The first batch of ＂price-limited commercial housing＂ for real estate regulation and control will be listed.
Cctv newsIn order to better implement the real estate control policy, since the beginning of this year, all the residential plots launched by Beijing land market have adopted the method of "price limit and competitive land price" except for the construction of self-occupied commercial houses, that is to say, the future sales price has been limited in advance when the land is sold. Recently, the first batch of "price-limited, competitive land price" commercial houses that can be sold after land acquisition have arrived and are officially ready to enter the market.
There are two "limited house price and competitive land price" projects that are about to obtain the pre-sale permit, both of which are located in Liangxiang District, Fangshan District, Beijing. In the sales office of one of the projects, the reporter saw that although it was not a weekend, someone had come to consult.
According to reports, these two projects, when the land was transferred in February this year, had already limited the average selling price of commercial housing to not exceed 38,994 yuan per square meter, and the highest selling unit price should not exceed 40,944 yuan per square meter. The prices of the surrounding projects for sale are nearly 20% higher than those of these two projects. Calculated by a set of 89 square meters small three-bedroom apartment, the total purchase price is about 3.5 million. If the buyer is buying a house for the first time, according to the minimum down payment of 40%, it needs 1.4 million.
Not only did it limit the unit price, but many land in Beijing this year were sold at a limited price, and it was also stipulated that 70% of the project must be built with small and medium-sized units within 90 square meters, which is commonly known as the "7090" policy. Take this project visited by the reporter as an example. Of the more than 900 units sold this time, the vast majority are small and medium-sized units, 60% are three-bedroom units with 89m2, 30% are two-bedroom units with 75m2, and only 10% are three-bedroom units with 112m2.
How is the limited "house price" calculated?
Fangshan, a price-limited housing project, limits the average selling price of commercial housing to 38,994 yuan per square meter. In fact, these "price-limited and competitive land prices" plots sold in Beijing this year are clearly limited to single digits in the tender documents for land transfer. So, how is this price calculated?
It is understood that the land sold by the mode of "limited house price and competitive land price" is determined by the Beijing Municipal Bureau of Soil Planning, the Beijing Municipal Commission of Housing and Urban-Rural Development and the relevant departments of the territory.
This limited price is first based on the average price of the project around the transfer plot. The main approach is based on the average transaction price of comparable projects around the plot in the past three months. Considering that it takes one and a half years from the transaction of the plot to the listing, and the price difference between new houses and second-hand houses, the reference projects are mainly new commercial housing projects around the plot or second-hand houses with newer completion years; Secondly, excluding large-sized and high-end residential projects, the reference projects are ordinary houses below 144 square meters. Finally, after selecting the project, the average selling price in the past three months is calculated by weighted average, which is the basis for setting the price of the land.
At the same time, the limited price should also take into account factors such as the level of public supporting facilities around the land, and the existence of supporting facilities will have an impact on the limited price. In addition, the limited price, but also with the surrounding self-occupied commercial housing prices basically adapt.
According to the Beijing Municipal Commission of Housing and Urban-Rural Development, in order to ensure the effective implementation of the price limit policy and benefit the housing demand groups, the Beijing Municipal Commission of Housing and Urban-Rural Development, together with relevant departments, will strengthen the construction and sales management of the project. Ensure the construction quality and quality of the project. Strengthen guidance, strict supervision, and check the design, construction, transaction and other links to ensure that the quality and safety of such projects meet relevant standards, and the building quality is equivalent to that of newly built ordinary commercial housing projects around.
The vast majority of new houses in Beijing in the future are "price-limited houses"
From the end of last year, "limited house price and competitive land price" first appeared in the process of land transfer in Beijing. Since the beginning of this year, in Beijing’s multiple rounds of land transfer, as long as residential land is involved, "limiting house prices and competing land prices" have become a must.
On September 30th last year, Beijing issued "Several Measures for Promoting the Stable and Healthy Development of the Real Estate Market in this Municipality", in which it is clear that while strictly controlling the land price, the future house price of the project will be predicted, and the pilot measures will be taken to limit the sales price as a condition for land bidding, auction and hanging, so as to effectively control the rapid rise of real estate prices.
Among the land sold in Beijing this year, except for self-occupied commercial housing and shared property housing, other residential land is clearly defined as "price limit and competitive land price". Among them, there are plots in suburban counties like Miyun and Yanqing, and plots in Chaoyang and Fengtai, where the market is hot in recent years, which have basically formed a comprehensive coverage in Beijing. According to preliminary statistics, up to now, the Beijing land market has handed over 45 plots of "limited house prices and competitive land prices". According to the construction period of about two years, in the next two years, in the commercial housing market in Beijing, except for shared property housing and self-occupied commercial housing, the vast majority of listed houses will be such "price-limited" units.
However, since Beijing fully implemented the mode of "price-limited and competitive land price" in the land transfer market this year, the premium rate of the successfully transferred "price-limited and competitive land price" plots is not high. The high-priced land created by developers in the past has never appeared since then, and enterprises have become more and more cautious in taking land.
Price-limited housing will lower the average transaction price in the market.
With these price-limited housing projects entering the market one after another, Beijing commercial housing will gradually enter the era of residential price limit in the future. Then, dozens of projects, millions of square meters of area, so many price-limited houses listed, what impact will it bring to the market?
In the first 10 months of this year, 20,621 sets of new residential buildings in Beijing were signed, creating the lowest value of online signing data for new residential commercial houses in Beijing in the last 10 years, with a year-on-year decline of 50%.
In the eyes of the industry, while the market is cold, price-limited housing, as a new label of Beijing residential market in the future, will have a structural effect of lowering the average transaction price of the overall market.
The difference between price-limited houses and other houses
Speaking of this kind of "price-limited, competitive land price" project, we can simply call it "price-limited house". Then, when it comes to the difference between it and Beijing’s two-restricted houses, self-occupied houses and shared property houses, maybe this problem will bother many people.
In Beijing, the first batch of "price-limited and competitive land price" real estate sites are about to open for sale. The reporter saw that the developers even made exhibition boards in order to let the buyers who don’t understand the policy have a clear understanding.
This kind of "price-limited, competitive land price" project is actually the same as ordinary commercial housing. As long as you have the qualification to buy a house, you can buy it. Only when developers take land, they are stipulated the highest selling price and average selling price per square meter.
And the price-limited housing we used to say is also called "two-limited housing", that is, the commodity housing with "limited housing type and limited housing price" has the nature of protection. Its supply target must be families with qualified household registration in this city. For example, the annual income of families with less than three people should be 88,000 yuan or less, and they should not be transferred within five years. Those who transfer for five years should pay the land revenue price according to a certain proportion.
Self-occupied commercial housing began to appear in 2014, and the price will be about 30% lower than that of the surrounding commercial housing. The size of the apartment is mainly less than 90 square meters. Eligible families can apply for purchase regardless of whether they have local household registration. In the future, 30% of the total supply of self-occupied commercial housing will be for non-Beijing-based families. Self-occupied commercial housing shall not be transferred within 5 years. If the transfer is completed for 5 years, the land income and other prices shall be paid according to the house price difference of 30%. Starting from September this year, Beijing has made it clear that 23,000 self-occupied houses that have entered the market but have not yet been sold and 200,000 self-occupied houses in the future will be converted into shared property houses.
However, the housing with shared property rights that emerged this year is only available to eligible families without housing. The purchaser and the agency designated by the government hold the housing property rights in proportion, and the share of property rights is determined with reference to the proportion of the average sales price of the project to the price of ordinary commodity housing in the same location and with the same quality, ranging from 50% to 95%, which is divided into 10 grades. For example, Jindu Jiayuan, Chaoyang District, the first housing project with shared property rights in Beijing, stipulates that individuals hold 50% of the property rights, and institutions entrusted by the government hold the remaining 50%. Individual purchases are calculated at 22,000 yuan per square meter. The purchase of shared property housing for less than 5 years, not allowed to transfer. Only after buying a house for more than 5 years can it be transferred. At the time of transfer, the part held by the government is not for sale, and the purchaser can only transfer the part held at the market price, and the holding agency has the preemptive right.
After restricting purchases, loans and sales, many places began to "limit prices"
Since September last year, in order to ensure the stable and healthy development of the real estate market, various local property market regulation policies have emerged. In addition to restricting purchases, loans and sales, many cities have also introduced price-fixing measures.
In January this year, Shenzhen issued a policy requiring that the declared average price of the apartment type should not be significantly higher than the average selling price of similar projects in the surrounding area, and the phased development projects should not be higher than the previous price.
Changsha, in June, issued a policy to clarify the new commercial housing in six districts and one county. If applying for pre-sale permit, the price should be determined according to the average price in October 2016.
Nanning, in May this year, issued a notice, clarifying that six plots were publicly sold for the first time by means of "price limit, land price limit, and competitive property rights transfer to housing".
In addition, Chengdu, Wuhan and other places, also in the process of land transfer, clearly put forward the price limit requirements.