Speaking of small property rights, I think of a distant aunt.
She once worked in a provincial capital city, bought a three-bedroom small property house, and now retired, she rented it out.
I bought it four or five years ago and spent hundreds of thousands of dollars.
Every New Year's Festival, relatives boast that they "can do things", and when relatives hear that small property rights are shaking their heads, she is very proud, she said:
"That community will basically not be demolished, and it is not a big problem to rent it for another twenty or thirty years." "Besides, in case of demolition, you can still lose a lot of money!"
I don't know if I should tell her that hundreds of thousands of dollars four or five years ago could pay a down payment for a commercial house.
Now the rental income of two or three thousand per month, if you bought a commercial house at that time, now it has risen by hundreds of thousands of people.
And, does the compensation for the demolition really belong to you?
Small property rights housing, relative to commercial housing, there is no clear legal concept at present, but everyone on the collective land built on the house without real estate certificate a popular name.
In essence, small property rights are actually non-property rights.
There are generally three forms:
1, individuals or villagers raise funds to build themselves.
For example, several villagers put together scattered pieces of homestead and changed it into a small building of seven or eight stories high.
2, the village collective organization to build a unified building.
For example, the village committee concentrates the land of the village collective and develops it on its own.
3, the developer has not been approved, unauthorized construction.
Some developers only "expropriated" rural land for development and did not obtain the corresponding approval procedures.
The purchase of these three types of houses only has the right to use the house, there is no complete ownership, and the risks are everywhere:
(1) Without a real estate certificate or land certificate, the house may be forcibly demolished or auctioned;
(2) The right to buy, sell, donate, replace, inherit, lease, etc. cannot be exercised normally, and even if the relevant contract is signed, it is not protected by law;
(3) Can not take a loan, even after buying a house in full, if you encounter financial turnover in the later stage, you cannot obtain a loan from the bank through mortgage;
(4) There is no compensation for demolition, and when the house is demolished, it is impossible to obtain compensation for demolition in accordance with national policies and relevant demolition laws and regulations;
(5) Unable to handle the settlement of small property rights housing, nor can they obtain free medical care and compulsory education resources;
These risks are known to everyone, but they still can't resist the "moths to the fire" of small property rights houses on the market.
Indeed, if the illegal construction is demolished, it seems to be a case, and the state does not see the real action of these houses;
Speaking of no compensation, in case of compensation, wouldn't it be a million profits?
Moreover, it is not certain that one day the small property rights will be corrected?
It seems, in case, that it may not be... These words are all in the probability, but, specific to our individual risk is not 0 or 1, a random change, even with the profit will be adrift.
The biggest advantage of small property rights is that they are cheap.
Generally only need 30%-50% of the price of commercial housing in the same location, which is indeed the realization of many people's housing dreams.
But, that doesn't mean it's really cheap.
First of all, the cost composition of normal commercial housing is generally: house price = land cost (30%) + development cost (10%) + construction cost (20%) + tax (15%) + profit (25%).
In contrast, small property rights swallow up the interests of government land costs (30%) and taxes (15%), cutting off nearly 50% of the price space at once, and there is not much benefit.
Moreover, on the contrary, the deduction of construction costs is serious, and the planning, quality and supporting facilities of the house are far inferior to those of commercial housing.
Cheap and no good goods are still secondary, and the most heartfelt thing is that there is a "buyer's rich" opportunity in front of you, and you do not cherish it.
As we all know, the house not only has residential attributes, but also financial attributes, which is what we often call investment.
For those who swear that they only need to buy a house to live in, there is almost no one who does not care whether their house is priced or not.
So, let's do the math:
The same lot of the house, assuming that the unit price of small property rights is 3,000 yuan / ㎡, and the residential 10,000 / ㎡, you have a cost of 300,000 yuan. Choose commercial housing, you pay 300,000 down payment, you can buy 100 square meters of residential housing; choose small property rights, you must pay a one-time payment, of course, you can also buy 100 square meters of self-built houses.
Looks like it's earned?
Don't be silly! Can a small property house worth 300,000 yuan be the same as a commercial house worth 1 million yuan?
Suppose that riding on the east wind of "general rise", the feather duster also flew into the sky, and in the past two years, the two have risen the same.
The target worth 300,000 will earn 90,000 if it rises 30%, and the value of 1 million will rise by 30%, but it will be 300,000!
What's more, the appreciation rate of small property rights is far less than that of regular commercial housing.
Small property rights can not be settled, no degree, neither loan nor mortgage loan, in addition to self-occupation, in the value of almost zero value, appreciation rate is far behind;
Therefore, when it comes to real estate investment, choice is often more important than effort.
Once you bet on the wrong treasure, you are demolished and confiscated and the villagers rip it off, you have no scum left;
Even if you are lucky enough to press the small property rights house, up a few thousand and still complacent, it is better to look at the commercial housing you missed in those years, rising to geometry.
The biggest risk of small property rights is that they are not protected by law and are not recognized by the state.
Even if there is a contract, agreement or relevant supporting documents signed by both parties, it has no legal effect.
To put it bluntly, it is just a one-time payment of rent for decades, and then resigned to fate, at any time to withstand sudden bombardment from the government and sellers.
Once there is a major dispute of interest, such as: soaring housing prices, demolition, etc., the seller can request cancellation of the contract at any time on the grounds that the private transaction is illegal;
That is to say, even if it is demolished, it has nothing to do with you, and the villager seller can default at any time, after all, the transfer is invalid.
The "Bo demolition and bo price increase" income that you think is not on your head.
If you don't raise the price and don't demolish it, the more profitable it is, the greater the risk of turning the other cheek.
Even if there is no conflict of interest, your house is always at risk of cleaning up illegal construction.
Once a huge amount of money is paid to the probability of gambling, the state will introduce relevant policies like a bird of fright, and it will be in the vortex of risk of gain and loss for a long time.
The most fatal injury of small property rights is that it is impossible to turn positive in the short term.
For small property rights, the policy has never been loosened, and cold water is poured every once in a while to regularly extinguish the flames that have been normalized.
First, a few years ago, the Ministry of Land and Resources carried out large-scale confirmation of rural land rights. When it comes to real estate statistics and registration, small property rights are strictly excluded.
Then, on September 20, 2017, the Ministry of Land and Housing and Urban-Rural Development jointly issued the "Notice on Issues Related to the Connection between Housing Transactions and Real Estate Registration", which clearly proposed to prevent the legalization of small property rights through real estate registration!
Recently, on December 3, the Department of Natural Resources of Guangdong Province issued the Guiding Opinions on Accelerating the Handling of Historical Issues Left Over from the Registration of Real Estate, which clearly stated that for small property rights houses that do not meet the provisions of laws and regulations, the relevant registration procedures will not be handled!
On December 23, the draft amendments to the Land Management Law and the Urban Real Estate Management Law submitted to the Standing Committee of the National People's Congress for deliberation explored the reform of the land system: non-agricultural construction land is no longer "state-owned".
That is to say, collective land can enter the market for trading, and many self-media have risen again: does it mean that small property rights housing is expected to turn positive?
Again, the transfer of small property rights is impossible in five years.
First of all, this draft only refers to the collective land for industrial and commercial purposes that can be entered into the market, and the collective land for residential use is not mentioned.
Secondly, in addition to regulatory restrictions, there is also the insurmountable price.
From a national perspective, the area of small property rights houses in the country is about 7.3 billion square meters, close to 70% of commercial housing.
The more developed the city, the more airtight the urban village becomes.
For example, there are more than 100 urban villages in Guangzhou, and Shenzhen has more than that. In 2016, the stock of commercial housing and affordable housing in Shenzhen was less than 2 million sets, while the number of small property rights houses in urban villages was as high as more than 4 million sets.
If you allow small property rights to turn into the market, I dare not imagine how much turmoil will be caused to the commercial housing market...
Moreover, in turn, to ensure the stable situation of "housing is not speculated" and "resolutely curb the rise in house prices", controlling small property rights houses into the market is the simplest and most effective skill.
Therefore, don't be lucky and be fooled by the seller, once there are any cases of successful demolition compensation or successful conversion, the price of small property rights houses must not soar?
Small property rights houses, cheap and no good goods are really the most simple vernacular of the old ancestors.
The most fatal thing is that there is no possibility of turning positive in the short term.
Moreover, it is impossible to use leverage and leverage the maximum return with the minimum input;
Not having the financial attributes of commercial housing means that it is never possible to truly enjoy the huge benefits brought about by rising house prices;
The faster the urban construction renewal speed, the more risk it will be cleaned up, so it cannot enjoy the dividends of urbanization;
All kinds of restrictions, can not be freely traded, can not be replaced in time with market turbulence or their own changes, is equivalent to spending a lot of money to buy a commodity, can only be through inflation, price increase trend sporadic appreciation.
Having said all this, some people may say that I bought this small property right just to rent it out, especially in cities with many people and little land in the north, Shanghai, Guangzhou, and Shenzhen, and the rental income is indeed considerable.
However, the house price in the city with high rent is not cheap, and it must also be paid in one lump sum, such as Shenzhen, to buy a set of two or three million, this money is used for financial management, and the monthly income does not lose the monthly rent.
If you still want to buy, I can only say that unless it is really cheap enough not to be bad money, you can try not to touch it without touching it.
Bearded house, focusing on urban and real estate research, teach you to buy a good city, a good area of appreciation of a good house! If you have any questions about buying a house, welcome to leave a message or private message to communicate~