ESTUDIO DE MERCADO DE UN PROYECTO DE INGENIERÍA EN LA RAMA INMOBILIARIA DEL TIPO RESIDENCIAL DE LA CIUDAD DE MARACAY: HACIA LA SOLUCIÓN MULTIFAMILIAR PARA EL SIGLO XXI.

    

5(3Ò%/,&$'(9(1(=8(/$  81,9(56,'$'1$&,21$/(;3(5,0(17$/32/,7e&1,&$ $1721,2-26e'(68&5(  9,&(55(&725$'2/8,6&$%$//(520(-Ë$6  '(3$57$0(172'(,1*(1,(5Ë$,1'8675,$/         

(VWXGLRGH0HUFDGRGHXQ3UR\HFWRGH,QJHQLHUtDHQOD 5DPD,QPRELOLDULDGHOWLSR5HVLGHQFLDOGHODFLXGDGGH 0DUDFD\+DFLDODVROXFLyQPXOWLIDPLOLDUSDUDHOVLJOR;;,  

  3UR\HFWRGH7UDEDMRGH$VFHQVRSUHVHQWDGRFRPRUHTXLVLWRSDUDRSWDU DODFDWHJRUtDGH3URIHVRU$VLVWHQWH      $XWRU&HQWHQR6LOYD5DTXHO 

7XWRU%DUERX2VRULR,YiQ5REHUWR    &DUDFDV0D\RGH 



   ,1752'8&&,Ï1   (VWH WUDEDMR VH KDGLVHxDGRFRQ ODILQDOLGDG GH REWHQHUXQD YLVLyQ GH FRQMXQWR GHO PHUFDGR LQPRELOLDULR GH OD FLXGDG GH 0DUDFD\ \ PiVHVSHFtILFDPHQWHGHOVHFWRUGHQRPLQDGR%DVH$UDJXDGHGLFKD FLXGDG SRU HOOR HV LPSRUWDQWH GHVWDFDU TXH ODV YDULDEOHV TXH FRQIRUPDQ HO HQWRUQR HFRQyPLFR VRFLDO TXH GHWHUPLQDQ ODV SRVLELOLGDGHVGHDFFHVRDODYLYLHQGDSRUSDUWHGHODSREODFLyQ\SRU HQGH HQ HO QHJRFLR LQPRELOLDULR KDQ YHQLGR HYROXFLRQDQGR QHJDWLYDPHQWHHQORV~OWLPRVDxRV   $Vt HVWH WUDEDMR SUHWHQGH SODVPDU XQD PHWRGRORJtD YiOLGD HQ HO WLHPSR SDUD OD WRPD GH GHFLVLRQHV GH LQYHUVLyQ HQ SUR\HFWRV LQPRELOLDULRV SDUD OD FODVH PHGLD EDVDGRV HQ HO FRPSRUWDPLHQWR GHOPHUFDGR FRPRXQDSRUWHHQODVROXFLyQGHODFULVLVKDELWDFLRQDO TXHOR~QLFRTXHKDKHFKRHVDFHQWXDUVHHQORV~OWLPRVOXVWURV   /DLQYHVWLJDFLyQUHDOL]DGDHVWiFHQWUDGDHQODGHWHUPLQDFLyQGHODV FDUDFWHUtVWLFDVHFRQyPLFDVGHPRJUiILFDVVRFLDOHV\WHQGHQFLDVGHO PHUFDGRLQPRELOLDULRSDUDODFLXGDGGH0DUDFD\FRQpQIDVLVHQOD XUEDQL]DFLyQ%DVH$UDJXDFRQODILQDOLGDGGHFRQRFHUODHVWUXFWXUD 

  GHODGHPDQGDODTXHLQFOX\HFRPSRVLFLyQGHOLQJUHVRHVWUXFWXUD GH JXVWRV \ SUHIHUHQFLDV WLSRORJtD GH ODV YLYLHQGDV SRU HVWUDWR VRFLDO HWF DVt FRPR WDPELpQ OD RIHUWD LQPRELOLDULD OD FXDO FRPSUHQGH HVWUXFWXUD GH SUHFLRV SRU YLYLHQGD XELFDFLyQ VRFLDO FRPSRVLFLyQ\YROXPHQUHDOIXWXUR   6XUHDOL]DFLyQVHVXVWHQWDHQGRVIDVHVODSULPHUDFRQIRUPDGDSRU XQ SURFHVR GH LQYHVWLJDFLyQ LQGLUHFWD GH DQiOLVLV GH FLIUDV GH FDUiFWHU GHPRJUiILFR \ VRFLRHFRQyPLFR TXH SHUPLWH UHDOL]DU GLDJQyVWLFRV GH OD UHDOLGDG DFWXDO \ GH ODV WHQGHQFLDV TXH VH SUHYHDQHQHOFRUWR\PHGLDQRSOD]R(QHVWDHWDSDVHGHWHUPLQDQ FRPSRUWDPLHQWRGHODSREODFLyQDFWLYLGDGHVHFRQyPLFDVHVWUXFWXUD RFXSDFLRQDO GH OD IXHU]D GH WUDEDMR FRPSRVLFLyQ GHO LQJUHVR SRWHQFLDOLGDGHVGHODGHPDQGDHWF   /DVHJXQGDVHRULHQWDDXQDLQYHVWLJDFLyQGHFDUiFWHURSHUDWLYRGH FDPSR  GH LQVSHFFLyQ HQ VLWLR TXH SHUPLWH GLVSRQHU GH WRGRV ORV SDUiPHWURV IXQGDPHQWDOHV TXH FRQIRUPDQ OD RIHUWD LQPRELOLDULD ORFDOL]DGD HQ ORV GLVWLQWRV VHFWRUHV GH OD (QWLGDG HQWUH ORV FXDOHV VHSXHGHQPHQFLRQDUORVVLJXLHQWHVRIHUWDH[LVWHQWHHQSURFHVR\ IXWXUD FODVLILFDGD SRU WLSR HVWUDWR \ SUHFLRV ,JXDOPHQWH OR UHIHUHQWHDORVIDFWRUHVGHWHUPLQDQWHVGHODGHPDQGDWDOHVFRPR 

  HVTXHPD GH SUHFLRV GH YLYLHQGDV SRU WLSR HVWUDWLILFDFLyQ VRFLDO GH OD SREODFLyQ FRPSRUWDPLHQWR KLVWyULFR GH OD GHPDQGD \ HVWUXFWXUD GHJXVWRV\SUHIHUHQFLDV   &RPR UHVXOWDGR GHO GHVDUUROOR GH ORV WySLFRV FRQWHQLGRV HQ ODV IDVHV SUHFHGHQWHV VH SODQWHDQ HVWUDWHJLDV GH FRPHUFLDOL]DFLyQ SDUDHOSURGXFWRLQPRELOLDULRHQFXHVWLyQ   (ODQiOLVLVSURGXFWRGHHVWHHVWXGLRFRQVWLWXLUiXQVRSRUWHEiVLFR QHFHVDULR SDUD XQD DFHUWDGD VHOHFFLyQ HQ OD WRPD GH GHFLVLRQHV LQKHUHQWHDODIDFWLELOLGDGGHUHDOL]DFLyQGHXQSUR\HFWRLQPRELOLDULR HQHOVHFWRU 

  ,  

,1752'8&&,Ï1 $QWHXQSUREOHPDGHWRPDGHGHFLVLRQHVHQWRUQRDODUHDOL]DFLyQGHXQD

LQYHUVLyQLQPRELOLDULD\FRQODILQDOLGDGGHREWHQHUXQDYLVLyQGHFRQMXQWRTXH SHUPLWD PLQLPL]DU HO JUDGR GH LQFHUWLGXPEUH LQYROXFUDGR HQ OD PLVPD VH SUHVHQWD HO VLJXLHQWH WUDEDMR TXH FRQVLVWH HQ OD HYDOXDFLyQ GH XQ SUR\HFWR KDELWDFLRQDO GH LQWHUpV VRFLDO ORFDOL]DGR HQ OD &LXGDG GH 0DUDFD\ (VWDGR $UDJXDSDUDGHWHUPLQDUODERQGDGRQRGHOPLVPRGHVGHHOSXQWRGHYLVWDGH PHUFDGR WpFQLFR HFRQyPLFR \ ILQDQFLHUR /R DQWHV VHxDODGR HQYXHOYH XQ SURFHVR GH HVWXGLR TXH FRQVLGHUD GH DFXHUGR D XQD GHWHUPLQDGD HVFDOD GH YDORUHV HO SUR\HFWR HQ FXHVWLyQ SHUPLWLHQGR GH HVWD IRUPD HO HVWDEOHFLPLHQWR GH XQ RUGHQ GH SUHODFLyQ HQ OD DVLJQDFLyQ GH ORV UHFXUVRV GLVSRQLEOHV DVt FRPR OD HYDOXDFLyQ SULYDGD TXH HQIRFD HO SUREOHPD GH GHFLVLyQ GH LQYHUVLyQ GHVGHHOSXQWRGHYLVWDGHLQYHUVLRQLVWDSULYDGRFX\RLQWHUpVHVHOGHREWHQHU XQPi[LPRGHXWLOLGDGRVHDODPi[LPDUHQWDELOLGDG  

/DHYDOXDFLyQGHOFDVRTXHRFXSDVHFLUFXQVFULEHDODXWLOL]DFLyQGHORV

SUHFLRVGHPHUFDGRDODFRQVLGHUDFLyQGHIDFWRUHVHQGyJHQRV\H[yJHQRVTXH LQFLGHQ HQ OD LQYHUVLyQ SURSXHVWD \ D OD PHGLFLyQ GH ORV EHQHILFLRV HVSHUDGRV GHOSUR\HFWR   ,,

+,3Ï7(6,6'(75$%$-2

 

&RQRFLGRHOGpILFLWKDELWDFLRQDOHQOD&LXGDGGH0DUDFD\(VWDGR$UDJXD

VHUHTXLHUHGHWHUPLQDUVLHVIDFWLEOH\HFRQyPLFDPHQWHUHQWDEOHODFRQVWUXFFLyQ GHXQSUR\HFWRGHYLYLHQGDVPXOWLIDPLOLDUHV    

,,,

2%-(7,926

 ,,, 2%-(7,92*(1(5$/  

3UHVHQWDU XQD PHWRGRORJtD SDUD OD (YDOXDFLyQ GH 3UR\HFWRV GH

,QJHQLHUtDHQXQ'HVDUUROOR,QPRELOLDULR  ,,, 2%-(7,926(63(&Ë),&26  

'LVSRQHUGHKHUUDPLHQWDVSDUDLQFRUSRUDUVHHQHOPHUFDGRGHWUDEDMR

FRPRFRQVXOWRUHQHOÈUHDGH(YDOXDFLyQGH3UR\HFWRVGH,QJHQLHUtDHQODUDPD LQPRELOLDULD  

 ,QWHUSUHWDU OD (YDOXDFLyQ GHO 3UR\HFWR FRPR SDUWH LQWHJUDO HQ OD

HODERUDFLyQGHXQSUR\HFWRGHLQJHQLHUtD  

 3URSRQHU XQD PHWRGRORJtD SDUD IRUPXODU HYDOXDU \ FRQVLGHUDU OD

IDFWLELOLGDGGHXQSUR\HFWRGHLQJHQLHUtD  

 8WLOL]DU XQD PHWRGRORJtD SDUD OD (YDOXDFLyQ GH 3UR\HFWRV GH

,QJHQLHUtDHQODUDPDLQPRELOLDULD  

 (PSOHDU ORV FRQFHSWRV GH IDFWLELOLGDG GH PHUFDGR OHJDO WpFQLFD

HFRQyPLFD \ ILQDQFLHUD GH SUR\HFWRV UDFLRQDO \ FUHDWLYDPHQWH SDUD UHVROYHU VLWXDFLRQHVHVSHFtILFDV  

(VWXGLDUODVFDUDFWHUtVWLFDV\WHQGHQFLDVGHOPHUFDGRHQUHODFLyQFRQ

HOSURGXFWRLQPRELOLDULRYLYLHQGDGHLQWHUpVVRFLDOSDUDOD&LXGDGGH0DUDFD\ HVSHFtILFDPHQWHHQODXUEDQL]DFLyQŽ%DVH$UDJXDŽVHFWRUGRQGHVHXELFDHO WHUUHQRREMHWRFRQODILQDOLGDGGHHVWLPDUODFRPSRVLFLyQGHVXRIHUWD\GHVX

GHPDQGD DVt FRPR WDPELpQ ODV SRWHQFLDOLGDGHV SDUD IXWXURV GHVDUUROORV KDELWDFLRQDOHV\ODWLSRORJtDGHODVXQLGDGHVTXHORLQWHJUDUiQ  

'HWHUPLQDUODIDFWLELOLGDGOHJDOUHODWLYDDODQRUPDWLYDXUEDQtVWLFDTXH

DIHFWDDOWHUUHQRDVtFRPRWDPELpQDTXHOODVUHJXODFLRQHVYLJHQWHVHQPDWHULD GHFRQVWUXFFLyQDSOLFDFLyQ\UHQWDELOLGDGSDUDGHVDUUROORVGHLQWHUpVVRFLDOEDMR HO PDUFR GH OD /H\ GH 3ROtWLFD +DELWDFLRQDO 3RU RWUD SDUWH FRQVLGHUDU ORV DVSHFWRV FRQGLFLRQDOHV D VX GHVDUUROOR SUHYLDPHQWH DFRUGDGRV FRQ HO ,QVWLWXWR 1DFLRQDOGHOD9LYLHQGD,1$9,  

'HWHUPLQDUODIDFWLELOLGDGWpFQLFDSDUDHOSUR\HFWRVHOHFFLRQDGRHQHO

WHUUHQRVHxDODGRGHVGHHOSXQWRGHYLVWDWRSRJUiILFRJHROyJLFR\FRQVWUXFWLYR  

 'HWHUPLQDU OD IDFWLELOLGDG HFRQyPLFD \ UHQWDELOLGDG GHO SUR\HFWR

KDELWDFLRQDO VREUH OD EDVH GH XQ SURFHVR GH HYDOXDFLyQ HQ WpUPLQRV GH ORV LQGLFDGRUHVILQDQFLHURVPiVFRPXQHV  

 ,QWHJUDU FRQRFLPLHQWRV \ H[SHULHQFLDV DGTXLULGDV HQ GLVWLQWDV

DVLJQDWXUDVTXHFRQIRUPDQODFDUUHUDGH,QJHQLHUtD   ,9 $63(&7260(72'2/Ï*,&26  

/D HYDOXDFLyQ GHO SUR\HFWR GH LQYHUVLyQ VH VRSRUWD HQ HO DQiOLVLV GH OD

LQIRUPDFLyQ UHODFLRQDGD FRQ DVSHFWRV GH PHUFDGR OHJDOHV WpFQLFRV HFRQyPLFRV\ILQDQFLHURV  

/D LQIRUPDFLyQ GH PHUFDGR SURYLHQH GH ORV UHVXOWDGRV GHO (VWXGLR GH

0HUFDGR GH 9LYLHQGDV GH OD &LXGDG GH 0DUDFD\ SUHYLDPHQWH UHDOL]DGR YHU $QH[R1ƒ  



(ODVSHFWROHJDOIXHFXELHUWRDWUDYpVGHODLQYHVWLJDFLyQGRFXPHQWDOGH

OD OHJLVODFLyQ YLJHQWH TXH DIHFWD HO XVR GHO WHUUHQR VX SRWHQFLDOLGDG GH GHVDUUROOR DVt FRPR OR UHIHUHQWH DO SUR\HFWR KDELWDFLRQDO SURSXHVWR EDMR XQ HVTXHPDGHLQWHUpVVRFLDOVHJ~QOD/H\GH3ROtWLFD+DELWDFLRQDO  

(O DVSHFWR HFRQyPLFR IXH DQDOL]DGR XQD YH] UHFRSLODGD WRGD OD

LQIRUPDFLyQ UHODFLRQDGD FRQ HO YDORU GHO WHUUHQR \ ORV FRVWRV SRU FRQFHSWR GH FRQVWUXFFLyQ SURPRFLyQ \ YHQWDV DVt FRPR WRGRV ORV LQJUHVRV SUHYLVLEOHV HQ HVWHWLSRGHSUR\HFWRV  

)LQDOPHQWH VH GHWHUPLQD OD UHQWDELOLGDG GHO SUR\HFWR XWLOL]DQGR ORV

tQGLFHV HFRQyPLFRV 7DVD ,QWHUQD GH 5HWRUQR 7,5  9DORU $FWXDO 1HWR 9$1 ,QYHUVLyQ0i[LPD5HQWDELOLGDGVREUH,QYHUVLyQ56, 7DVD1HWDGH 5HWRUQR715 \ODUHODFLyQ%HQHILFLR&RVWR   9

(678',2  '(  0(5&$'2  '(  9,9,(1'$6  '(  /$  &,8'$'  '( 0$5$&$