Rongchuangjia property

Recently, an old friend got married and is going to pay a deposit to buy a house.

By the way, the house I bought has a good location and extends in all directions.

Let me ask again, this property has been owned by developers since childhood.

I'm scared! Before I could say "congratulations", I suddenly committed an occupational disease-

You only choose Prada, Gucci and MK to make bags, Givenchy and YSL to make lipsticks, Tiffany to make wedding rings ... It's your turn to buy a house, but you don't choose Vanke Sunac Country Garden and only look at a small developer who has never heard of it.

Hearing this, my old friend pursed his lips to show his disapproval-

First, small developers were not chosen before for fear of bad results, but now there are "pros and cons";

Second, the house is used for living, no matter what brand, the cheap small developer property is more cost-effective;

Third, it's just the need stage, and it's not too late to choose a house when the house price rises.

I took a deep breath. Small developers and big developers are very different!

Small developers will not rot under supervision?

Why didn't it finish? The reason is simple-small developers have too little money to turn around.

However, it is estimated that someone will diss me, and the hard-core guarantee of the pre-sale certificate can basically put an end to the possibility of unfinished buildings.

Is it?

Let's talk about this pre-sale system first, although each city will be a little different.

How can I have a pre-sale certificate? Developers have to issue many certificates, including pre-sale supervision agreement and special account opening certificate.

The advance payment refers to the developer paying the house payment first, including all the money to be paid by the buyers (including deposit, down payment, advance payment, mortgage payment, etc.). ).

Then, the money is supervised by the housing management department and the bank and distributed to the developers bit by bit according to the progress of the project.

Listen, according to this system, the contractor will happily get his salary as scheduled, and then happily build a house, and there will be no legendary unfinished buildings.

However, as mentioned above, small developers are short of money! Who knows whether these advances are really used for construction?

If the monitoring was really strict and reliable, you wouldn't have seen so many unfinished projects.

Small developers owe not only the owners' houses, but also the loans from banks, the wages of the builders and the usury from the people.

Once the capital turnover fails, will small developers give priority to the interests of owners? Obviously not, under the multi-party game, the owner is only the weakest party.

Although many places "positive and negative" are trying to get supervision back on track, but looking at the current real estate situation, it is a wave of regulation and a wave of small developers die.

We see more small developers struggling to build pre-sales, and then struggling to build money.

The Quality Pursuit of Small Developers

If you are lucky, small developers will charge you for your house, then give you a suite with great difficulty, and then trade, and then small developers will start chasing quality.

Undoubtedly, the difference between small developers and big developers lies in their development experience. Development experience often determines whether the product design is humanized.

Some big developers have developed hundreds of properties, and they will know what kind of needs residents will have, so as to suit the remedy to the case and strive for perfection.

Small developers generally lack user research, just imitate the actual practice of big developers, and then tell you "everything here."

For example, water and electricity points.

Big developers can make precise arrangements, while small developers are often thoughtless and arrogant. If you are given a rough house, the decoration can be remedied, but if you are given a hardcover house, it is a disastrous decoration project.

Of course, some small developers will also be willing to pay professional teams to make gardens with 50%, 60% and 30% discount, and even follow the trend to launch intelligent black technology ... It all depends on the personality of small developers, and there is no brand constraint.

The most important property issue

If you have a good personality, buy a small developer's Qiyuan black technology property, and be careful about property problems. And this is the biggest difference between big developers and small developers.

Big developers have their own property companies. For example, Country Garden has Country Garden Property, Vanke has Vanke Property, and Sunac has Sunac Property Services.

In order to maintain their brand image, big developers will try their best to upgrade their properties, which will be roughly like this:

A number of security guards guard the entrance and exit 24 hours a day;

Temporary visitors enter and leave the community to register;

Telephone service for repair is 24 hours, and on-site service within half an hour for urgent repair;

Professional teams regularly maintain the greening of the community;

The trash can is set reasonably, and there is no littering phenomenon;

Public areas such as driveways, sidewalks and corridors are spotless, clean and tidy;

……

In order to catch up with this quality, small developers will look for the property company of big developers. It seems that if you buy the property of small developers, you can enjoy the above properties.

But you don't know that big developers usually subsidize their own properties.

Property companies, even those of big developers, always involve management problems. With the property management fee of 20,000, are you still worried about the property management fee of100,000?

If the occupancy rate of small developers is not high, the property fees obtained by property companies will not be too high, and the service can be imagined.

However, for their own signs, large developers will set the residential property very high, even if the occupancy rate of the residential area is not high, they will also give themselves property subsidies. After all, this is a facade and should be shown to potential buyers.

Therefore, even if a small developer hires a property team of a large company, the effect may not be as good as you think.

And more often, we will see small developers contracting their residential properties to small property companies with the same level.

When you move in, you will find the so-called property. In fact, there is only one security guard snoring at the door, the garbage on the ground is unclear, and people who put up small advertisements are often put in.

Of course, owners can also set up owners' committees, collectively remove property companies and re-select a reliable property company. However, isn't this another obstacle in life?

The problem of replacement

In the second-hand housing market, the properties of large developers are generally more expensive than those of small developers.

Let's talk about the second-hand housing market near the Jianggan District Government in Hangzhou.

The general price of houses in this area is around 40,000-50,000, but a real estate built by China Resources Sun Hung Kai has soared to 60,000-70,000, showing how strong the brand is.

This is still the case of a strong second-tier city.

For the third-and fourth-tier cities where no one goes, the second-hand houses of small developers are more likely to face a valuable market.

You know, it takes a long time to buy an auction house for a small developer. It will take you a long time to decorate and move in. And it will take a long time to wait for the catcher.

One to two, when can I live in a good house? When can I live a good life?

knot

So I only recommend big developers, and they are developers of TOP50.

Buying a house is not a trivial matter, but also a brand awareness.

You don't know who is the big developer? Open Baidu search "developer sales list" and just click on one.

Finally, if nothing else, I wish my old friends get married and buy a good house!