"Competitive self-sustaining" becomes "competitive affordable housing"
On July 30th, the website of Hangzhou Planning and Natural Resources Bureau released the announcement of 202 1 the second batch of centralized land transfer. This time, Hangzhou launched a 3 1 residential plot, with a total transfer area of 1, 9 1.55 million square meters, a total transfer construction area of 4,660,200 square meters, and a total starting price of 63.378 billion yuan. It is expected to be released on September 7 -8. Compared with the first batch of centralized land supply, the second batch of land supply has shrunk in terms of land supply, building area for sale, starting price and so on. And the amount of land supply is only 46% less than that in the first round.
Of the 3 1 plots, 9 are provided by the main city, and the remaining 22 are located within the "Nine Planets", covering an area of 2,279 mu, accounting for about 80% of the total area of the second batch of concentrated plots. The so-called "nine planets" refer to nine suburban new cities in Hangzhou, including Binjiang, Xiaoshan, Qiantang New District and Yuhang.
There are many heavy plots in the 3 1 plot on the shelves. For example, Hangteng's future community plot is the first homestead sold by Yuncheng and the first future community. The transfer area of this plot is 186800 square meters, the plot ratio is 3.3, the total construction area is 620200 square meters, the total starting price is 9.306 billion yuan, and the initial floor price is 15006 yuan/square meter.
It is worth noting that this centralized land supply, Hangzhou Planning and Natural Resources Bureau adjusted the bidding rules, which posed a new round of challenges to housing enterprises in terms of capital and quality.
For example, in the first batch of centralized land supply, real estate enterprises can get the qualification to participate in the auction by paying 10% of the starting price and an advance deposit with an upper limit of 50 million yuan. In the second batch of centralized land supply, the "pre-application" process was cancelled, and the deposit of housing enterprises participating in the exhibition was directly set at 20% of the total starting price, and the deposit of Hangteng future community plot in Yuhang District was as high as 30%; At the same time, after reaching the highest price limit, it changed from "competitive self-sustaining" to "competitive affordable housing". That is, after the land reaches the highest price limit, the original developer's self-sustaining area will be adjusted to be allocated to policy rental housing free of charge, and the housing security department will be responsible for receiving these policy rental housing free of charge and doing a good job in lease management.
The most striking thing is that each of the ten districts in Hangzhou has launched a plot to test the "competitive quality". The basic process is "qualification examination, competitive quality and competitive land price", and the construction quality standard with the highest score in the competitive quality stage is used as the quotation basis and subsequent construction standard in the competitive land price stage. It is particularly worth mentioning that competitive high-quality plots need to be sold in existing homes, and can only be sold after passing the acceptance procedures such as completion filing and verification of government performance supervision. At the same time, the upper limit of the premium rate of the "competitive" pilot plot is 10%, and the premium rate of other plots is lowered from 30% to 20%.
In addition, the secondary centralized land supply in Hangzhou has also refined the requirements for commercial service land and blocked the loopholes in the construction of "commercial villas" by housing enterprises. According to the announcement, this centralized transfer requires that no more than 10% of the public buildings of residential land be allocated for centralized transfer, and public welfare supporting public buildings and supporting businesses arranged along the street be centralized for transfer.
Raise the threshold of funds and put an end to the "passionate participation" of housing enterprises
Respondents generally believe that the second centralized land supply in Hangzhou has made many "patches" on the policy of centralized land supply on the basis of the first centralized land supply. Compared with the unprecedented popularity of the first centralized land auction, the new regulations of the second centralized land auction will bring a certain "cooling" effect to the Hangzhou market.
Undoubtedly, many new regulations on secondary centralized transfer are quite beneficial to the majority of people who just need to buy a house. For example, the sale of existing homes can avoid foreclosure and rights protection incidents, and the cancellation of "competitive self-sustaining houses" as "free transfer of competitive rental houses" also means that the Hangzhou government will hold more rental houses, benefiting the rental groups.
"Several plots in Hangzhou have opened up the quality of existing homes in the competition, which is an upgraded version of Beijing's first round of land auction policy. Although it is only an attempt, it also inhibits the phenomenon that developers continue to blindly grab land. " Zhang Dawei, chief analyst of Zhongyuan Real Estate, pointed out to the reporter of China Times that the Hangzhou policy has gradually changed the ownership of enterprises into public rental housing, which is conducive to attracting talents and turning it into public rental housing for talents.
From the perspective of housing enterprises, Ding Jiangang, president of Zhejiang Media Research Institute, believes that the land rules have been adjusted from the original "competitive self-sustaining houses" to "free transfer of competitive policy-based rental houses", and housing enterprises do not have to consider the self-sustaining part of "unpredictable profits", so the cost accounting is clearer, their bidding ability is reasonably determined, and blind pursuit of high land prices is avoided.
Of course, the new rules of local auction in Hangzhou also put forward more and higher requirements for housing enterprises. In Ding Jiangang's view, the cancellation of the land application policy has raised the threshold for housing enterprises to acquire land.
Ding Jiangang told the reporter of China Times that Hangzhou had previously implemented the land application policy, and the housing enterprises only had to pay 50 million yuan of land application fee, which could be converted into a deposit after the land was listed. Even if you regret the land you won, the biggest loss is to confiscate 50 million yuan. The second batch of centralized land supply in Hangzhou was directly registered by means of deposit, and bidders must pay 20% of the bid deposit in full before they can participate in the bidding. For example, the margin ratio of Hangteng's future community plots is 30%, and the participation margin is as high as nearly 2.8 billion yuan. "There is no doubt that this has greatly raised the threshold for land registration, increased the financial pressure on housing enterprises, and avoided the participation of' Guangtou', thus reducing the bidding intensity of each land. Ding Jiangang said.
Han Yizhiku also pointed out that as far as this centralized land supply is concerned, the cancellation of the "pre-application" process will indeed put forward new requirements for the funds of housing enterprises to a certain extent, aiming at prompting housing enterprises to return to rational land acquisition. At the same time, the "competitive quality" policy also aims to effectively reduce the heat on the basis of ensuring the quality of residential buildings in Hangzhou. In the 10 "competitive" pilot plot, the threshold limit of participating funds was raised through a bid bond of 50 million yuan and 20% of the starting price. At the same time, 5-6 housing enterprises were selected in the form of "development qualification competition scheme", and finally the short-listed housing enterprises bid, effectively controlling the number of participating housing enterprises and avoiding "enthusiastic participation of housing enterprises".
However, some insiders bluntly said that the new rules of land auction have raised the threshold of funds and are not friendly to small and medium-sized housing enterprises with poor financial strength. "Next, the Hangzhou market is basically the' arena' of large housing enterprises, and there are almost no opportunities for small developers in the Hangzhou market." A TOP30 real estate enterprise believes that the future includes existing home sales plots, and only those head developers with more capital reserves, or central enterprises and state-owned enterprises with lower capital costs have the strength to obtain them.
Han Yizhiku pointed out to the reporter of China Times that under the control policy, leading local housing enterprises such as Greentown and Renren, as well as central enterprises such as Poly, China Merchants and Vanke, may accelerate the entry of new housing enterprises with insufficient value in Hangzhou.
As a key city in the Yangtze River Delta, Hangzhou has also become a weather vane for other cities. China Times reporter noted that on July 30th, the the Political Bureau of the Communist Party of China (CPC) Central Committee meeting set the tone for real estate regulation. On the day before the the Political Bureau of the Communist Party of China (CPC) Central Committee meeting, Ningbo issued a new land transfer policy and tried out the pre-application system, that is, learning from the "land application" system in Hangzhou. If it is announced that the developer has not signed up for the auction or failed to win the bid after signing up for the auction, it is not allowed to buy land in Ningbo within two years, regardless of whether to submit an intention pre-application or a land pre-application. Among them, if a pre-application for land use is submitted, the pre-application deposit will be confiscated.