Property market survey: the pool area should be transparent, and the high housing prices should also be distinguished.

"Now the house is getting higher and higher, but it is becoming more and more impractical." Zhao Shen (pseudonym), who recently visited the house outside, was so emotional.

Recently, topics such as pool area and housing acquisition rate have been hotly discussed. After the deep regulation of the property market, buyers pay more and more attention to the residential property of the house. In addition to making the pool area a "clear pool area", how to make a more reasonable plan and "speak" with products is also a new topic faced by developers.

The voice of the buyer

The Securities Times reporter found that the Measures for the Administration of Commercial Housing Sales in June 20001year and the Property Law in 2007 (Article 70) both made it clear that the construction area of commercial housing consists of the interior construction area and the shared existing construction area. Property buyers to buy commercial housing should be clear about these two areas. The pool area generally includes two parts: one is the building area of elevator shaft, stairwell, garbage chute, power distribution room, equipment room, public hall and aisle, basement, and public or management rooms serving the whole building; Second, the horizontal projection area of the partition wall and external wall between the suite (unit) and the public building is half.

Generally speaking, in the past, the shared area of multi-storey and small high-rise residential buildings was relatively small, and the housing acquisition rate (referring to the ratio of interior construction area to interior construction area) was generally above 80%. Now more and more super-high-rise residential buildings have sprung up, and some even have more than 50 floors. What is the occupancy rate of these super high-rise houses? Taking Shenzhen as an example, the reporter conducted a sampling survey. Taking three new housing projects with more than 40 floors for sale in Luohu, Futian and Nanshan as samples, the occupancy rate was estimated by the way of interior area/construction area, and it was found that the occupancy rate was generally only between 7 1%-75%. The same 90-square-meter new house, most projects can only be made into three rooms, two halls and one bathroom. Comparatively speaking, the occupancy rate of some second-hand houses 10 to 20 years is generally between 75% and 85%.

However, the reporter also found that more and more new housing projects began to take the room rate as the "bright spot" of marketing. In Guangming District and Bao 'an District, some new houses put the room rate in a conspicuous position on the billboard of the marketing center, and the words "73 square meters can be made into three rooms" look very attractive. However, a new house marketing planning manager told reporters that projects that achieve high room rate through reasonable design can really improve the comfort of huxing. However, some high-occupancy projects are called creative spaces and gift areas, but in fact, developers are scratching the edge. The cost of the extra area may have been included in the house price when pricing, and buyers should carefully distinguish it.

"Although the property market has cooled down, house prices are still very high. Buying a house of 100 square meters, with an actual area of 70 square meters, is really uneconomical. " Zhao Shen told reporters that when choosing a new house, he would definitely consider factors such as pool area and housing acquisition rate.

The reporter also randomly surveyed nearly 20 property buyers, and the interviewees all agreed that the matching houses should be traded with the usable area inside the suite. "On the premise that the cost of building a house is fixed, it is calculated according to the building area or the usable area in the suite, but the unit price is different, and the cost of buying a house we have to pay is relatively fixed." Some property buyers even suggested that some developers should deliver hardcover rooms, and not fix them according to the construction area, so should property management fees.

It is reported that at present, residential transactions in most cities in China are based on construction area, but Chongqing and other places also implemented the pricing of interior construction area many years ago. However, throughout the world, the housing sales in most developed countries and regions are calculated according to the interior area. Lawyer Guo Ren, a global partner of Yingke (Shanghai) Law Firm, said that attention should also be paid to prevent developers from shifting costs or even crowding the pool, resulting in a decline in the living environment and quality of commercial housing.

Is the swimming pool cancelled or standardized?

In addition to pricing, there are also discussions on "canceling" the pool in the market, but in the eyes of the industry, buying a house can not be separated from the pool area, but also included in the total price of commercial housing. Some analysts said that the small pool area does not mean comfortable living, the elevator room, stairwell or hall are too small, there are many households in one staircase, and there is no refuge floor. Although the pool area is reduced and the indoor area is increased, the comfort and safety are also reduced. Another example is that some developers "steal the area", which seems to increase the internal area of the suite, but in fact it takes up the pool, resulting in damage to the overall environment of the community.

Li, chief researcher of the Housing Policy Research Center of Guangdong Urban Planning Institute, said that the current regulations have no proportional restrictions on the pool area, which is mainly related to the planning and design of new projects and supporting facilities. From the owner's point of view, the change of the living area inside the suite and the community public service area depends on the owner's demands. "In the case of multi-level housing consumption, for different types of new housing projects, reasonable planning indicators should be formulated in the planning, design and approval stages to limit the occupation of public services."

Property buyers are generally worried about the randomness and opacity of the pool area. Therefore, it is undoubtedly more feasible to improve the relevant regulations than to cancel the pool area.

Recently, there have been frequent incidents about the rights protection of pool area. For example, a set of 1 10 square meters house in Qingdao, Shandong Province, only to find that the interior area is only over 60 square meters; When buying a house, the pool area that the salesperson verbally promised was 3 1%, and it became 46% when closing the house. ...

Lawyer Guo Ren, a global partner of Yingke (Shanghai) Law Firm, said, "In fact, it is difficult for ordinary buyers to find some unreasonable phenomena in the pool area. Need to be reminded that once the pool area exceeds 40%, it may need to be taken seriously. Buyers can have a look at the planning design to see if there are any mistakes. If it is particularly unreasonable, buyers can also defend their rights through litigation, especially if the pool area is too large and the usable area is too small, which makes them uninhabitable or does not meet the corresponding quality of residential use. It is also possible for buyers to request to cancel the contract or even return the house payment, but in the end it depends on the judgment. " It is reported that at present, the state has not set the upper and lower limits on the shared residential area, but the Measures for the Administration of Commercial Housing Sales clearly points out that when the absolute value of the error ratio between the contracted area and the actual area exceeds 3%, the purchaser has the right to return the house; If it is agreed not to return the house, when the actual area is less than the area agreed in the contract, the house price exceeding 3% in absolute value will be returned to the buyer by the real estate development enterprise twice.

Li believes that "canceling the swimming pool" is a sentimental move. The most important thing is that standards and details must be "baked" and supervision must keep up. For example, it is necessary to formulate guidelines for shared pools in different types of communities; The content of the pool should be clear, and the business part should be owned by all owners, included in the property maintenance fund, or deducted from the property fee; When the house is delivered, an independent third party will measure and publicize the pool area; Explore the differences between portfolio pricing and internal pricing.