Buying knowledge: What are the differences between commercial housing and ordinary housing?

Commercial housing belongs to ordinary housing and has commodity attributes, while commercial housing belongs to non-ordinary housing. Commercial housing is generally characterized by lower-level commercial outlets and upper-level housing. Generally speaking, after a developer signs a land use right contract, it cannot change the original planned nature of the land, such as commercial, comprehensive and residential.

However, due to the different market demand, developers can make products with different properties from the original land. For example, building a property with products positioned as residential on commercial land, or building a property with products positioned as commercial on residential land. Although the land nature of the property right certificate finally obtained by buyers is still the land nature of the original land use right certificate, buyers can use the property for other purposes.

Among them, building houses on commercial land is a new practice adopted by developers in recent two years. The reason is that land transfer by agreement is strictly prohibited, which leads to a sharp decline in housing supply and an increase in scarcity. Building an office building on residential land is a "commercial house" that buyers are familiar with (the property right is 70 years, but the product is positioned as an office building, and the construction standard is between residential and office buildings, or it is completely the standard of office buildings).

The advantages and disadvantages of building houses on commercial land are summarized as follows:

1, service life

40 years for commercial facilities and 50 years for office buildings, which is more serious than 70 years for residential buildings.

I understand that the time of property right should be the time of land use right, not the time of housing property right. Because after the house is purchased, the property right of the house belongs to you, but you only have the right to use the land, but there is no ownership, and the land ownership belongs to the state. The state stipulates that the maximum annual transfer period of pure residential land use right is 70 years, and the commercial land use right is 40 years.

Therefore, it is possible that the house will have only 40 years of land use rights. After 40 years, the state has the right to recover the land and its attachments. 50 years or 70 years, it sounds as if it will have little impact on the current owners, but because the property law does not specify whether the right to use the property on the comprehensive land can be automatically renewed, it is still risky to buy commercial and residential dual-use houses on the comprehensive land.

Article 149 of the Property Law stipulates that the right to use residential construction land will be automatically renewed when it expires. The renewal of the right to use non-residential construction land after the expiration of the term shall be handled according to law. The ownership of houses and other immovable property on the land, if there is an agreement, shall be in accordance with the agreement; If there is no agreement or the agreement is unclear, it shall be handled in accordance with the provisions of laws and administrative regulations.

2. Transaction taxes and fees

The deed tax at the time of initial purchase or transfer is charged at 3%, and the residential property is1.5%; If the state levies property tax and land value-added tax, the standard of commercial housing will be higher than that of residential housing.

3. Mortgage method

Most of them cannot apply for provident fund loans, but a few projects can be done with the efforts of developers. For another 40-year or 50-year house, the bank loan can only get 50% or 60% of the mortgage, and the longest loan period is 10 year.

4. Daily living expenses

According to public regulations, water, electricity, heating and other use fees. Commercial prices will be used. Therefore, for property buyers, ask clearly when buying a house. At present, most developers take corresponding remedial measures at the initial stage of development, which can be paid at the civil price.

5, design standards

Design orientation is different. Public buildings are less restricted by orientation, lighting and depth, while ordinary houses have higher requirements.

6. Settlement issues

(Unable to transfer to account)

Advantages mainly include the following points:

1, about the value.

Developers can turn commercial houses with high land construction costs into residential houses for sale, mainly because of factors such as strong residential variability, low risk, fast sales speed and short time to withdraw funds. Of course, the most critical reason is the scarcity of residential housing in the region, which can achieve high profit value! Therefore, when buyers buy such houses, it is often because they have no other choice, and the corresponding property preservation is better.

2, about the construction standards

Non-residential housing construction standards are different. According to the relevant requirements of public construction, the construction standards of civil air defense and fire protection are higher, which will increase the cost for developers, but have little impact on the use of property buyers.

(The above answers were published on 2016-12-01. Please refer to the actual situation for the current purchase policy. )

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