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The Game Behind The Regulation And Control Of Nanjing Property Market

2020/8/1 11:42:00 2

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After Hangzhou, Ningbo and so on, Nanjing in the Yangtze River Delta has also joined the list of new round of real estate market regulation cities.

At the end of July, Nanjing issued the notice on promoting the steady and healthy development of the city's real estate market, which involved land transfer, house purchase by rigid demand, purchase restriction for divorced people, and sales management of popular real estate. Among them, the most concerned about divorced couples is limited. The notice clearly states that in case of divorce, if either party purchases commercial housing within two years from the date of divorce, the number of housing units owned shall be calculated according to the total number of families before divorce.

A stone stirs waves. All of this is due to the abnormal situation of the Nanjing property market, such as the number of thousands of people, the frequent occurrence of high prices, and the high price of the market.

Recently, a riverside city located in the core area of Jiangbei, Nanjing, has 223 sets of hardcover houses. Finally, 11890 groups of buyers participated in the lottery, and the winning rate was less than 2%. In Nanjing, there are many similar "wanrenyao" buildings.

However, compared with Hangzhou, another capital city in the Yangtze River Delta, which is the capital city of the Yangtze River Delta, only some projects with high cost performance are sold well in Nanjing. In the first half of this year, commercial residential transactions in Nanjing reached 3.5461 million square meters, an increase of 11.78% over the same period of last year, and the average transaction price was 28554 yuan / square meter, up 4.21% year-on-year.

So, why should Nanjing further tighten the property market?

Lottery of ten thousand people and super low winning rate

Similar to Hangzhou, Nanjing's property market has also experienced the phenomenon of 10000 people shaking and ultra-low winning rate.

In fact, starting from 2018, the winning rate of Nanjing property market tends to be low. In December 2018, a total of 13105 groups of buyers participated in the registration of Jiangbei hi tech Shenpan Yatai Shanyu lake. 64 suites were opened this time, with the winning rate as low as 0.48%, which was the lowest winning rate of that year.

In 2020, the property with high cost performance in Nanjing urban area will continue to maintain a low winning rate. According to incomplete statistics, in the first half of the year, the 10 most difficult to buy properties in Nanjing were mainly located in the core area of Jiangbei and Hexi, and the lowest winning rate was jinmaoyue, located in the core area of Jiangbei, with only 1.8%. The average price of the project is 31800 yuan / m2, only 176 sets are launched, and 9772 people have signed up. Similar to the situation, other projects with low winning rate have the same characteristics: the number of launched sets is very small, only about 100 sets, which can easily lead to low winning rate.

An industry person in Nanjing pointed out that many real estate projects in Nanjing now adopt the "toothpaste extrusion" type of opening. On the one hand, it can create hot plate phenomenon, on the other hand, most of the project plots were obtained at a high price two years ago, hoping to increase the pre-sale price through multi batch push. Some high prices have not opened the market, because the government price limit is too strict, leading to the opening of real estate enterprises will lose, can only delay the opening of the market, waiting for an opportunity to return to the original.

Take Haiyue wuzhu, developed by Shanghai Construction Engineering Group Co., Ltd., as an example, there was market rumors about this project in March this year, with the first average price of 67000 yuan / square meter. When this plot was acquired in February 2016, the floor price was 42000 yuan / square meter, which was the highest price plot in Nanjing. Haiyue's model room of all things was opened in March this year, requiring a capital verification of 5 million yuan to make an appointment to visit.

However, in the middle of June, Shanghai Construction Engineering Co., Ltd. temporarily closed the elevator system due to maintenance work. According to insiders, Haiyue has been in the opening plan announced by the government, and will probably open this year.

The opening was delayed at high prices

Gezhouba Nanjing China government, which is also located in the same area as Haiyue, has obtained the sales license of No.1 building in 2016, with a total of 57 sets of houses, with an average price of 63900 yuan / m2, and the first unit type covers an area of 230 and 290 square meters. It is understood that the floor price of the project is 45000 yuan / square meter, 30% of the opening price is down payment, and the capital verification amount is 4.2 million yuan. This is the delay after the opening of the high price to the impact of Nanjing property market.

In 2016, Nanjing's house price growth ranked among the top in the country, and developers kept coming in to get land, full of confidence. In fact, this batch of high-priced land is the most powerful piece of land in Nanjing at present. After taking land with high leverage, the price limit order and the market downturn have broken down. Such cases can be found everywhere in Nanjing.

According to the statistics of "over 50 square meters of residential land" in 2016, a total of 23 million square meters of residential land will be sold in Nanjing, that is to say, a total of 2.3 million yuan of residential land will be sold in 2016.

On April 15, 2016, Beijing Jingaogang group won the G09 plot in the central area of Qilin plate science and technology innovation park with a price of 4.76 billion yuan. The floor price was 22300 yuan / m2, and the premium rate was as high as 163%, which became the highest regional record at that time. On September 11, 2017, the average price of the first batch of flats was only 25900 yuan / m2, which was only about 3500 yuan / m2 higher than the floor price. It became the first high price project of quilt cover in Nanjing. As Nanjing has entered the regulation and control cycle in 2017, the project has not brought expected sales even at a loss price. Due to poor sales, maturity of loans, project debts and other reasons, the project fell into shutdown at the end of 2017, and was later acquired by Blu ray real estate.

In fact, the project will be rapidly promoted to the market in accordance with the original unit price of 40000 square meters in Jinggang within one year. However, only ten days after the project took over the land, Nanjing issued a price limit policy on April 25. Jiangning District, where the project belongs, was restricted to open at a price no more than 30000 yuan per square meter. Under the influence of the price limit order, the future villa of Beijing Olympic port was changed from the original plan of hardcover to the sale of rough. The above-mentioned people in the industry can only take the project with high speed and slow down.

In September 2016, after 128 rounds of card raising, Rongxin, at that time, won the land plot g58 of Xianlin Lake in Nanjing, with a total price of 5.820 billion yuan, a premium rate of 79%, and a floor price of 24957 yuan / m2, which refreshed the highest land price of Xianlin lake. According to industry estimates, the price must reach more than 40000 to be profitable.

The opening time given by Rongxin is expected to be from June to July, 2018, and delivery will be made at the end of that year. However, it is difficult to open the project late. Until April 2019, the first sales permit price range is 21800-34900 yuan / m2, and the winning rate is 8%.

In the past two years, due to the price limit, many luxury houses and high price land projects can not get pre-sale permits because of the high price, or they are not willing to accept the pre-sale price given by the government. They prefer to miss the opening time and delay entering the market. Even if you can enter the market, you will choose to open the market for many times to drain and increase the price. Therefore, many real estate enterprises choose to withdraw from the Nanjing market, and they have not taken land in Nanjing in the past two years. Zhu Jianye, the founder of the company, said that he would not enter the market for the time being.

The reasons for the high price of quilt covers in Nanjing are as follows: first, in 2016, the house prices in the first tier and some hot second tier cities soared, and the real estate enterprises expected too much and sold irrational prices; second, after the housing prices soared, the hot cities' control policies such as purchase restriction, loan restriction and sales restriction were increased, and the real estate market entered the cooling period; third, in 2017, many cities introduced the policy of "limiting house price and land price", which made the high price land enter the market at a certain time Price is blocked.

It is worth noting that the current land market in Nanjing is still hot. The market is not going down in July. On July 10, Nanjing ushered in the first auction after the new land auction policy, attracting more than 40 real estate enterprises to bid. Eight pieces of land received 13.774 billion yuan, and five pieces reached the upper limit.

Behind this round of regulation and control, it is actually that the markets around the world have recovered more than expected since the outbreak.

But the investor specially selects some high price surrounding second-hand house hanging upside down the most serious project, earns the price difference. Now the tightening of restrictions on purchase can, to a certain extent, repel investors in the property market. On the other hand, once the restrictions on purchase and the strict control of developers' funds and funds, whether Nanjing can squeeze out water and let the property market return to the buyer's market is another topic.

 

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