High housing prices are not necessarily high rents. The housing price in the school district deviates from the rent.

In Ms. Chen's impression, house prices and rents are directly proportional, and houses with high house prices will have correspondingly high rents. But recently, when Ms. Chen rented a house for her children to go to school, she was surprised to find that the unit price of the school district was twice that of her own house; But the rent is only half of your own house. After careful investigation, this phenomenon is everywhere, and the rent and house price of the school district have been seriously deviated.

School district residence

7 million houses

The rent is 6500 yuan

Ms. Chen's children attended a key junior high school near Madian Bridge in September this year. Because she is far from home and hopes that her children can go to high school in the future, Ms. Chen wants to buy a suite nearby.

"First, I live at ease; Secondly, the school district is not for sale, and you may earn some money in the future. " Based on this plan, Ms. Chen began to look around the school in July this year.

"I have a three-bedroom apartment of 140 square meters near Sifang Bridge on the fourth ring road in the southeast. I was going to sell it and change it to a big two-bedroom or a small three-bedroom here. So I chose a big two-bedroom apartment or a three-bedroom apartment of 70-90 square meters. I think the price should be similar. "

Ms. Chen actually takes a look, which is not the case at all. Because it is a school district, the average price in this area has reached 90 thousand, and it is still difficult to bargain. A two-bedroom apartment of 80 square meters, at least 7 million. And my 140-square-meter three-bedroom apartment, with a unit price of 6.3 million, can only sell for 45 thousand.

In other words, plus taxes and agency fees, Ms. Chen has to add 1 10,000 yuan to buy a two-bedroom apartment of 80 square meters.

"Then I think it's not worth it. I don't want the admission index, 6.5438+0 million yuan. I rent the best house. Six years is enough. When my children go to college in the future, I can move back to my big house. " On second thought, Ms. Chen began to find out about renting again.

"When I started looking for a rental, it was already 10 months later. At that time, it was not the peak season for renting houses, but there were many houses. " Ms. Chen saw four or five houses in a week and got a general understanding of the rent level in the region: the average two-bedroom apartment is between 5,500 yuan and 6,500 yuan; The three-bedroom apartment is between 7000 yuan and 10000 yuan. However, apart from a few towers, there are few north-south houses in the three-bedroom apartment.

Finally, Ms. Chen took a fancy to a big two-bedroom apartment of 80 square meters. "The apartment is very square, with transparent north and south, good lighting and ventilation, and the monthly rent is 6,500 yuan."

For this price, although Ms. Chen felt that it was not cheap, it was also within the scope of acceptance, so she quickly signed the contract.

Four-ring edge

6.3 million houses

Rent 13000 yuan.

After settling down, Ms. Chen began to feel that her house in Sifang Bridge on the Southeast Fourth Ring Road was unoccupied and had been empty. Better rent it out, too. As soon as the house moves in, you can know what's wrong in time. Secondly, it also subsidizes part of the rental expenses here.

"I inquired, so the rent is 8000 yuan to 10000 yuan. I want to rent 9000 yuan, which is not too high, but I hope to rent a reliable family. "

After contacting the intermediary, the intermediary came to take pictures. After seeing the house, the agent said, "Sister, I can rent this house to you for 13000."

Ms. Chen was shocked when she heard it: "It's not that the intermediary fooled me into being an exclusive agent. If you don't act, you rent the house to the group. "

Because of this concern, Ms. Chen was very cautious and found an intermediary. After the agent of this intermediary looked at the house, the quotation was similar.

"This community is the best community for property management here. All the people who rent this community are white-collar workers who work in CBD, and their quality and ability to pay are very high. The rent for a three-bedroom apartment ranges from 1 1000 yuan to 15000 yuan according to the area, decoration and furniture. Your house is well maintained, and the decoration and furniture are also good. Rent 13000 yuan is no problem. Now it's the off-season, so it's no problem to rent 12000 yuan. " That's what the agent said.

Later, Ms. Chen and her colleagues and neighbors inquired that the rent in the community is really this price. "The rent around CBD is high. My colleague has a three-bedroom apartment of about140m2 in wanda plaza, and rented it to a small company. Now the rent is 22,000 yuan. However, the house price is not high, and the unit price is about 48,000. Therefore, my colleague has been renting a house for several years and has never sold it. "

Renting a house by herself, of course, the higher the price, the better, so Ms. Chen hung the price at 13500 yuan. "It is best to rent out. If I meet a reliable tenant, I will rent it at 13000 yuan. " Ms. Chen said this.

North Third Ring Road

A house with the same rent

The unit price difference is 30 thousand yuan

The house rented by oneself, 80 square meters, can sell 7 million, but the rent is only 6500; My house140m2, sold for 6.3 million, rented for 13000. This contrast is too big. The more Ms. Chen pondered, the more confused she felt.

Why is this? As a result, Ms. Chen made a general understanding of the surrounding housing prices in her spare time, and found that the rent of the school district was not much different from that of the surrounding non-school districts, but the housing prices were obviously higher than one stage.

"There is one of the most obvious in Yuzhong, the North Third Ring Road. In Xili, Yuzhong, there is a school district room marked Sanfan Middle School, with a small apartment of 64 square meters and a tower facing west, with a unit price of 87,000 and a total price of 5.6 million. Not far away, Yumin Road No.3 Courtyard, a small two-bedroom apartment of 62 square meters, is transparent from north to south, with a unit price of only 57,000 and a total price of 3.6 million. " Ms. Chen is very shocked by this price difference.

Although the selling price is 2 million, the rent is similar. "A small two-bedroom apartment of about 60 square meters, the price of the school district in Yuzhong Xili is between 5800 and 6000 yuan; The non-school district of Yumin Road No.3 Hospital is similar. At present, there are two sets of 53-square-meter small two-bedroom apartments for rent, one with a price of 5,600 yuan and the other with a price of 5,800 yuan. "

According to Zhou Xiao, a store agent of a chain real estate company in Yuzhong Xili, "Two years ago, the house price in Yuzhong Xili was still around 45,000 yuan, but after it became a school district of Sanfan Middle School, the house price went up. Now, a small one-bedroom apartment has reported nearly 6,543,800 yuan. However, the increase in rent is not obvious, which is not much different from the surrounding non-school districts. In the past two years, it has risen by about 500 yuan. "

"Many people buy school districts for a school indicator, and many parents are willing to give up their children. Therefore, although the school district in Yuzhong Xili is expensive, it sells faster than the surrounding non-school districts. " Zhou Xiao added.

"There is no problem with the school district rent, so the difference is not very big. The high rent in CBD area is mainly related to demand. There are many high-end hotels and office buildings in CBD, and there is a great demand for leasing. Therefore, the rent is relatively high, especially for high-end apartments, which are new in age, well decorated and complete in furniture and appliances. The rent for one bedroom is about1.20 thousand yuan. Two bedrooms are about 15000 yuan; Three bedrooms are about 18000 yuan. Although wanda plaza is a 70-year-old house, it is mostly rented to small companies, so the rent is higher. " The agent of Midland Real Estate CBD business circle said when introducing the property to Ms. Chen.

For the CBD area, the house price is much lower than that of the school district. Meng Xiao explained: "The regional price of high-end apartments in CBD is about 55,000 yuan, which is not too high compared with the rent of the Second Ring Road and the school district in this area, mainly because the housing supply is relatively sufficient. In addition, there is no new market in the East Third Ring Road and the East Fourth Ring Road, and the market is relatively stable, so the price increase is not large. "

Expert analysis

School district residence

high added value

People in the real estate industry generally believe that the value of real estate is related to the utility of real estate. The biggest utility of real estate is living. Measured by money, it is the rent that can be obtained by renting a house or the rent that can be saved by living in it. Because these rents are used for renting houses, buyers can get the same living effect. Therefore, it can be said that the monetization of residential utility brought by housing is rent. Rent is mainly determined by the economic level between different regions or the prosperity of different regions in the same city. This is also the main reason why Beijing rents are higher than other cities and CBD rents are higher than other regions.

Whether the housing price in a region is reasonable is usually measured by the ratio of rent to the selling price of real estate internationally, that is, the rent-to-sale ratio. However, at present, the rental return rate in Beijing is very low, and there is a great deviation between rent and house price, especially in school districts. The rent-to-sale ratio can no longer reflect whether it is reasonable or not.

But why would anyone buy a house with such a low rental return? This actually shows that the reason why people buy a house is not to pursue the current rental return, but to pursue the asset appreciation brought about by the expected future housing price increase.

(The above answers were published on 20 16-02-02. Please refer to the actual situation for the current purchase policy. )

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