Author: Zhang Ao
After the apartment is bought, it becomes an office building?!
Recently, a woman in Shenzhen broke the news to the media that she spent 4.5 million yuan to buy apartment products, and after signing the contract, she found that the nature of the property rights was office!
"Before I bought, I always stressed to the sales that I only wanted the apartment, and the sales also clearly told me that it was an apartment, and then I paid the deposit."
According to the woman's recollection, the developer transformed each suite into a two-bedroom and one-living layout, with independent kitchen and bathroom, which can be accommodated with a bag, and there is no difference from ordinary residential apartments, so there was no doubt at the time.
But after signing the contract, she suddenly found that the third clause of the contract was written as "office", and she suddenly felt that things were not good, because in the precinct, the price difference between office buildings and apartments was more than double!
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It is understood that the "apartment product" purchased by the woman is located near Huaqiang Square in Futian District, and the average price of office buildings in this area is 20,000-40,000 yuan per square meter, and the unit price of the real estate she bought for the nature of the office is as high as 88,000 yuan.
This means that if you want to sell and change hands in the future, the price of 88,000 is likely to be discounted.
In fact, office building renovation apartments have been suspected of violating the law, and Shenzhen has long had clear regulations on the transformation of commercial office products into apartments.
In 2017, the Shenzhen Municipal Planning and Land Commission issued the Notice on Further Strengthening the Management of Architectural Design of Commercial Office R&D Buildings, which strictly restricts commercial offices, R&D houses to apartments, stealing area, and rebuilding.
On July 9 this year, the Shenzhen Municipal Bureau of Planning and Resources Management issued the "Several Measures on Further Increasing the Supply of Residential Land", which mentions:
Under the premise of ensuring the balance of the overall land use structure, gradually increase the scale and proportion of land for residential and public facilities, allow commercial to live, and the proportion of commercial housing can reach 30%, not only commercial land, but also the commercial part of the old reform can also be changed to residential nature.
However, the premise of this policy is that the nature of the land needs to be changed in advance before the construction of the project, and if there is no change, it is not possible to transform the office building into an apartment for sale, which is a violation.
However, this kind of office real estate disguised as "apartment products" violations occur from time to time throughout the country, and there are many cases related to Baidu search, and it is quite difficult for the owners involved to protect their rights.
Why is this happening? What is the difference between different condominium products? In today's property market situation, can we still invest in apartment products?
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In fact, the root cause of this situation is the public's confusion of different "apartment products" concepts, so that some unscrupulous developers are confused and seek huge profits.
To guard against this kind of problem recurrence, we must first figure out what the definition of apartment is.
Literally, an apartment means a public apartment, which is a type of collective house. In Europe and the United States, in addition to single-family houses, like any unit building, row building can be called an apartment.
However, in China, the definition of apartment is different, generally refers to a relatively small house, according to the nature of the land and property rights and residential distinction, in terms of property management, water and electricity charging standards, settlement, taxes and fees are quite different from ordinary residences.
For example, Chengdu made a clear definition of "apartment" in 2005, and the functional room (master bedroom, second bedroom, living room, etc.) cannot meet the needs of 2 hours of sunshine, which can only be called an apartment, not a residence.
At present, the apartment products on the market can be divided into 5 types according to the nature of the land and the specific use:
(1) Residential apartment (single apartment)
Residential apartments are actually residential, 70 years of property rights of small apartments (30-60 square meters), Shenzhen's early real estate market is loose, residential apartment products have become the first choice for just need the first set, down payment 30%, mortgage 30 years, the current market only second-hand housing supply.
(2) Business apartments
The nature of the business apartment land is a comprehensive business land, 50 years of property rights / 70 years of property rights, the purpose of the early design of business apartments is to solve the short-term living needs of business people, both residential and office, is the closest to a residential apartment product.
(3) Commercial apartments
In fact, it is a commercial office building, when the supply volume of office buildings is too large, the developer in order to quickly realize the apartment transformed from the office building, the nature of the land is generally a commercial comprehensive land, the property rights are mostly 40 years, the floor height is less than 3.6 meters, can be made into a small duplex. It can generally be used as an office or clubhouse, and can be purchased in the name of an individual.
(4) Serviced apartments
Serviced apartments, generally as a supporting or ancillary products of the hotel, 40 years of property rights, the main unit type is mainly below 50 square meters, according to the standard decoration of business hotels, generally only rent and do not sell or property rights management.
(5) Industrial apartments
Industrial apartments are generally M0 industrial land, the property rights are longer than commercial/office apartments, most of which are 50 years. Housing is used for industrial research, which can only be purchased in the name of the enterprise, and the property tax must be paid every year, so the price will be relatively lower.
Industrial office apartments are divided into two types, one is a supporting dormitory, normal floor height, with balcony, can be gas; the other kind of industrial office apartment, generally 4 meters 5 floor height, can be made into a duplex.
It should be noted that among the five types of apartments, commercial apartments and industrial apartments are the most likely types of illegal reconstruction, so when purchasing apartment products, we must find out whether the products belong to these two categories, and if so, we must carefully identify whether there are illegal reconstructions and other situations to avoid economic losses that should not occur.
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Last question, can I still buy an apartment?
First of all, the conclusion is that the apartment can be bought, but it should be looked at on a case-by-case basis.
First of all, there were many views about the fact that apartments could not be bought because the houses at that time, whether in supply or purchase, were relatively loose, and the advantages of apartments were not large in comparison.
However, in recent years, with the increasingly strict regulation of the property market, it is more and more difficult to get on the car, many people do not have a house ticket, are not eligible to buy a house, and the cost of getting on the bus in first- and second-tier cities is very high, and many young people who have just worked cannot afford it.
In this context, the advantages of the apartment are revealed:
Unlimited purchase and unlimited loans, and does not occupy the quota of residential loans, with the smallest amount of funds, occupy the assets of the advantageous location.
For example, two houses can only borrow 30%, but no matter how many apartments are bought, they can borrow up to 50%, and they can use leverage 1:2, which is a very favorable condition for improving the return on investment.
In addition, from the perspective of investment return, the investment return of the apartment mainly relies on rent, which can generate long-term and stable cash flow, which belongs to the "after-bed asset" that has been very popular in recent years. From this point of view, apartments are a relatively good asset allocation variety.
However, it is also based on this characteristic that apartment products are not all available to buy, and not everyone is suitable for buying.
If you look at it from the perspective of the crowd, there are two groups of people who can buy an apartment:
1, no room tickets, can not buy a limited purchase of commercial housing families, do not have too many assets but are in great need of housing families, single nobles with real needs;
Category of choice: small apartment loft apartment, do not consider the investment attributes, just to make their own life more comfortable and secure.
2, after using up the house ticket, abundant funds, people who want to allocate family assets, it is best to have assets of more than 50 million yuan, if there is no other better return on investment channels, buying apartments for long-term asset allocation is a good choice.
But when choosing, pay attention to the fact that you still have to buy a business apartment in a high-level city. Among them, the most valuable is Beijing, Shanghai and Shenzhen, but Beijing apartments are also limited to purchase, and individuals can not borrow, the average person can not buy, can only choose Shenzhen and Shanghai.
Because the economy of these cities is active, but the residential purchase restrictions and loan restrictions are large, and the housing contradictions are prominent, especially in Shenzhen, housing is very scarce.
If this apartment product is in these two cities, and its own product quality is high, the supporting facilities are very good, especially the kind of apartment located at the subway entrance, or the apartment built on the complex, in fact, it can be bought.
But it should be noted that the price of this apartment, preferably half of the price of the surrounding second-hand houses, is worth making long-term investment and anti-inflation.
Secondly, it is the apartment products of Guangzhou and some strong second-tier cities, of course, it also depends on the location, product quality and supporting facilities.
As for ordinary apartment products from second-tier cities to third-tier cities, try not to touch them.