"In order to prevent commercial parallelism from becoming a new calculation rule in the industry, land prices will continue to rise, and profits will not be improved, leaving more hidden dangers in planning." In March of this year, people in Hangzhou, Zhejiang Province commented on the commercial problems of residential facilities in Hangzhou in the WeChat circle of friends.
after a lapse of four months, Hangzhou began to rectify the deviation.
Government: It is forbidden to arrange residential commercial facilities independently
The Paper was informed that on July 3rd, the Hangzhou Municipal Bureau of Natural Resources and Planning issued an internal notice on "Relevant control measures for centralized allocation of residential commercial facilities".
The notice requires that for the residential plots that have been sold, except for the public welfare supporting public buildings, all other supporting public buildings are arranged in the form of residential business along the street. (Residential bottom business refers to supporting public buildings that use the space below the third floor of the house, or the attached building space below the third floor attached to the main building of the house. Please strictly implement it in the examination and approval.
The reporter called Hangzhou Natural Resources and Planning Bureau, and the staff said that the situation was true. When the reporter further asked why it was forbidden, the staff member said that enterprises should be commercial villas, while similar villas were forbidden.
At the same time, the staff of Xiaoshan Branch of Hangzhou Municipal Bureau of Self-Regulation said that the content of control and allocation was released in the form of internal notice on July 3, and it is now implemented in this way.
The so-called commercial villa is a villa built on a commercial plot. The commercial villa mentioned in this article is a shop that is approved and compliant in the early stage of design, but is considered to be transformed into a villa in the later stage of design.
Real estate developers: It's actually stopping the business villa
In order to make profits, real estate developers push the risks to the buyers' side.
Tang Ben, a real estate developer from Hangzhou, told The Paper that this practice in Hangzhou was to "stop the commercial villa". In Hangzhou, the maximum construction area of supporting houses in residential plots can account for 11% of the total construction area on the ground, and some people have made this idea of 11%.
Tang Ben explained that the documents generally only specify the area of public welfare supporting houses such as community supporting houses, and other parts do not make specific requirements. Some housing enterprises will set up shops along the street, shops at the bottom and other products, but a number of different "shops" began to appear in this year's residential planning.
according to Tang Ben, the earliest real estate enterprise that designed independently arranged shops was the plot No.212169 won by Vanke.
The Paper noted that the public planning scheme of this plot shows that 13 high-rise commercial residential buildings with 24-26 floors, 1 self-sustaining residential buildings with 16 floors and 6 low-rise businesses are planned to be built. Among them, S4, S5 and S6 are all two-story commercial buildings facing the Beijing-Hangzhou Grand Canal.
Hangzhou Municipal Bureau of Planning and Natural Resources Management issued a public map of plot construction planning No.212169.
According to the latest rules of Hangzhou, independently arranged supporting businesses like Vanke will no longer be allowed.
the publicity map of Hangzhou Zhengchuchu's plot construction planning No.212169, source: Hangzhou Planning and Natural Resources Administration
How to transform supporting businesses into villas
In Hangzhou housing enterprises circle, another project of great concern is the project planned by Greentown China on the plot No.212175 of Hangzhou Zhengchuchu, which is located in Niutian plate in Jianggan District of Hangzhou (hereinafter referred to as Greentown Niutian project).
the public plan shows that the west side of the project is a part of commercial buildings with floors 15 to 16, and the southeast side is a commercial building with only one floor.
Hangzhou Municipal Administration of Planning and Natural Resources issued a public plan for the construction of plot No.212175. Source: Hangzhou Municipal Planning and Natural Resources Administration
According to industry insiders who are familiar with the project, the design approved by the planning department is in line with the specifications, such as designing a single story about five meters high and adding mezzanine design.
the public plan for the construction of plot No.212175 stored by Hangzhou Municipal Administration of Planning and Natural Resources
The internal plan of the southeast commercial part of the project obtained by The Paper from the employees of Greentown China shows that this part is called commercial BOX apartment, with only one floor of commercial building with a height of 5 meters and designed as a tool room with a height of 4.2 meters.
after a series of renovations, a shop with a capacity of about 1.51 square meters will be transformed into a villa with a courtyard and a terrace, with a real construction area of about 315 square meters.
Tang Ben said that this is an open secret in the industry, and the design conforms to the specifications. However, at the beginning of the design, it was designed for renovation, and everyone made it clear in internal discussions that this was a "commercial villa" project. If it is sold in the future, the mezzanine can be destroyed and transformed in the hands of the buyers, but the responsibility for the transformation after the sale is not in the real estate enterprise, and the violation is also illegal for the buyers.
In this regard, reporter The Paper interviewed the staff of Jianggan Branch of Hangzhou Municipal Bureau of Regulation and Self-regulation on April 7th. For the supporting commercial buildings, there is a risk of being transformed into commercial villas. The staff member said that the planning department approved them according to the specifications. The planning department is paying attention to the land acquisition of real estate enterprises, and will support the design scheme of real estate enterprises if the indicators allow.
The staff member said that in the design stage of the housing enterprise scheme, there was communication with the enterprise, and the commercial facilities could not be sold as villas. The hidden danger planning department of the construction business villa has also considered it, and has also imposed many restrictions on the project. These planning schemes are also the basis for urban management and other departments to encounter illegal construction and other law enforcement in the future.
why do housing enterprises take risks?
Zhang Zeng, another real estate developer, told The Paper that the commercial villa was included in the planning and design plan submitted for approval for the residential plot that his company won in the first batch of centralized land supply in Hangzhou. In the stage of market research and cost calculation, the company compared the above Vanke project and Greentown project and studied them.
why did you abandon your residence and build a forbidden commercial villa?
Zhang Zeng said that this is still related to the auction rules in Hangzhou, that is, "the land price is limited and the house price is limited to compete for self-sustaining construction". Although the government has restricted the land price and house price, the self-sustaining and construction part of the competition requires costs. If you want to acquire the land, you can only reduce the cost. The conventional way can't compete with other real estate enterprises, and you can only find a way from the construction business.
Zhang Zeng calculated an account for the reporter: If the price limit of the house is 28,111 yuan/square meter, the price of the commercial villa is about 51,111 yuan/square meter. 11,111 square meters of floor space, 11% of which is used for supporting public buildings. After deducting the supporting area of public buildings, about 7% can be built, that is, 7,111 square meters. The price of one square meter is increased by 22,111 yuan, which is equivalent to an extra value of 51 million yuan. It is estimated that there will be about 11 more hands if you buy 11 million yuan in the auction.
A number of people in the industry told reporters that the government's rectification is welcome to all, which reduces the business risks for enterprises. However, it is hoped that the land transferor and the competent authorities can improve the bidding rules, learn from Shanghai and other places, and formulate bidding rules under the condition of ensuring a certain profit for real estate enterprises, which is also the protection for housing quality and buyers.
in June this year, the economic daily published an article entitled "how to solve the quality problems of new houses", which talked about the problem of "limiting house prices and competing for land prices". The article said: The frequent occurrence of housing quality problems is also related to the market-regulated price limit policy, which leads to quality limitation. In order to curb the excessive rise of housing prices, government departments require that the housing prices in a certain area should not be higher than a certain price, or in the land transfer link, it is clear that the housing prices on the land will be locked when the land is transferred. Although the house price can be controlled quickly according to the data, the house price is limited, but the land price is not low. The price limit squeezes the profit space of the development enterprises. "The wool is on the sheep", and many developers save profits by lowering the quality, resulting in a decline in the quality of houses, such as simple facilities, shrinking greening and inferior building materials.
(At the request of interviewees, all interviewees in this article are pseudonyms. )