics de l’habitat, des prix excessivement élevés des logements proposés par les promoteurs privés ainsi que des effets de la crise économique.
Ce ralentissement commence à se traduire par un début de réduction des prix proposés aussi bien par les propriétaires que par les promoteurs immobiliers, alors que la location gagne, en revanche, du terrain.
Depuis ces derniers mois, d’aucuns constatent une profusion sans précédent d’annonces publicitaires lancées par les promoteurs privés pour écouler leurs logements neufs.
« Les différents programmes publics de réalisation de logements (AADL, LPP…) ont eu un impact certain sur l’activité des promoteurs immobiliers privés », souligne à l’APS un promoteur immobilier à Oran et ancien président de l’Union nationale des promoteurs immobiliers (UNPI), Larbi Chemmam.
« Ces programmes publics ont poussé certains promoteurs privés à réduire leur cadence, mais il faut dire que les promoteurs les plus vulnérables sont généralement les moins professionnels », relève-t-il.
Une baisse des prix de 30 à 40% attendue à court terme
Dans ce sens, le président de la Fédération nationale des agences immobilières (FNAI), Abdelhakim Aouidat, observe que depuis le début de l’année 2015, les prix du logement ont baissé de 10%, et si la situation se poursuit au même rythme, cette baisse pourrait être de l’ordre de 30 à 40% d’ici à quelques mois.
Cette tendance baissière représente, selon lui, un ajustement naturel des prix qui ont atteint des seuils exagérément élevés, provoquant une baisse brutale de la demande.
« Les différents programmes de logements lancés par le gouvernement et le fait que beaucoup de demandeurs se soient rabattus sur la location sont des facteurs favorisant la baisse des prix de cession », estime-t-il.
Selon lui, un logement coûte actuellement, en moyenne, cinq fois plus que sa vraie valeur, en pointant du doigt les acteurs informels de l’immobilier qui contrôlent, avance-t-il, 80% du marché.
Dans la plupart des pays du monde, poursuit-il, le prix du terrain représente 30% de la valeur du bâti, alors qu’en Algérie, le terrain coûte jusqu’à 10 fois le prix du bâti à cause de la spéculation, tandis qu’en raison des prix relativement stables des matériaux de construction, la spéculation sur le prix du bâti est plus difficile.
Pour un autre agent immobilier, la cherté des logements amène de plus en plus les gens à se rabattre sur la location pour laquelle une forte demande est exprimée.
Concernant le foncier, ce sont surtout les grands terrains qui connaîtront probablement une baisse de prix, contrairement aux petites parcelles, et ce, du fait que les grands terrains se trouvent principalement en dehors des grandes villes alors que peu de gens souhaitent quitter les grands centres urbains.
Plusieurs agents immobiliers considèrent que la lutte contre le marché informel est l’une des actions prioritaires à engager en vue de mettre de l’ordre dans le marché.
Dans ce sens, ils proposent que ne soient officialisées que les transactions supervisées par un agent immobilier agréé.
En fait, l’explosion des prix de l’immobilier dans les grandes villes, entamée il y a une quinzaine d’années, est étroitement liée à l’ouverture de l’économie du pays: l’implantation de nombreuses sociétés étrangères en Algérie a poussé de nombreux propriétaires à louer ou à vendre des locaux au prix fort: « Un véritable effet de contagion s’en est suivi et les prix de l’immobilier ont flambé », affirment-ils.
Mais dans le sillage de la crise financière de 2008 qui a touché les pays occidentaux, les sociétés étrangères installées en Algérie ont commencé à investir moins et la demande sur les locaux a commencé à fléchir.
Tendance vers la thésaurisation pour les bourses moyennes
Le ralentissement du marché de la promotion immobilière privée est aussi dû à d’autres facteurs dont la réticence des acquéreurs potentiels à l’acquisition en raison de la crise financière que traverse le pays.
« Beaucoup de gens préfèrent ne pas dépenser leur argent, craignant de s’exposer aux risques générés par la baisse des prix du pétrole », selon M. Chemmam.
De surcroît, expliquent d’autres promoteurs, des détenteurs de l’argent informel, qui avaient l’habitude d’investir dans l’immobilier, commencent, chez certains, à se détourner progressivement de ce créneau à la faveur de la mesure de la loi de finances complémentaire 2015 qui leur permet de bancariser leur argent contre une taxation forfaitaire.
S’ajoute également l’autre mesure introduite par le décret exécutif de juin dernier rendant obligatoire, depuis juillet 2015, le paiement par chèque ou tout autre moyen de paiement scriptural toutes les transactions dépassant le seuil de cinq (5) millions DA pour les transactions immobilières.
Avec l’impact de l’ensemble de ces facteurs, « les promoteurs immobiliers ont dû réduire leur marge bénéficiaire, la demande n’étant plus au niveau d’avant », observe M. Aouidat.
Les différents programmes de logements lancés par les pouvoirs publics, conjugués à d’autres facteurs « poussent certains promoteurs immobiliers à changer de stratégie », avance M. Rim, promoteur immobilier à Alger. « Il n’y a aucun doute sur le fait que la demande sur les logements a baissé ces dernières années, et que les prix pratiqués par les promoteurs immobiliers vont sensiblement baisser durant les deux à trois années à venir », pronostique-t-il.
D’après lui, les promoteurs immobiliers se préparent à une nouvelle phase dans laquelle ils proposeront leurs logements à la location plutôt qu’à la vente.
« D’ici deux ou trois ans, il ne sera plus rentable pour les promoteurs immobiliers de vendre. La location s’imposera comme la meilleure solution face à la concurrence des programmes de logements publics », table-t-il. « En ce qui me concerne, j’ai dû réduire les prix de 18% par rapport à ceux que je pratiquais il y a deux ans. Beaucoup d’autres promoteurs ont ressenti les effets de la baisse de la demande », admet une autre promotrice immobilière.
Par Ahmed GASMIA (APS)