A day when Guangfo pats the land —— Thoughts on the layout of Vanke, Greenland and Hejing in the 8 billion auction

On July 12, three plots of Guangfo entered the market, and the land market staged a one-day "Tale of Two Cities".

Here, Hejing won the Guangzhou 1 plot at the reserve price of10.99 billion yuan, which is equivalent to a floor price of about 28,800 yuan/square meter, or "the last commercial land in Zhujiang New Town".

On the other hand, Vanke's 5.09 billion yuan and 25,000 square meters double-capped building won a commercial and residential area in Guicheng, Nanhai, Foshan, with an actual construction area of over 2 1.045 yuan/square meter; Greenland won the fifth listing of nearly 40,000 square meters of land on the east side of Foshan First Ring Road and the north side of Nanzhuang Avenue with a reserve price of 889 million yuan, equivalent to a floor price of 7,500 yuan/square meter.

Under the aura of Guangzhou-Foshan city, the real estate market of the two places has become a "fate" of sharing weal and woe, and the economic integration of the two cities also affects the layout considerations of many housing enterprises.

Vanke: "double capping" of land price distribution

On the morning of July 12, a commercial and residential plot in Guicheng, Nanhai, Foshan was put up for sale, which attracted eight real estate enterprises to bid, including Vanke, China Shipping, Poly, Longguang, China Resources, OCT, China Merchants Shekou (00 1979) and Midea Real Estate.

The parcel covers an area of over 1.6 million square meters, with a total starting price of 4.2 billion yuan and a highest price of 5.09 billion yuan, equivalent to the starting price of about 1.3832 yuan/square meter.

In addition, it is necessary to build a 36-class primary school and a three-level general hospital free of charge, both of which occupy independent land for development, that is, only two districts, B/C, are actually available for residential development, covering an area of 97,000 square meters, with a construction area exceeding 3 1 1,000 square meters.

After 59 rounds of bidding, Vanke won the plot with a "double-capped" construction of 5.09 billion yuan and 25,000 square meters, deducting the construction (kindergarten, meat market, etc. ), the premium rate is about 2 1%, which is equivalent to the floor price of about 1679 1 yuan/square meter. If the hospital construction cost is 65.438+0.3 billion yuan, the actual floor is more than 265.438+0.045 yuan/square meter. If 25,000 square meters of resettlement houses and various construction and installation costs are deducted, the actual land price will exceed 22,000 square meters.

The unit price of this transaction ranks in the top ten in Nanhai, Foshan, and the second in Guicheng plate in Nanhai, second only to the Pingzhou plot in Zhonghai, which was completed on June 22.

Where will the main target customers come from after the project is completed? Referring to Vanke Sky City, which opened last year, Huang Tao, general manager of Guangdong Zhongyuan Real Estate Project Department, told Viewpoint Real Estate New Media that many Foshan people were not interested in buying Sanshan New City Project. "The customer base before Sanshan New Town is actually oriented to Guangzhou."

The other part is people who work nearby.

The success of City in the Sky last year may be the source of this great man.

In fact, it is not only Sanshan New Town that pays a high price, but also Vanke. In recent years, Foshan Guang Lin Plate has frequently set new records.

In March this year, Contemporary won the Jinshazhou plot, and even refreshed the ceiling of Foshan at that time with a floor price of 20,000 yuan/square meter, which was the first plot in Foshan with a floor price of 20,000 yuan/square meter.

In April, after11/rounds of fierce fighting, China Resources finally won the TOD plot in Chencun, Foshan with a total price of 6.45 billion yuan and a premium rate of 106%, equivalent to a floor price of 22,300 yuan/square meter, becoming the new land king of Foshan.

Some analysts believe that on the one hand, Guangzhou's housing demand overflows, directly bringing a large number of customers; On the other hand, industrial transformation and upgrading indirectly increase housing demand; In addition, the location of its own plot area is good, which can generate enough profit space.

Green land: win the "fourth stream plot" at the reserve price.

On the same day that Vanke took the land, Foshan Lv Jia Business Consulting Service Co., Ltd. (Greenland) and Foshan Jiantou Urban Development Co., Ltd. won nearly 40,000 square meters of land on the east side of Foshan Nanzhuang First Ring Road and the north side of Nanzhuang Avenue with a starting price of 889 million yuan, equivalent to a floor price of 7,500 yuan/square meter.

The total area of this plot is 395 10.33 square meter, the overall plot ratio is not higher than 3, the building density is not higher than 28%, the green space rate is not lower than 30%, and the plot height limit is 100 meter. The total construction area of this parcel is 1 18530.93 m2, and the construction area of compatible commercial buildings does not exceed 1 18530.99 m2.

Compared with Vanke's "double capping" to directly grab the Sanshan New Town plot, this land appears to be a lot of low-key, because various problems have been withdrawn or auctioned four times.

Among them, 20 19 12 was listed three times, and the total starting price dropped from 84 10/00000 yuan to 762 million yuan, but it was still auctioned because no one offered it. In June 2020, it was listed for four times, and the starting price increased by 73.53 million yuan. However, due to the adjustment of floor area ratio, the starting price was lowered by 1.49 yuan/m2, and kindergartens were no longer required.

The total starting price of this listing has increased by 53.34 million compared with the fourth listing, and the floor price has also increased by 450 yuan/m2.

Positively, the site is located on the east side of Foshan First Ring Road, on the north side of Nanzhuang Avenue, 300 meters west of Foshan First Ring Road, and the linear distance from Foshan Metro Line 2 under construction is 1.7 km.

This is also the first time that Greenland has joined forces with Foshan construction investment after Brilliant Sky City.

Up to now, Foshan has developed more than 10 projects, including Greenland Brilliant Sky City, Shunde green center, Greenland Caiye River and Greenland Xijiang Square, all over Chancheng, Nanhai, Shunde and Gaoming.

At present, the properties for sale in Nanzhuang include Jindi Haiyi Yuejiang, Jin Hui Yiyunting, Midea Jindi New Pearl Fengxiangwan 1, China Resources Land September, Dexin Yuzhou Xiyue, Midea Times, Hejing Sunshine City (00067 1, shares bar), Ling Feng and Aoyuan Xingyue, with an average price of 65,438+.

According to the data of Foshan Housing and Construction Bureau, in 2020, Foshan * * * sold new houses 1 10000 sets, an increase of 5000 sets compared with 20 19; Transaction area13.08 million square meters, an increase of 4% compared with 20 19; The turnover of new houses was 22 17 billion, up 23% year-on-year, and the average price of new houses was16,700 yuan/square meter, up/kloc-0.8% year-on-year.

At the same time, it is a gradually differentiated regional market. The transaction area of Sanshui and Gaoming decreased by 12% and 7% respectively, while the transaction area of Chancheng, Nanhai and Shunde increased by 23%, 17% and 6% respectively.

From this year, the differentiation pattern of Foshan property market is expected to further intensify, and the investment value of the central location plate and the Yanguang plate will gradually widen the gap with other regions.

For green space, the competition around the high-quality plate will be hard to avoid.

And Jingtaifu: It is also "the last commercial land in Zhujiang New Town".

Foshan has two centers, one is Qiandeng Lake and the other is Zhujiang New Town, which is more important. A considerable number of property buyers should refer to commuting from Foshan to Guangzhou CBD.

Also on July 12, the A4-3 plot of Guangzhou Zhujiang New Town was successfully sold, and Guangzhou Kesheng Innovation Port Industrial Operation Management Co., Ltd. (Hejing) won the bid at the reserve price of1992.96 million yuan, equivalent to a floor price of about 28,800 yuan/square meter.

The plot is located at the intersection of Huangpu Avenue and Huaxia Road, bordering Huangpu Avenue in the north, Poly Clovis in the west, Maternal and Child Health Hospital and Jinbin Tengyue Building in the south, and flower city square Business Circle in the east. The nature of the land is commercial land compatible with commercial land, with an area of 6,580 square meters, a construction land area of 5,765 square meters, and a calculated plot ratio of 69,200 square meters. The initial listing price is 654.38+0.99296 million yuan. After the completion of the project, the bidder's self-sustaining property shall not be less than 50% of the total construction area of the calculated plot ratio of the project.

The transfer of this land has also solved a "historical problem": as early as the end of June 20001,the Shenzhen office of Guangzhou Municipal People's Government cooperated with Guangzhou Planet Real Estate Development Co., Ltd. and obtained the land use right of this land at a price of 230 million yuan. In the following years, the plot was mortgaged many times by Planet Company, and was finally recovered by the Land and Resources Bureau.

In May 2005, the plot was sealed up by Guangzhou Intermediate People's Court and finally unsealed on 202 1. At this time, it has been 9 years since the last land transfer in Zhujiang New Town.

In 20 12, Evergrande won the D4-B2 plot of Zhujiang New Town with a total price of13.22 million yuan, with a floor price of nearly 33,000 yuan/flat, which was called "the last commercial land in Zhujiang New Town" by the media at that time. The plot was later built into a commercial project of Evergrande Junrui, and now the second-hand reference price of Evergrande Junrui is about 76,500 yuan/square meter.

If there is no accident, this is probably the "last piece of Pearl River New Town", and the lens of He Jing is not surprising.

At the beginning of 2065438+2009, Hejing Taifu won the plot (commercial and residential land) at the self-sustaining price of 3.706 billion yuan. After deducting the self-sustaining area, the floor price of the plot was 83,000/m2, making it the land king of that year. As the first homestead in the Financial City, the Zhen Tang Zhu Ming Project completed on this land has sold for 200,000 yuan/square meter.

On June 6, 2020 165438+1October16, Hejing Taifu won the plot on the north side of the Olympic Sports Park for 4,864.79 million yuan, and the final floor price was 5 1462 yuan/square meter, which was the third floor price in Guangzhou at that time.

Coupled with the Pearl River New Town this time, Hejing's "big chess game" to seize the Tianhe luxury home market seems to have been fully revealed.