Since the beginning of this year, local policies "combination boxing" have been attacked in series, and the property market in the first-tier cities has tightened again, and the "high fever" has been cooled. The "spill-over effect" caused by this round of regulation has led to a rise in the volume and price of the first-tier property market, and the first-tier cities have gradually introduced a purchase restriction policy. After the purchase restriction, what is the performance of the first-tier property market? How have the attitudes and strategies of intermediaries, homebuyers and developers changed?
In the second half of 2017, “Daily Economic News†launched a series of surveys on the first-line property market. Taking the Wuhua, Yanjiao, Taicang, Zengcheng and Foshan five hotspots as samples, the reporters revealed through in-depth visits. The most real market environment in the first-tier property market.
“Northern Three Counties†has become one of the weather vanes of the Beijing property market. Among them, the Yanjiao property market, which was once violent, has attracted much attention.
From the geographical point of view, benefiting from the influencing factors such as the Tongzhou City Sub-center, Yanjiao used to be a place for investors to get together in the past, and the price increase even exceeded Tongzhou, which is separated by a river. However, since March this year, Langfang has adjusted its code and constantly patched it. Can Yanjiao's second-hand housing and new housing trading market continue its fiery heat?
On June 24th, the reporter of "Daily Economic News" visited the site and found that the Yanjiao property market was no longer the embarrassment of the past. In addition to the cold sales center, the sales staff turned to push the non-restricted commercial and residential apartments, and more developers directly Industrial land development, etc.
Volume decline
From the Metro Line 1 Dawang Road Station, then take the 815 or 816 bus, which is one of the most convenient public transportation routes from Beijing to Yanjiao. The whole journey takes about 40 minutes. From Langjiayuan, the next stop will reach Xingda Square. Community station.
Subsequently, the reporter came to the Peacock City Marketing Center, sales staff Ms. Feng said that the current average price of rough houses is about 25,000 yuan / square meter, and the price of second-hand houses is about 30,000 yuan / square meter.
In a sales center in Zizhuwan Commercial Plaza, salesperson Xiao Li told the reporter of "Daily Economic News" that the current second-hand housing prices are uneven. Take Nadanbao as an example, the average price is basically around 28,000 yuan / square meter. . The reporter learned at the Country Garden Shangcheng Real Estate Cooperative Dealer that there is a big difference in the price of Yanjiao, which ranges from 27,000 yuan to 35,000 yuan per square meter.
The data shows that there are currently 1784 sets of Yanjiao listings with an average price of 27,000 yuan/square meter. "Daily Economic News" reporters found that since the introduction of the Langfang purchase restriction policy on March 21, only 35 sets were sold in June as of June 25, which is close to freezing point, but 438 sets were sold in February this year, and the transaction was completed in March. 714 sets, about 200 sets of transactions in April and May.
Invisible costs are suspected of disguised price increases "double contract", "e-commerce fees", "renovation fees" ... These inexplicable costs make buyers feel confused, while the eager to buy a house also makes buyers are forced to accept these hidden costs.
Not long ago, the "Daily News" reported that the big city 600094, shares of Shanghai after attending a real estate incurring additional 680,000 yuan decoration section, causing widespread concern in the community. In Yanjiao, the reporter also found that many developers have secretly increased the price in disguise.
"Now the commercial and residential apartments are not limited to purchase unlimited loans. In June 2019, they can pay the house." Xiao Li, the salesperson of the aforementioned Zizhuwan project, told the "Daily Economic News" reporter: "Fortunately, we still present fine Renovation, only 1000 yuan per square meter, the developer will pay the house according to the standard of 1,500 yuan, the room type below 50 square meters, only need to pay 10,000 yuan renovation fee."
Xiao Li said that the decoration agreement will be signed when signing the contract with the customer, but it did not come up with a decoration agreement. When the reporter said that he wanted to decorate himself, the other party clearly told him that he could not do it.
He explained, "Because this is a unified developer, it is mainly to build a model benchmark for Yanjiao." As for the decoration specifications, Xiao Li used "to live in the future, to ensure that it is like living in a hotel" to describe.
In the Yingshi·Future Port One Sales Center, the reporter also encountered the same problem of fare increase. The reporter consulted a duplex apartment with a unit price of 16,000 yuan, covering an area of ​​about 55 square meters, with a total price of 880,000 yuan. The sales staff said: "There will be a group purchase discount price, but you need to pay 50,000 yuan for electricity business to enjoy. Group purchase discount."
Regarding the developer's charge of "renovation fee" and "e-commerce fee", the reporter repeatedly called the Sanhe City Housing Management Bureau, but it has been unable to dial, and then interviewed Langfang City Housing Management Bureau. One staff member said that the e-commerce fee belongs to development. The business management behavior of the business, the Housing Authority only manages the behavior of the developer to collect the deposit.
Industrial land construction apartment
With the purchase of upgrades, first, the second-hand commercial housing transactions are close to freezing, some developers began to play policy to edge the ball, through industrial land to build apartments, in the form of rental sales to secretly sell to buyers.
Ms. Feng of Haozhan Real Estate Sales Center said that developers are also anxious after the purchase restriction. Now Yanjiao has begun to focus on developers to live in apartments. In front of the sand table of Yingshi·Future Port, the sales staff will introduce the whole house in the tone of buying a house. However, the contract signed and signed is a lease contract with a lease term of only 20 years. The use shows “warehousingâ€.
A salesperson of Xinsheng Real Estate told the reporter that the price of the future Hong Kong apartment is 16,000 yuan / square meter. The reason why it is cheaper than the market price is because the future port is a 50-year industrial property, and the industrial land is very cheap. . As for the difference in the nature of the land, the salesperson said: "The nature is similar. After the property rights are used up, the country will continue to renew the contract."
"We signed the contract and wrote that the demolition funds will be owned by the tenants." The salesperson said, "We have a sideline with the local purchase restriction policy, otherwise the foreigners will not be able to buy them."
The sales staff further explained, "We are a model of renting and selling. The government supports it. If you want to sell it after three or five years, you can find the property directly, and then the property will find a buyer. This is a contract. "Daily Economic News" reporter found in the contract that the tenant needs to pay a similar intermediary fee when changing the procedure, each time 20,000 yuan per household.
The above sales staff calculated the relevant expenses for the reporter. According to the duplex apartment of 53.36 square meters, the unit price is 16,000 yuan/square meter, the total price is about 870,000 yuan, and the additional payment of 50,000 yuan is required to be more than 300,000 yuan. The remaining 560,000 yuan was borrowed from the bank.
This means that the consumer bought an apartment with a rental period of 20 years at a price of 870,000 yuan. According to sales personnel, the project currently has a total of 4,800 buildings in 38 buildings, of which about 1,700 have been sold.
Interestingly, the sales staff repeatedly told reporters that if they buy a house, the developer will apply for a change in the nature of the land in the future. When it is changed from 50 years to 70 years of property rights, it will be cheaper...
Is this phenomenon compliant? The reporter interviewed Sanhe City Housing Management Bureau, the latter's public telephone has been unable to connect. In this regard, Zhang Maorong, the chief lawyer of Guangdong Xinrong Law Firm, questioned: "How can industrial land be built?"
Zhang Maorong said that regardless of whether the apartment is sold to an individual or sold to a collective, the first thing to do is to confirm whether it is a legal building. If it is a legal building with a title certificate, it is possible to transfer or rent it, but from the perspective of buyers, leasing and The concept of buying and selling is completely different, and the ownership is still returned to the lessor after the lease period of up to 20 years has expired.
He also said that if it is an illegal construction, the legal effect of the lease contract will be problematic, and the purchaser cannot be guaranteed. In the event of a dispute, the court will sentence the lease contract to be lifted, and the purchaser will have to pay the house use fee.
Huanjing Wuqing
Wuqing second-hand housing sharp diving new house can still be used before the opening of the "room ticket"
Daily Economic News Intern reporter Feng Yingwei Daily Economic News Editor Zeng Jianhui "Is it a local?" Recently, when the "Daily Economic News" reporter walked into any sales office in Wuqing District, Tianjin, the property consultant must first determine the purchase of the house. Qualification.
Since March 31 this year, Tianjin introduced a purchase restriction policy and immediately blocked buyers from other provinces such as Beijing and Hebei. At present, what is the real estate market in Wuqing District?
The statistical sales of Haohua Real Estate showed that the number of transactions in the Wuqing property market in May was 1,509, an increase of 113% from the previous month and a decrease of 53% from the same period last year. Among them, the Huangzhuang plate, which is only one road away from the high-speed railway station, accounted for 28%.
Behind the penetration of the data, the reporter tried to uncover the truth about the property market under the restricted purchase through in-depth investigation.
First, the second-hand housing prices are upside down. Now the government is in strict control. The latest price of the third phase has not yet been determined. The launch time is not known. The price is estimated to be similar to the surrounding area, around 15,000 yuan." In Hongkun Yuanxiang County A sales consultant at the sales office told reporters. Intermediary data shows that the price of second-hand commercial housing in the vicinity is around 20,000 yuan.
The reporter found that there are not many new markets in Wuqing City at present, but after the price drops, the local people in Wuqing District have a strong willingness to purchase houses. Buyers generally believe that it is a good time to bargain.
An intermediary said that before Wuqing was more than 400,000 people, now there are more than 800,000 people. When the reporter checked the data of the Statistics Bureau of Wuqing District, it was found that from 2007 to 2015, the registered population of the district increased from 831,000 to 900,800.
A local Wuqing native told reporters that due to the blue-printed hukou in the past few years and the current settlement policy, many people who did not have a Beijing hukou and Hebei people came to Wuqing to buy a house for their children.
A professor at Tianjin University of Finance and Economics told reporters: "Because the second-hand housing prices are on the market, the high prices of second-hand housing reflect the speculative nature of the market, but second-hand housing prices will not be a normal situation."
The price reduction of the high-speed railway station is obvious. After the introduction of the new policy, the transaction volume of new and second-hand houses has fallen sharply, especially near the high-speed railway station. After all, the proportion of investors who came to Wuqing to buy a house was very large, and now they are not qualified. "An intermediary said.
The intermediary said that the decline in the neighborhood near the high-speed rail station is relatively large. Xiheyuan was the most popular time before the purchase limit of 38,000 yuan / square meter, and now about 32,000 yuan / square meter. Before the Fengdan Tiancheng, the highest price was about 32,000 yuan/square meter. The average price of the second-hand house in the community was about 22,000 yuan/square meter. Locals still buy most of the urban houses. The price has not changed this month, and it has been falling in April.
Many properties located around the high-speed rail station have been planned to open in the near future, but the price after the government review is somewhat different from the price declared by the developer. The reporter found that most developers are watching. Some properties have claimed to open in May, but it is not known whether it will open in July.
The general manager of a listed real estate company in Tianjin told reporters: "After last year's development, the housing prices in Tianjin have been relatively stable. However, Wuqing is relatively close to Beijing, and the future is still very promising (potential). It’s as fast as last year. At the end of this year, Tianjin’s price limit may be released, but the purchase limit will not change.â€
Loan amount is difficult to approve
Hongkun original township peninsula's property consultant told reporters that there are still direct housing options, these are because the buyers have not been able to approve the loan, clear the exit of the property.
The above-mentioned professional consultants also said that the loans are not very good now, so they are cooperating with Xianghe Agricultural Bank, and the loan interest rate is generally raised by 10%.
A staff member of a bank Wuqing Branch told reporters that the current bank quota is relatively tight and the loan is very slow. The first set of interest rates will generally rise by 10% on the benchmark interest rate standard, and the second set may rise by 20%. Some developers will find the "head office" lending, but there will be a big price.
Another real estate property consultant also said that the loan is not good for loans this year. Many banks have stopped lending this year, and the remaining conditions are also very demanding. If a customer bought a house before July last year, the current provident fund loan has not been approved.
Buying a new house is still operational
In 2016, the Wuqing District Housing Management Bureau issued a notice on the “house ticket†to comprehensively govern. When the reporter visited a number of real estate projects, they were all told by the real estate consultants that they are now very strict and there is no “room ticketâ€.
However, an intermediary told reporters that many houses that have not been opened yet are set before the opening. Maybe they can buy a house after the opening, but they definitely cannot pick a good floor, a good type, and a "room ticket". 60,000 yuan. For example, there is a total of 160 sets of 95 square meters of a real estate project before the ocean. The result is only 40 sets, and the remaining 120 sets are all set.
According to the intermediary, a large-scale housing company, Hongxi County and Hongkun County, can operate. After paying the money, it can only be said to wait first, and then sign the contract according to the sales price. "You go to the sales office and ask if there is no house. In fact, the house is set by some people. You give 150,000 yuan. Then he takes you to the net to sign and pay the down payment. This is called the difference, and 60,000 yuan is purely a "room ticket." â€
It is understood that even this, because the price difference between first-hand housing and second-hand housing is too much, before the payment of 300,000 yuan, there are people to buy, the first-hand housing plus this 300,000 yuan is also cheaper than second-hand housing.
An industry insider analyzed that it is still stable in second-hand housing, and even if the first-hand house has a "house ticket", it is still unstable, and it is impossible to choose a room at that time. A location consultant advised that, like the "house ticket" situation, it is normal for people to know the company's leadership and leave a few houses for the relationship.
Huan·Jiaxing
Some properties in Jiaxing have increased by over 50% in one year, and nearly 40% in inventory.
Remember the "Cosmic-level Earthen Drama" staged at the Jiaxing Grand Theater on May 22nd? In order to compete for 8 homesteads, 425 housing companies fought for nearly 8 hours, and the "winners" were excited on the stage like a huge lottery.
Jiaxing, a prefecture-level city between Shanghai and Hangzhou, has ushered in a wave of house spillovers as the purchases of the two hotspots have been upgraded. "Daily Economic News" reporter recently visited some properties in Jiaxing City and Jiashan County, and found that there is a house price increase of more than 50% a year.
There is a real estate price rises 70% a year
Although Jiaxing City and Jiashan County under its jurisdiction are classified as the third and fourth tiers, the prices of some real estates have risen by more than 50% in just one year, which is no worse than the first and second tier cities.
On the morning of June 24th, despite the heavy rain, it was located near the Jiashan South Railway Station of the high-speed railway. The parking lot of the marketing center of the New Xitang Peacock City Project has been completely filled with vehicles from Jiangsu and Shanghai.
Under the guidance of the real estate consultant Lei Yuyan, the reporter entered the marketing center. At this time, the marketing center has already been crowded, and there are still influx of buyers.
"Now is pushing the Peacock City Peninsula Yuefu, the unit price is about 15,000 ~ 16000 yuan / square meter." Lei Yanyan told reporters: "The community has a special shuttle bus to Jiashan South Station and the city, planning schools, hotels, businesses, etc. Matching, don't worry at all."
Also in the marketing center of the Jindi Metropolitan Art Project near Jiaxing South Railway Station in Jiaxing City, there is an endless stream of buyers.
“The 89-square-meter three-bedroom apartment that has just been pushed has been sold out. Now it is only 73 square meters of two-bedroom apartment, with an average price of 13,000 yuan/square meter, and it is sent to the hardcover to send the parking space.†Xiao Yang, a real estate consultant, told the reporter: “We It is only 4 kilometers from Jiaxing South Railway Station, and it takes only a few minutes to drive to Shanghai Hongqiao in less than half an hour."
Convenient transportation, housing prices in the early 10,000 yuan, Jiaxing City, Jiashan County has attracted a lot of work in Shanghai, Suzhou and other places, but does not meet the conditions of Shanghai, Suzhou purchase or even if you can afford to buy housing, but also can not afford housing people.
“Peacock City buyers mainly have three types of groups, Jiashan local improvement customers, foreigners working in Shanghai, and foreigners working in Suzhou.†Lei Yanyan told reporters.
“Golden Land Metropolitan Art is mainly based on local customers in Jiaxing and foreigners working in Shanghai.†Xiao Yang said.
The most direct reflection of the spillover demand for home purchases is the rapidly rising house prices. The price of the new Xitang Peacock City last July was only 9,000 yuan / square meter, just less than a year, an increase of 70%.
Another property near the Jiashan South Station, Senna Blue Bay, third-party platform data shows that the price of the project last September was around 12,000 yuan / square meter, the reporter learned from the intermediary company "dry source real estate", the second-hand housing of the project The price has reached 18,000 yuan / square meter, or about 50%.
Residential inventory fell by nearly 40% year-on-year
At the moment, the inventory of Jiaxing property market dropped significantly. Jiaxing City Statistics Bureau data show that as of the end of May, Jiaxing's city for sale area of ​​3,541,400 square meters, down 31.8% year-on-year, the total amount decreased by 3.1% from the end of April, of which residential area for sale was 1,606,500 square meters, down 38.6% year-on-year. The sales area of ​​office buildings and commercial business buildings was 384,400 square meters and 1,612,200 square meters respectively, down 34.7% and 23.3% respectively.
“The rise in housing prices in first- and second-tier cities, especially the demand for housing purchases in Shanghai and other places, and the unique regional location between Jiaxing and Shanghai and Hangzhou are important factors for Jiaxing’s significant destocking and rapid housing price increase. Ding Jiangang, Dean of Zhejiang Media Real Estate Research Institute, told the reporter of "Daily Economic News".
Gao Yuansheng, deputy dean and research director of the Hangzhou Branch of China Index Research Institute, also told the reporter of “Daily Economic Newsâ€: “Restriction of demand in first- and second-tier cities has led to significant demand spillovers. The development of rail transit and urban circle planning have accelerated the ring like Jiaxing. The rise of the property market in the third- and fourth-tier cities around the front line."
"In the long run, the general trend of the real estate market like Jiaxing and Jiashan is still optimistic." Experts told the Daily Economic News reporter, "but the potential second-hand housing supply in the follow-up market will be more. Similar cities such as Huzhou, Taicang and Pinghu in Shanghai may form certain competitive benefits for Jiaxing in the future, and Jiaxing’s housing price increase will also be constrained."
Huanhu·Taicang
Shanghai Investors evacuated Taicang local customers to digest 60% of the property market
Taicang, which is known as the “North Gate of Shanghaiâ€, was affected by the spillover effect of the Shanghai property market. In 2016 alone, the property market generated sales of 1.99 million square meters, an increase of 78.5%. This has created a rise in the price of Taicang and the feast of the land.
The "Daily Economic News" reporter visited the investigation and found that under the restriction of purchase, the demand structure of Taicang property market was reshuffled, and the panic buying sentiment eased, and the competition faced by housing enterprises was more complicated.
Supply land reduced by 30%
In 2016, the property market was hot and still maintained temperature in Taicang. As far as the land is concerned, on May 31 this year, the Taicang City Land and Resources Bureau listed 10 commercial land for sale.
“For the Taicang property market, every time the land is shot for sale, it will drive the sales of the surrounding projects.†The marketing director of a housing company in Taicang bluntly told the reporter of “Daily Economic Newsâ€.
The earth beats can have such a big impact on the market, and the market is gradually showing signs of short supply. The data shows that the new supply of Taicang in the first half of 2017 was 476,300 square meters, a decrease of 37.6% compared with the same period last year.
According to the above-mentioned marketing director, because there is no land supply in the Taicang hotspot area, the project sells one less, so some projects intentionally slow down the opening rhythm.
On the other hand, Taicang's current demand is still relatively strong. According to the above-mentioned marketing director, the enthusiasm of investors for Taicang has not diminished, and the demand of Taicang local customers has gradually increased.
Statistics show that in May Taicang City sold a total of 144,000 square meters of commercial housing, compared with last month, the chain increased by 40.8%, of which residential transactions of 115,200 square meters, an increase of 51.6%.
According to the reporter, the sales volume of Taicang hotspot projects is quite objective. Only the sales of TOP5 in the first quarter exceeded 100 million yuan.
Local customer demand release
The remaining temperature in the Taicang property market still exists, but at the same time there has also been an interesting change.
According to the above two project real estate consultants, the purchase restriction has a certain degree of influence on foreign investors, and the project can be sold more because it is sought after by local customers, and the price of the whole new district has also increased slightly.
Along with the implementation of the purchase restriction policy last year, the group of buyers in Taicang has quietly changed. The industry told the reporter of “Daily Economic News†that the Taicang market has gradually increased in the main city, and Taicang is concentrated in the main city. Sales are better.
The property consultant of Taicang Peach Blossom Island Project told reporters that more than 300 suites were launched by the project last week, attracting more than 1,000 groups of interested customers to visit. Among them, local customers accounted for a large proportion, and the final project was opened by publicly selecting the house. Sold out, the average price of opening is about 14,000 yuan / square meter.
Interestingly, not far from the project is a piece of land just taken in March this year, the floor price is close to 9,000 yuan / square meter. Some buyers said, "The price of this place will not be small in the future. Now, if you buy this price, you may earn it."
Investment in Taicang is still "having a doorway"
The above-mentioned developers told the "Daily Economic News" reporter that compared with the phenomenon of Shanghai investors in the second half of last year, the Taicang property market has reversed this year, and foreign investors have been greatly reduced, but local investors are rushing.
According to the industry, the Liuhe plate near Shanghai has always been a gathering place for Shanghai investors, but since the purchase of Taicang in October last year, Shanghai customers have decreased significantly.
However, although the restriction on purchases raises the threshold, investors who enter Taicang still have “doorwaysâ€. According to Mao Chengfei, there are many developers who lock in the listings for foreign investors, allowing them to pay 30%~50% of the down payment first, and then pay the social security after one year, and then pay the remaining housing.
"But this is the maximum. For developers who have always been paying attention to cash, it will undoubtedly cause a lot of pressure. At present, some hot-selling properties tend to sell to local customers." Mao Chengfei said.
Mao Chengfei said that due to the visit of Shanghai investors in the previous stage, Taicang local talents realized the investment potential here. Although the proportion of Shanghai customers is decreasing, its attention is still very high.
Huan Shen·Huizhou
Huizhou's new home inventory has fallen to a low level in recent years.
Since the "price limit" began in October last year and then started "restricted sales" in April this year, what is the current situation of Huizhou property market?
In response, the “Daily Economic News†reporter visited a number of real estates in the Daya Bay area as a homebuyer. From the scene, there were more visitors. “The supply of new homes in the Daya Bay area is in short supply. When the new house is sold out, it is basically a fact.†A local Huizhou developer said.
Li Yujia, a senior researcher at the Shenzhen Real Estate Research Center, said that due to the lack of supply and the reluctance of developers, the Huizhou new home market still has a certain degree of heat. However, "restricted sales" is good news for stabilizing the property market in Huizhou, encouraging the need for customers to enter the market and long-term investment, limiting short-term speculation, and has achieved certain results.
"The new house will be sold out as soon as it is launched."
Jiajiashun Research Center said that in May, the volume of first-hand residential transactions in Huizhou was effectively controlled. The price of Huizhou in May remained unchanged from that in October last year. It is worth noting that although supply and demand are gradually close to equilibrium, since this year, 1 Since the beginning of the month, the Daya Bay and Huicheng (including Zhongkai) areas have been in short supply.
According to the sales staff of Country Garden Taitung Tianzhu Bay, the project opened for the first time on June 24, and more than 400 sets of 106~140 square meters with decoration houses were opened. The price was 13,000~15000 yuan/square meter, and the day was almost sold out.
A real estate source familiar with the Huizhou market said that since October last year, the price of Huizhou's new home market has changed little; in terms of supply, some developers have slowed down the push of goods due to the “limit priceâ€. Big, but the volume is not bad, basically it is sold out when there is a disk, it can be said that the market is normal.
According to statistics from the Central Plains Research Center, a total of 12,649 suites were sold in Huizhou in May. The average transaction price was 10,617 yuan/square meter. The Huizhou Linshen area was mainly in Daya Bay District, Huiyang District and Huicheng District. From the transaction situation in May, The proportion of deep transactions is as high as 49.5%, of which Daya Bay is the hottest.
Li Yujia said that in the first half of this year, Huizhou's new home market will have a 20% to 30% decline in volume in the first half of last year. The main reason is that supply is in short supply. The overall transaction is at a high level. There will be no new policies in the second half of the year. The overall situation is still high. Slowly falling back.
According to data from Huizhou United Vertical Link, as of the end of May, the inventory of new homes in Huizhou fell to a historical low. The city's residential stock was 65,982 sets, the stock area was 7.341 million square meters, and the inventory fell 8.9%, compared with the same period last year. New home inventory decreased by 19,416 units, and the total inventory area decreased by approximately 2.4 million square meters. According to the analysis of the vertical line, if the average annual consumption of Huizhou market is 945,000 square meters, the inventory of Huizhou City can be digested in only 7.8 months, which is close to the historical lowest point of Huizhou's new house inventory in recent years.
He Qianru, director of the National Research Center of Midland Real Estate, believes that the overall performance of Huizhou market is good. It is expected that the pricing of developers will be stable in the second half of this year, and the promotion methods will be flexible and changeable in order to ensure stable growth.
Branded real estate enterprises enter Huizhou
In the first half of this year, Xinli, Field and Aoyuan announced high-profile entry into the Huizhou market. As of May 2017, Xinli Real Estate has successfully deployed 16 plots in the Shenhui area, covering Huicheng, Daya Bay and Huiyang; the real estate in the Shenhui area in 2017 is in three sets, including the field, Ivy, and the field. Both sets are located in the Huiyang area; Aoyuan Real Estate Group's first project in Huizhou, Aoyuan and Yushan Lake, will also enter the market in the near future.
Wanda Group signed a strategic cooperation framework agreement with Huizhou Municipal Government and Dayawan District Management Committee in March this year. The Wanda Cultural Tourism City project with a total investment of about 80 billion yuan will be located in Daya Bay, Huizhou.
Among the top ten developers entering Huizhou, the most ferocious ones belong to Country Garden and Evergrande. According to Country Garden sales, there are more than 20 projects in Country Garden this year. Evergrande won several projects in Huizhou through acquisitions and mergers and acquisitions. Its first project in Daya Bay Aotou is about to enter the market.
Li Yujia said that the layout of developers in Huizhou is mainly optimistic about the development concept of the metropolitan area of ​​Guangdong, Hong Kong and Macao, and the opening of the No. 14 subway line, which has channeled a large part of Shenzhen's demand to Huizhou; and Huizhou is a tourist concentration area that will attract some The development of large-scale communities and Linhai Linjiang area has become a diversion of purchasing power in other cities in the Pearl River Delta, especially Shenzhen.
A local developer in Huizhou, who did not want to be named, said that most developers want to enter the Shenzhen market, but Shenzhen's land resources are scarce and the land price is expensive, while Huizhou is located in Shenzhen and the customers are mostly Shenzhen customers, so the developers choose “urban surrounded citiesâ€. "In the broad sense of the layout of Shenzhen, there are more than 20 brand houses in Huizhou.
The developer's willingness to layout Huizhou is also reflected in the bidding and auctioning land market. According to the data, after the Spring Festival this year to the end of May, only 14 of the main land auctions in Huizhou were auctioned, and only two of them had no premium transactions. The highest premium rate was as high as 330%, and even a 1600-square-meter plot in Longmen was produced. A 63% premium.
Huanhu·Kunshan
Kunshan new home transaction plummeted 80% of the property suspected of "agent security"
Known as the “Shanghai Back Gardenâ€, Kunshan, which is influenced by the concept of the Shanghai-based metropolitan area, has become an important evacuation route for Shanghai's high housing prices and high gates. Its property market is frequent, but in early October last year, Kunshan introduced strict restrictions on purchases. After that, the volume of new homes has cooled down. The data shows that in the first five months of this year, Kunshan's first-hand residential transaction was about 576,000 square meters, a sharp drop of 84.8% year-on-year, but the average transaction price was 13872.6 yuan / square meter, an increase of about 47.7%.
Recently, the "Daily Economic News" reporter survey found that Kunshan lost a large number of foreign visitors after the purchase limit, some of the real estate for the lock of foreign customers are racking their brains to find other "underground" channels, such as the agency social security, dark crossing Chen Cang.
“Just need spillover, strong rise aroundâ€
On June 23, the reporter visited Kunshan and learned that a practitioner in the Huaqiao Town area said that “in July last year, the price of the land for the bridge was reached 17,000 yuan/square meter. Driven a round of housing prices, Huaqiao entered the 20,000+ era, but after the purchase limit, the situation remained basically stable and did not rise any more."
The data shows that there were 6 plots of land in July 2016, and the two plots of Huaqiao were 14240 yuan/m2 and 17480 yuan/m2 respectively, which were picked by Xiangrui and Suzhou Xiangyu, and 4 in the development zone and high-tech zone. The land price of the land is also broken.
Yan Chengliang, a local Shanghai-based property consultant, said that “the most realistic portrayal of the current stage is the need for spillovers and strong external growth. The purchase restriction suppresses the rapid rise and the accidental injury is just needed. The buyers need to buy, but they are afraid to buy, fearing that the purchase will be suppressed. House prices have fallen, and they are afraid that purchases will be opened. Buyers will be concentrated in the market and cause house prices to skyrocket."
According to Kunshan Fangtianxia statistics, Kunshan is expected to have nearly 70,000 sets of homes for sale in 2017. According to the current rate of de-conversion, Kunshan's inventory is expected to grow further this year. According to Kunshan's 2017 land supply plan, the total supply of residential land in Kunshan this year is 750,000 square meters, and the land for commercial residential buildings is 550,000 square meters, covering Huaqiao, Zhoushi, Chengdong and Lujia.
The agency maintains a large legal risk
A real estate marketer named Sky Cloud Villa in the North District of Kunshan told reporters that if they are not registered in Kunshan and have no social security, they can offer buyers two options, one is to pay 15,000 yuan for tax bills; the other is Handed over 18,000 yuan to apply for social security in Kunshan for one year. Buyers need to sign a purchase commitment letter with the developer. After one year of social security payment, they can sign a formal online contract for loan. If they want to purchase a house in this way, they need to pay 50% of the house at a time.
What should I do if I have to pay social security at the same time in the field? The marketer made it clear that there was no impact. He also said, "Now there are more customers coming from Shanghai, but how can Shanghai customers have Kunshan Social Security? So our company provides such a channel for customers who want to buy a house but do not have the right to purchase."
A marketing staff member at the sales office of Zhongnan Century City in Kunshan also said that they help customers package social security to pay 12,000 yuan. When the reporter asked what company to operate, the marketer said: "This is our developer looking for a reliable third-party company to operate, you can rest assured."
A marketing staff member of Peking University Resources Jiu Jinyu and the sales office said, "To apply for this social security, you need to pay about 30,000 to 40,000 yuan in one lump sum. The probability of success is about 80%. If it is unsuccessful, it will be fully refunded. paragraph."
Who is this 40,000 yuan handed over? The marketer represents the third-party company that is trusted by the developer. He said, "The developers themselves are more formal, so they will not operate in person, so they are looking for company cooperation. Once there is a problem, you can clear the relationship."
Wang Longguo, a lawyer at Shanghai Xinhe An Law Firm, pointed out that “the agency social security is an act implemented to circumvent the housing purchase restriction policy. Although the housing purchase restriction policy is different from the law, in the case of the state’s vigorous regulation of the property market, violation of the purchase restriction policy is like a violation of the law. The behavior that led to the implementation is invalid. The agency social security has a large legal risk for the buyers."
"After defrauding the social security insurance and payment eligibility, if it is verified, it may lead to invalidation of the house sale. Before signing the formal contract, the purchaser privately signs the social security agreement with the developer, which is difficult to be protected by law because it is not filed, which may lead to the developer" The second house sells. If the buyers are aware of the fake, they will also bear the legal consequences." Wang Longguo added.
Huan Sui·Zengcheng
Guangzhou Zengcheng property market chaos: "double contract" prevails
For the 17th consecutive month, Zengcheng, which is firmly in the Guangzhou region, has finally stepped down from the "Idol".
Netease Real Estate Monitoring Sunshine Home Data shows that from June 1st to 23rd, Zengcheng Net signed 505 sets, which was 68% lower than the 1571 sets in the same period in May, ranking behind Huadu, Huangpu and Nansha. .
Guangzhou introduced the most stringent purchase restriction policy in history. Zhancheng and Foshan, which are not limited to purchase, were affected by the spillover effect of demand for houses. They became the hottest area in Guangzhou, and the price surged at a time.
Subsequently, Zengcheng introduced a purchase restriction policy and purchased a set of foreign households. Zengcheng’s policy of restricting purchases was less than three months, and the volume of Zengcheng’s transactions fell sharply, and prices rose slightly. Why does Zengcheng, under the control of policies, have a price increase and fall? Recently, the "Daily Economic News" reporter on the field research of Zengcheng property market, trying to further unveil the veil of Zengcheng property market under the control.
Buying property thresholds
The reporter's on-the-spot investigation found that a large number of real estates in Zengcheng were contracted by means of double contracts, and even there were “three contracts†in the market, and bundled parking spaces were sold.
Field Rose International opened on May 7th. Netease Real Estate Monitoring Sunshine Home Data shows that as of June 23, 53 sets have been sold, and the average transaction price is 12,418 yuan / square meter.
The sales staff of the field Rose International told the "Daily Economic News" reporter that the current average price of real estate is about 20,000 yuan / square meter. How does the local Rose International achieve an average transaction price of 12,000 yuan / square meter?
Taking a set of 86 square meters as an example, the total price after discount is about 1.86 million yuan, and the unit price is about 21,000 yuan / square meter. The contract is signed with two contracts, the contract price is about 1.03 million yuan, and the decoration contract needs to pay about 830,000 yuan. The total price of the net sign is calculated at the contract price of 1.03 million yuan, and the net signing data shows that the average transaction price is around 12,000 yuan / square meter.
With the emergence of double contracts, the down payment of home buyers and the cost of home purchases have increased significantly. Based on the 40% down payment, the buyer's down payment is required to pay a contract price of 1.04 million yuan of 40,000 yuan and a decoration contract of 830,000 yuan and a 30% down payment of 260,000 yuan, a total of 680,000 yuan.
The renovation contract loan of the field Rose International needs to be repaid within 5 years, and the interest rate is 7.6%, which is higher than the loan interest of 4.9% of the contract price. It means that the decoration contract of 830,000 yuan needs to be paid monthly for the decoration contract of 12,000 yuan in 5 years; if the contract price is 1.04 million, the down payment is 40%, and it will be paid off in 30 years, and the monthly supply is about 3,200 yuan.综åˆè®¡ç®—，å‰5年月供约为1.5万元左å³ã€‚
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环穗·佛山
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事实上，在调控æŒç»åŠ ç 的背景下，ä¾ç„¶æœ‰å„路资本进入佛山楼市，比如万科ã€ä¸–茂ç‰çº·çº·åœ¨ä½›å±±æ‹¿åœ°ï¼Œè¿™æ˜¯çœ‹å¥½ä½›å±±æ¥¼å¸‚çš„åŽå¸‚å—？
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æ¤å¤–，佛山土地市场也呈现出“ç«çˆ†â€çš„景象。
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