1, geographical location and population status

Nanning is located in the southwest of Guangxi, adjacent to Guangdong, Hong Kong and Macao, backed by the southwest and facing Southeast Asia. It is an important hub connecting the southeast coast with the southwest inland and an important provincial capital city in the west. At the same time, it is the core city in the construction of the national economic zone-Beibu Gulf Economic Zone, with many preferential treatments such as coastal city treatment and tax. Since 2004, the "China-ASEAN Expo" has been permanently located in Nanning and held once a year, making Nanning one of the frontier cities of China's opening to the outside world. On June 9- 13, 2009, Nanning also held the Pan-Pearl River Delta Conference.

The population of Nanning has exceeded 7 million. In 2009, the total population of Nanning was 765,438+700,000. There are 2,597,700 people in urban areas (that is, six urban areas); The Han population accounts for more than 70%.

Nanning enjoys a superior geographical position and is a moderately developed city in Southwest China.

2. Environment, climate and humanities

Nanning is located in the south of the Tropic of Cancer, with abundant sunshine, abundant rainfall, little frost and no snow, mild climate, long summer and short winter, and an average annual temperature of 265,438 0.6℃. The coldest1October in winter is 12.8℃, and the hottest July and August in summer is 28.2℃. The extreme minimum temperature is -2. 1℃, and the extreme maximum temperature is 40.4℃. The average annual rainfall is 1304.2 mm.

Since the founding of the People's Republic of China, Nanning's urban construction and ecological environment construction have been pursuing harmonious development and people-oriented. Mr. Guo Moruo once left a poem "Half a city with green trees and half a tower" in Nanning. Since the implementation of the "136" key urban construction project, we have carried out carefully planned urban construction on the basis of creating beautiful and comfortable garden landscape and the most suitable ecological environment for human settlement. At present, the wide, straight and beautiful outer ring expressway and fast loop have been put into use. The reconstruction and expansion of many main traffic roads in the city and the beautification of large and small streets have been carried out simultaneously, and a number of landmark buildings and public facilities with urban characteristics have been built, such as Nanhu Famous Tree Expo Park, Minsheng Square, Folk Song Square and Nanning International Convention and Exhibition Center. The city's landscaping ranks in the forefront of the country, with a green coverage rate of 39% in the built-up area and a per capita green area of 9.8 square meters. It has become a national health city, a garden city and an excellent tourist city. In 2000, it became the highest model for Dubai International to improve its living environment. In 2002, it won the first "China Habitat Environment Award" and became one of the five most livable cities in China.

In 2007, Nanning won the UN Habitat Award.

Nanning has a pleasant climate and beautiful environment, and is an ideal city to live in.

3. Traffic conditions

Railway:

Nanning Railway Line passes through Gui Xiang, Guizhou, Li Zhan, Nanfang, Nankun and other trunk lines, connecting with other trunk lines in the country in the north, Zhanjiang and Guangzhou in the east, Qinzhou, Fangcheng and Beihai in the south, and Hanoi in Vietnam in the southwest.

Nanning Railway Station is located in the center of Zhonghua Road with convenient transportation. You can take bus No.5, No.6, No.8, No.9, 10, No.32, No.33, No.37, No.410, No.52, No.66, No.213, No.301and No.86 at the bus station.

Highway:

Nanning is only 204 km away from Beihai, Qinzhou and Fangchenggang, 104 km and 172 km away from the Sino-Vietnamese border, and only 180 km away. The highways in Nanning include National Highway 209 (Hubei Line), National Highway 2 10 (Baonan Line), National Highway 322 (Hengyou Line), National Highway 324 (Fukun Line), National Highway 325 (Guangnan Line), Yuzhan Line (Chongqing-Guiyang Nanning-Zhanjiang) and Hengkun Line (Hengyang-Nanning-Zhanjiang

Expressway:

The total length of Nanning Ring Expressway is about 82 kilometers, which surrounds the core area of Nanning and has 8 main exits.

Expressway in the south, with a total length of 1 80km, connects Nanning to the Friendship Pass on the Sino-Vietnamese border, and connects with the Vietnam National Road1.

Guihai expressway, with a total length of 652 kilometers, connects Hunan in the north, runs through Guilin, Liuzhou and Nanning, and connects Qinzhou, Beihai and Fangchenggang.

Nanbai Expressway is 257 kilometers long, and Nanning connects Baise Expressway to Kunming.

The length of expressway in Du Nan is 14 1 km, and Nanning is the expressway connecting Du 'an County to Guiyu.

Nanwu Expressway is 344 kilometers long.

Nanning is an important transportation hub and logistics distribution center in southwest China with a wide range of traffic radiation.

4. General situation of overall economic operation

In 2007, the GDP was 106299 billion yuan, up by 17.5% year-on-year, and the total industrial output value was 83.088 billion yuan, up by 29.97%.

In 2008, the gross domestic product 13 16.2 1 100 million yuan, a year-on-year increase of 14.5%, and the total industrial output value 105 billion yuan, an increase of 26.5%.

In 2009, the GDP was149.238 billion yuan, a year-on-year increase of 15%.

In 2008, the city's total industrial output value exceeded 1000 billion yuan for the first time, reaching 654.38+004 billion yuan, up 25.3% year-on-year, of which the total industrial output value above designated size was 85 billion yuan, up 26.5% year-on-year; Industrial enterprises with output value exceeding 100 million yuan 185, an increase of 30 over the same period of last year. The total industrial output value of enterprises with an output value of 100 million yuan reached 59.6 billion yuan, accounting for 70% of the industrial output value above designated size, and the total number of industrial enterprises with an output value of 100 million yuan continued to rank first in the region.

In 2009, Nanning's fiscal revenue totaled 23 1.2 billion yuan, an increase of 20.93% over the previous year, exceeding the task of 22.75 billion yuan assigned by the autonomous region.

In 2009, the city's regional GDP was nearly150 billion yuan, reaching149.238 billion yuan, an increase of 15% over the previous year, and the growth rate was 6.3 percentage points higher than that of the whole country.

Nanning's economic operation is in good condition, and various economic indicators have increased year after year, showing strong development potential.

5. Overview of the development of primary, secondary and tertiary industries

Agricultural production has formed a high-yield, high-efficiency and high-quality suburban agricultural pattern based on grain, with vegetables, fruits and sugarcane as the leading factors, and planting, breeding and processing simultaneously. The industrial economy highlights the promotion of scientific and technological progress and informatization, and high-tech is widely used, forming an industrial system dominated by sugar, paper, machinery, chemical industry and building materials; The tertiary industry has a strong development momentum, forming a service system with commerce, catering and real estate as the pillars and finance, communication, tourism, exhibition, warehousing and service as the new support points.

Industrial development conforms to the law of economic operation and effectively promotes the good development of the economy.

6. Per capita income and consumption

In 2008, the annual per capita disposable income of urban residents in Nanning reached14,983.46 yuan, an increase of 2,028.27 yuan, an increase of 15.7%. After deducting the price increase, the income actually increased by 6.7%. The per capita medical and health care consumption expenditure of urban residents was 568.57 yuan, down 7.8% year-on-year; The per capita wage income of residents reached 1332 1.9 1 yuan, an increase of 2,768 yuan or 26.2%. The per capita consumption expenditure of urban residents reached 10267.97 yuan, an increase of 808.92 yuan or 8.6%.

In 2009, Nanning's GDP was149.238 billion yuan, an increase of 15% over the previous year and 2 percentage points higher than the expected target, achieving double-digit growth for eight consecutive years. The fiscal revenue was 23 1.37 billion yuan, an increase of 2 1.03%%. The per capita disposable income of urban residents in Nanning was 16254 yuan, an increase of 12.52%, which was 0.52 percentage points higher than the expected target. The per capita net income of farmers was 452 1 yuan, an increase of 12.99%, 2.99 percentage points higher than the expected target. It is worth mentioning that in 2009, the income growth of farmers in Nanning exceeded that of urban residents for the first time.

The main expected goals of Nanning's economic and social development in 20 10 are: regional GDP growth14%; Fiscal revenue growth18%; Investment in fixed assets of the whole society increased by 30%; Gross industrial output growth16%; Total retail sales of social consumer goods increased by17%; Total foreign trade exports increased by 10%, and foreign direct investment increased by15%; Energy consumption per 10,000 yuan of GDP decreased by 2%; The discharge of chemical oxygen demand is reduced by 2%, and the discharge of sulfur dioxide is not increased; The per capita disposable income of urban residents increased by 12%, and the per capita net income of farmers increased by10%; The increase in consumer prices is controlled at around 5%; 60,000 new jobs were created in cities and towns, and the registered unemployment rate in cities and towns was controlled within 4.5%; The natural population growth rate should be controlled within 10‰.

The income of residents is increasing, but there is a problem of widening income, and the proportion of housing consumption is significant.

Summary analysis:

Nanning, as the political, economic and cultural center of Guangxi, the core city of China-ASEAN Free Trade Area and Beibu Gulf Economic Development Zone, has superior geographical position and transportation location, and has sufficient urban development potential. The urban population is more than 2.6 million. In 2009, the urban per capita disposable income was 16254 yuan, showing an increasing trend year by year, and the social and cultural development was steadily advanced. Steady economic and social development, increased investment attraction, more projects started and completed, and rapid economic development; Nanning has good climatic conditions, good urban environment and good livability, and won the UN Habitat Award. Real estate has become a pillar industry in Nanning, and the amount of construction and completion has been increasing in the past two years, in good shape; It is predicted that with the opening and development of Beibu Gulf Economic Zone and the further strengthening of ASEAN Free Trade Area cooperation, the social and economic development of Nanning will develop rapidly and steadily.

Second, Nanning real estate development

1, price trend

In 2009, the average transaction price of new commercial housing was 500 1.93 yuan per square meter (including affordable housing), up 2 1.9 1% year-on-year. Among them, the average transaction price of new commercial housing was 4656.02 yuan per square meter (including affordable housing), up 22.03% year-on-year; The average transaction price of commercial business premises was RMB 10553.45 per square meter, up17.36% year-on-year; The average transaction price of office buildings was 4408.23 yuan per square meter, down 5.7 1% year-on-year. In 65438+February, the average transaction price of commercial housing was 579 1.63 yuan/m2 (including affordable housing), up 35.07% year-on-year and 3.0 1% quarter-on-quarter.

The data shows that from June 5438+0 to February 1 in 2009, the average selling price of new commercial housing in Nanning was 5003.93 yuan/square meter, up by 2 1.9 1% compared with 2008. The average transaction price of commercial housing was 4656.02 yuan/m2, up 22.03% year-on-year. Especially after 10, the average transaction price of new commercial housing has increased by leaps and bounds. The transaction price of new commercial housing reached 5524.97 yuan per square meter in June 5438+ 10, June 5438+065438+February 5622.47 yuan, June 5438+1.63 yuan, up from the previous month/kloc-0. The growth of 65,438 from June to September is a monthly increase of 100- 180 yuan, with an increase of no more than 7%.

House prices fluctuate slightly, but the rising momentum is too fast, which is not conducive to the healthy development of real estate. Nanning's urban economy is largely driven by real estate, and the rapid rise in housing prices overdraws the city's development potential.

2. Land supply

In 2009, the state-owned land use right of commercial real estate residential buildings was sold by bidding and auction, totaling 1380.79 mu, up1654.38+0.52% year-on-year; The transaction price was 5.873 billion yuan, a year-on-year increase of 432.37%; The average floor price is 204 1.30 yuan per square meter, up 147. 12% year on year.

In 2008, the number of construction land transactions in Nanning was 17, and the transaction area was 260 1 mu, which was 5 1.43% lower than the same period in 2007. In 2009, there will be 5,854 mu of commercial land for sale in Nanning, and Fengling North, High-tech Zone and Xiangsihu are hot areas for land supply. In 2009, the state-owned land use right of commercial real estate residential buildings in Nanning was auctioned, auctioned and sold for a total of 1 380.79 mu, up by 1 654,38+0.52% year-on-year; The transaction price was 5.873 billion yuan, a year-on-year increase of 432.37%; The average floor price was 204 1.30 yuan/m2, up 147. 12% year-on-year. In 2009, the investment in real estate development was 22.673 billion yuan, a year-on-year increase of 65.438+03.76%. The newly started area of commercial housing is 70 1.86 million square meters, up by 29.72% year-on-year; The completed area of commercial housing was 439,765,438+10,000 square meters, up 0.72% year-on-year.

Land supply is sufficient, but it still can't meet the market's favorable demand for the future, and the transaction price has reached a new high.

3 commercial housing supply

In 2009, the investment in real estate development was 22.673 billion yuan, a year-on-year increase of 13.76%. The newly started area of commercial housing is 70 1.86 million square meters, up by 29.72% year-on-year; The completed area of commercial housing was 439,765,438+10,000 square meters, up 0.72% year-on-year.

After May last year, Nanning's property market picked up and was called "Xiaoyangchun" by the industry. Seeing this situation, some development enterprises started construction. After September, development enterprises increased their construction progress, especially in the fourth quarter, which made the annual data increase substantially. Because real estate development has a cycle of 1 ~ 2 years, although the investment and construction amount have increased rapidly, the growth reflected in the completed area data is not obvious, or even there is a gap. The completed data will not be reflected until the first half of this year.

In 2009, the registered sales area of new commercial housing was 8,555,300 square meters, up 84.8% year-on-year, and the number of sales units was 85,359, up 72.29% year-on-year. Generally speaking, the transaction volume of commercial housing exceeded the historical highest level of 6,500,800 square meters in the same period of 2007. Among them, the registered sales area of commercial housing in June 5438+February 2009 was 1289800 square meters, with a year-on-year increase of 145.2 1% and a month-on-month increase of 52.64%.

According to the consumption demand of local residents, the supply is sufficient, but due to a large number of investors entering the Nanning market, it has caused a short-term scarcity situation and the price has risen rapidly.

Summary analysis:

Since 2006, the real estate in Nanning has developed rapidly. Even in the case of the economic crisis in 2008, it still maintained the growth trend. In 2009, especially in the second half of the year, prices went crazy. By the end of last year, the average price of commercial housing reached more than 6,000 yuan per square meter. While the land market is warming up and the government provides a large amount of land, many developers are optimistic about the Nanning market, and the land price has hit record highs. The floor land price is basically maintained at more than 2,500 yuan, and the highest is 1 1 ten thousand yuan. The supply of commercial housing continued to increase. In 2009, the registered sales area of new commercial housing was 8,555,300 square meters, up 84.8% year-on-year, and the number of sales units was 85,359, up 72.29% year-on-year. With the development of Beibu Gulf and the maturity and perfection of ASEAN Free Trade Area, the regionalization and internationalization of Nanning will continue to improve, and a large number of people and logistics will flood into Nanning, and the demand for business, office and residence will continue to increase. It can be predicted that Nanning's real estate industry will have broad prospects in the future, and there will be a situation in which the volume and price will rise together.

Third, the policy impact.

1, related policies

September 27th, 2007, t5 P2 l7 H Real Estate Forum, Decoration Forum and Owners Forum.

The central bank and the China Banking Regulatory Commission * * * issued a notice demanding strict management of housing consumption loans. The notice requires that for those who have used loans to purchase houses and apply for the purchase of second or above houses, the down payment ratio of loans shall not be lower than 40%, and the loan interest rate shall not be lower than 1. 1 times the benchmark interest rate of the same grade in the same period announced by the People's Bank of China.

June 5438, 2007+10 month

The new deal for the second suite is in an awkward position. The central bank issued the policy of "increasing the down payment ratio of second home loan", but it did not accurately define "second home loan". Therefore, the bank immediately issued relevant rules, respectively, announced the "second suite" identification standards.

June 5438, 2008+10 month

The second-home new deal led to a sharp drop in house prices, and some cities suffered serious declines. It is widely expected that the central bank will relax the "second home loan policy" implemented in September 2008.

22 June 2008 10

According to the notice of mortgage interest rate adjustment issued by the central bank, major commercial banks should provide qualified first home loan customers with a minimum interest rate discount of 30% from 2008.

65438+February 2008

Policy restrictions have been greatly relaxed. According to the regulations, residents who have borrowed money to buy 1 house, but the per capita housing area is lower than the local average, and apply for a loan to buy a second ordinary self-occupied house again to improve their living conditions, can apply for preferential policies for the first loan to buy ordinary self-occupied houses.

June 2009

The notice of the China Banking Regulatory Commission reiterated the strict control of the second home loan: "Banks are not allowed to abandon the second home loan policy on the grounds that the credit information system is not connected to the Internet and it is difficult to investigate the purchase of houses in different places, and they are not allowed to interpret the identification standard of the second home loan by themselves, and they are not allowed to reduce the down payment ratio in any way."

20 10 1 10

The General Office of the State Council issued the Notice on Promoting the Stable and Healthy Development of the Real Estate Market, and issued the 1 1 measure, requiring that the down payment ratio of loans should not be less than 40% for families (including borrowers, spouses and minor children) who have used loans to buy houses and applied for buying a second home, and the loan interest rate should be set strictly according to the risks. The executive meeting of the State Council held on June 4th, 65438 required that the down payment of loans for families buying a second home should not be less than 50%, and the loan interest rate should not be less than 1. 1 times of the benchmark interest rate.

2010 April 17

According to the notice issued by the State Council 17, commercial banks can suspend the issuance of loans for the purchase of the third and above housing in areas where the price of commercial housing is too high, rising too fast and the supply is tight. Non-local residents who cannot provide local tax payment certificate or social insurance payment certificate 1 year or more will be suspended from issuing house purchase loans.

Summary analysis:

Policies tend to follow the market, not lead the market, so sometimes policies often fall into an embarrassing situation. When housing prices are too high, the government will introduce policies to curb overheating of real estate; When the market is depressed, policies are introduced to stimulate its development, as if the property market in China has entered a vicious circle of regulation. For the policy, the Nanning market has never been greatly affected. Maybe there are too many aura and favorable factors in Nanning itself, so the national policies are all diluted, and the transaction volume has declined under the influence of policies, but the price is relatively firm. For "families who purchase a second home by loan, the down payment of the loan shall not be less than 50%, and the loan interest rate shall not be less than 1. 1 times of the benchmark interest rate, and the third home loan may be suspended in areas with high housing prices." The market reaction in Nanning may be cold, which may be a major blow to small and medium-sized investors who come to invest in Nanning. However, the favorable factors and future development of Nanning are improving, and the transaction volume is likely to decline, but the price decline is expected to be within 10%. Therefore, it is expected that this round of regulation will have little impact on the Nanning market. 20 10, the keynote of Nanning should be to enter a stage of slight decline and stabilization. By 20 12, there may be a big situation in which the volume and price rise together.

Fourthly, the characteristics of economy and real estate market are analyzed.

The economy and the property market complement each other and promote each other.

Good economic development can promote the healthy operation of the property market, and property market income is the main support for national economic growth.

With the rapid development of economy, many foreign enterprises in Fangchenggang have moved in, and the structure of urban permanent population will change at this time.

First, the influx of business people and other migrant workers brought by industrial development.

Second, local people will change quietly.

In this way, the class structure of urban people will change due to the changes in industry and income brought about by economic growth. Changes in population and structure will have many influences on the property market, such as the large demand for office and self-occupied houses, the improvement of housing unit structure, the demand for housing upgrading, and changes in housing prices. In this way, the rapid economic development has formed a strong demand for the real estate market, which is also the most basic factor to stimulate the real estate market.

From another perspective, it is the general trend that the property market conforms to the urbanization process, and the economic benefits brought by the real estate industry are an important part of urban economic growth. A large number of development projects can greatly improve the living conditions and living environment of urban residents, and can also bring about changes in the appearance of the city.

With the stable and healthy development of the real estate market, the development of the national economy has also made great progress. At present, real estate investment accounts for nearly one-fifth of the fixed assets investment of the whole society, which means that the income of the property market affects the development of the whole economy.

Verb (abbreviation of verb) Summary and Analysis of Nanning Real Estate

1, a favorable factor for Nanning's real estate development

(1) The rapid economic development of Nanning is the foundation of real estate development.

(2) The increasing urban population further increases the housing demand.

(3) With the acceleration of urbanization, the demand for improved housing has increased.

(4) Perfect urban planning and reasonable urban development orientation will enhance the value of the city, attract the inflow of capital and talents, and further drive the increase of housing demand.

(5) The increasing land scale and sufficient land supply are conducive to the business development of real estate enterprises.

(6) The financial market is perfect, and the financing methods of real estate enterprises are diverse.

(7) Residents' income is increasing, which is supported by greater consumption power.

There are many favorable factors to promote the development of Nanning's property market, especially as a regional international city and the core city of Beibu Gulf's open development. The promotion of Nanning's urban competitiveness cannot be separated from the prosperity and development of real estate. Because of the support of national policies, Nanning has great potential for long-term development.

2. Problems existing in Nanning real estate.

(1) The price is inflated, which is inconsistent with the income level of local residents.

(2) The development of urban real estate is uneven, and the price difference between the north and the south is large.

(3) Lack of brand developers and lagging development concept.

(4) Nanning is basically monopolized by Hefei Huang Hui, Baozitong, Jingwei Bank and other institutions, and the competition between buildings is small, which is not conducive to the formation of reasonable prices.

(5) A large amount of foreign capital flows into the property market, raising prices and boosting the formation of bubbles.

At present, the problems existing in Nanning property market are basically short-term unfavorable factors. Although they have some adverse effects on demand, with the continuous development of the market and the continuous improvement of the system, these adverse factors will gradually disappear.

Summary:

As a regional and international metropolis, Nanning needs to develop rapidly for more than ten years to meet the ideal planning requirements, so the real estate industry has broad prospects, but there are also some problems at present. With Nanning's economic development, urbanization, population increase, continuous improvement of environment and formation of regional central cities, Nanning's real estate market will make a breakthrough in quantity and quality. Although there are some problems, with the continuous expansion of Nanning's influence, more brand developers will be attracted to Nanning, bringing new vitality and advanced development concepts to the real estate market in Nanning and improving the housing quality in Nanning. It is predicted that Nanning real estate will be a stage ready to go in the next five years, which is characterized by a substantial increase in the amount of projects started, a balance between supply and demand, and relatively stable price fluctuations. However, with the changes in the market and the influence of policies, the price may fluctuate slightly in the short term, and the tone of the upward trend will not change.