Disputes over the price approval of commercial housing in Changsha: the approval price of some real estates is 40% higher than the surrounding housing prices.

65438+February 1 1, the Notice on Defining the Price Composition of Commercial Housing by the Cost Law in Changsha came into effect, which made it clear that the price of commercial housing was composed of cost+profit+tax, and the profit rate was 6% ~ 8%.

Insiders pointed out that the promulgation of the Notice is a continuation and specific explanation of Changsha's previous relevant policies. On the one hand, this similar practice of limiting profits helps to prevent real estate enterprises from inflating their quotations at will and pursuing profits excessively; On the other hand, the implementation of the policy is controversial and difficult.

At the beginning of this year, there were properties in Changsha that were constantly criticized by property buyers because the approval price was 40% higher than that of the surrounding properties of the same quality. Regardless of the ability of developers to manage projects independently, it has always been a controversy whether setting a hard profit range of 6% ~ 8% can effectively reduce the price of commercial housing or boost the price increase, and whether it conforms to the development law and actual situation of the real estate market.

With this, Changsha's housing prices can be described as stable as Mount Tai. The 20 18 GDP reached 1 10034 billion yuan, and the total economic output ranked 12 among 34 key cities (municipalities directly under the central government, sub-provincial cities and provincial capitals, excluding Nanning and Lhasa). The average unit price of new commercial housing is about 1 10,000 yuan. If there is a good school district, the average price of second-hand houses is nearly 20,000 yuan/square meter. Compared with the housing prices in neighboring capital cities such as Wuhan, Guiyang, Guangzhou and Nanchang, it can be called a price depression.

"For enterprises with high financial and marketing expenses, it is difficult to obtain high profits."

The notice details the composition of the cost, including floor land price, preliminary project cost (planning and design, three links and one leveling, etc. ), housing construction and installation project cost (residential civil engineering (including foundation) project cost, installation project cost, etc. ), public infrastructure and supporting public facilities costs, management costs, sales costs, financial costs, administrative fees and funds in the community.

Profit refers to the profits accrued by commercial housing development and operation enterprises according to regulations. The extraction of profit is based on the sum of the first four items of the above expenses multiplied by the average profit rate (6% ~ 8%).

Notice schedule on defining the relevant matters concerning the price composition of commercial housing supervised by Changsha cost method.

Yan Yuejin, research director of think tank center of Yiju Research Institute, believes that Changsha policy sets profits from the perspective of cost control, which is a cost pricing method of returning to engineering projects. Some scientifically managed engineering projects can get high profits, but for some enterprises with high financial and marketing costs, it is difficult to get high profits, which will prompt housing enterprises to make scientific project investment and transactions.

"The price of commercial housing deviates from the market economy"

According to the Notice, this is a concrete explanation of the price composition of commercial housing supervised by the cost method in the Notice on Further Improving the Relevant Matters Concerning the Sales Supervision of Newly-built Commercial Housing in Our City (Chang Fa Gai Jia Diao [2018] No.241).

2065438+08181Document No.24 1, which came into effect on October 23rd, clarified the scope of application and implementation area of price supervision.

Where new commercial housing is built in Changsha (excluding affordable housing, affordable housing, directional development, self-built houses and resettlement houses), the producer procedures for new commercial housing shall be handled in accordance with the regulations.

"Price limit, competitive land price" commercial housing sales price is determined by the land department reported to the Municipal Land Commission, and the price is supervised by the procedure. Individuals can't monitor the sales price through the above methods, but can determine the sales price through price negotiation.

In this regard, Zhang Dawei, chief analyst of Zhongyuan Real Estate, pointed out that this policy is not brand-new, and Changsha introduced the same type of policy in 20 17. At that time, it was mainly aimed at price-limited commercial housing, that is, the price-limited commercial housing in the above-mentioned "price-limited and competitive land price", which was also a commercial housing with a large supply in Changsha, rather than a policy-oriented affordable housing.

On October 30th, 2065438+07165438/KLOC-0, the Development and Reform Commission of Changsha issued the Interim Measures for the Price Management of Price-Limited Commodity Housing in Changsha, in which the explanation of price-limited commodity housing is that the commodity housing built according to reasonable standards and the sales price limited by the government does not include the affordable housing built and provided by the housing and insurance department.

The reporter saw that "Article 6: Calculation of the benchmark price of price-limited commodity housing" is basically consistent with this notice, including the profit margin range of 6% to 8%. At that time, the Changsha Municipal Development and Reform Commission listed the validity period of the Measures as February 20171to February 20191.

The calculation method of the benchmark price of price-limited commodity housing in the Interim Measures for the Price Management of Price-limited Commodity Housing in Changsha issued by Changsha Municipal Development and Reform Commission on October 30th, 20 1 17 is exactly the same as this time.

Zhang Dawei analyzed that it is difficult to implement the profit restriction policy. He said that the net profit of 6% ~ 8% is not low, but according to the project calculation, it is not the investment of developers, and only developers who take land early can achieve this profit. With the increase of land price, many enterprises find it difficult to realize profits within this range. Moreover, the cost of each enterprise is different. The cost of simple construction and installation may be several thousand yuan, and the capital cost is distributed from 3% to 20%. According to this simple price formula, the price of commercial housing in the same region will deviate from the laws of market economy.

Encourage "squatting"? There are high-priced buildings, around 40%.

In March this year, the housing (rough house) of Zhujiang Yide Mansion (also known as Pearl River Park Hyatt Bay) in Yanghu New Town on the west bank of Xiangjiang River in Changsha was approved at a unit price of 1.45 million yuan, which is about 40% higher than the surrounding housing prices. After the house price in Changsha was verified according to the cost method, it was considered by the market to have contributed to the "oversold".

Previously, according to the spirit of the document Operating Rules for the Supervision of Commercial Housing Sales Price in Changsha (Chang Fa Gai [2065438+07] No.236) jointly issued by Changsha on June 29, 20 17, the project applied for pre-sale permit, and there was no sales record in June 20 16, but the average price of pre-sale approval was approved after the real estate regulation in Changsha.

According to "China Real Estate News", in July and August of October18, the Xiangxi Shuijun project of China Dianjian Real Estate, which is closer to the city center, was just needed by the supervision department of Changsha's clearly marked commercial housing sales, with an average selling price of 9540 yuan/square meter and an average selling price of more than 144 square meter.

At that time, there was no obvious difference in the declaration format and quality between the Pearl River Yide Mansion Project and Xiangxi Shuijun Project, and the unit price of inquiry (blank) could only be around 12000 yuan.

The unit price of 14500 yuan is still the price of high-end real estate.

As a member of the GDP trillion club, Changsha had only 1 1 cities before. However, from the perspective of housing prices, only Guiyang City, Guizhou Province is slightly lower around Changsha, and the prices of new houses in three of the four neighbors are much higher than those in Changsha.

According to the data of Yiju Real Estate Research Institute, the average transaction price of new commercial housing in Changsha was 9462.2 yuan/square meter before 10 this year. The average transaction price of new commercial housing in Wuhan, Hubei Province, the capital of neighboring province, was 12623 yuan/square meter; Guiyang, Guizhou, which has a strong development momentum in recent years, has a data of 857 1 yuan/square meter; The first-tier cities in Guangdong and Guangzhou are about 26 195 yuan/square meter; Before 10, the average transaction price of new commercial housing in Nanchang, Jiangxi Province was 12768 yuan/square meter.

Wang Xiaoyu, an analyst at Zhuge Housing Search Data Research Center, pointed out that since the implementation of the property market regulation policy in Changsha on June 25, 2008, the second-hand housing market has declined, and owners have taken the initiative to reduce prices to attract buyers. The listing price of Changsha continued to decline during the year, but the decline was not significant. In the first nine months of this year, 526,865 sets were newly listed in Changsha, up 4. 1% year-on-year, and the listing price was12,458 yuan/square meter, down 6.8% year-on-year. At present, the real estate market in Changsha is running smoothly at the bottom, and it is difficult to rise in the short term under the severe background of the current overall market.

In fact, since 2065438+June 25th, 2008, Changsha has issued a very strict property market regulation policy-not only restricted purchases and sales, but also qualified buyers can not buy a second suite until they have obtained the title certificate of the first suite for four years. Precious room tickets, limited demand, so that Changsha's housing prices are very stable, and even stable. Even though the housing fair held in Changsha in the past two months gave some preferential activities, the transaction in Changsha remained calm.

The controversy continues.

Other provinces and cities have precedents to limit the profit of commercial housing.

On May 24th, 20 12, Haikou City, Hainan Province issued the Interim Measures for the Administration of Price-Limited Commodity Housing, which pointed out that the specific selling price of price-limited commodity housing should be determined according to the complete cost factors such as land transfer price, development cost, construction and installation cost, taxes and fees, and profit (not exceeding 6%).

On September 29th of the same year, Sanya City, Hainan Province issued the Interim Measures for the Administration of Price-limited Commercial Housing in Sanya City, which also required that the profit of price-limited commercial housing should not exceed 6% of the construction cost. The sales price of price-limited commercial housing (including the maximum price) should be put forward before the land transfer, and it should be used as a precondition for the relevant land transfer. The specific sales price is determined according to all cost factors such as land transfer price, development cost, construction and installation cost, tax and profit.

20 12 10 19, Shaanxi Provincial Housing and Construction Department and Shaanxi Provincial Price Bureau jointly issued the Notice on Strengthening the Accounting of Commercial Housing Price, Cost and Profit to Further Promote the Stable and Healthy Development of the Real Estate Market in our province, demanding that "according to the land cost, development cost, management cost, sales expenses, financial expenses and sales taxes, the real estate projects in our province should be reasonable.

It is worth noting that after the profit restriction policy of 20 12 was introduced one after another, the market dispute did not stop. Some people think that the era of high profits in the real estate industry is coming to an end. Some people also expressed concern that developers cut corners for profit, resulting in "brittle houses".

Gu Yunchang, then vice president of China Real Estate Association, believed that to control housing prices, we should first control land prices, not limit the profit rate of development enterprises. The time and price of land acquisition by developers are different. Even if there are some differences between adjacent plots, it is unreasonable and difficult to operate simply by using the cost method.

Gu Yunchang, for example, said, for example, some properties have high land prices and high housing price accounting; Some land is acquired at the reserve price, and the house price is low. The price difference between two properties in the same area is very large. The finished product control and quality control of developers in the development process are different. If the cost is well controlled, the same price and quality are good, but it is unfair to sell it cheaper.

Although this time is different, except Changsha County, which has launched unlimited plots, most of the other plots under Changsha's jurisdiction are double-limited plots, but the dispute over how to implement the cost accounting method fairly for different projects continues.