Per editor: Cheng Peng, Yi Qijiang
Just after the Spring Festival, several thousand Marriott houses in Shanghai were auctioned.
On February 8, two sets of houses located in the Central Famous Mansion in Shanghai's Putuo District experienced 29 rounds and 30 rounds of quotations respectively, and were finally auctioned by two buyers, with a transaction price of 17 million yuan.
Image source: Alifa Pai
This is just a prelude to the auction of the famous mansions in Central, and in the next 10 days, there will be 8 sets of luxury houses in the building. Like the first two sources to start auctioning, the starting price of the remaining 8 sources reached 14.1552 million yuan.
Behind the auction of these mansions, there is another lamentable story of "debt repayment".
"Lou Wang" listing 20% off auction
The transaction price is 20% premium, and 8 suites are about to start auctioning
In the French auction market, it is rare to list 10 thousand Marriott houses at a time.
According to the auction data, the 10 houses are located on the 23rd, 25th, 26th, 27th and 28th floors of the 10th Famous Mansion in Central, with an area of 176.94 square meters. According to the sales promotion of the Central Famous Mansion in the past, Building 10 is the "king of the building" of the building, and the large flat floor of 176.94 square meters is its last "king bomb" apartment, which is very concerned by buyers.
According to the Anjuke website, the total number of households in the Central Famous Mansion is 2074, there are 1700 parking spaces, the greening rate is 40%, the completion time is 2013, and the current average price is 89851 yuan / square meter.
However, a month ago, when these 10 houses first appeared on the Alifa auction platform, they were snubbed. At that time, the starting price of these listings was the same as the appraisal price, each set was 17.694 million yuan, and the unit price was 100,000 yuan / square meter. According to Times Finance, an intermediary told reporters that the current second-hand listing unit price of the Central Famous Products Mansion is only about 105,000 yuan, which shows that the starting price of the first auction does not have a price advantage.
As the agent said, the high price blocked the enthusiasm of home buyers, and the first auction of 10 units failed to get any registration, and all ended in streaming auctions.
According to the practice of legal auction, the starting price of the stream auction house will be lower than the first auction, and the 10 houses of the Central Famous Mansion are no exception. In the second auction, the starting price of these 10 houses was directly discounted by 20%, and the unit price was reduced from 100,000 yuan / square meter to 80,000 yuan / square meter in the first auction, and the total starting price was directly reduced by 3.5388 million yuan.
The temptation of 20% off has made buyers go out one after another, and the two houses that began to be auctioned on February 7, Room 2501 and Room 2801, No. 10, were respectively approved by 12 people and 8 people to participate in the auction, of which the starting price of Room 2501 was 14.155 million, and a total of 14752 people watched. The starting price of Room 2801 was also 14.155 million, with a total of 15,254 onlookers.
In the final countdown to the auction on the morning of February 8, buyers were also unrelenting, and you came and went to actively increase prices. Room 2501 was successfully bid for 16.955 million from 10:00 on February 5 to 10:00 on February 8 (except for the delay), and finally the buyer with the bidding number "N9908" successfully bid for 16.955 million, which was 2.8 million higher than the auction price. After 30 scrambles, Room 2801 was finally acquired by the buyer with the bidding number of "P8402" at a price of 17.055 million yuan, which was 2.9 million higher than the auction price.
After dozens of rounds of competition, the premium of the two houses exceeded 20%, and the transaction unit price was about 96,400 yuan / square meter and 95,800 yuan / square meter, respectively.
However, although the transaction price is not low, the aforementioned intermediary believes that the unit price of less than 100,000 yuan / square meter to buy the "king of the building" can still be said to be a successful "leak".
Xiaobian inquired that at the end of last year, the news that the listings in Building 10 of the Central Famous Mansion were about to enter the market were once widely spread in the industry, with a total of 60 units, and the apartment type was consistent with the 10 units in this auction, which was 178 flat floors. According to gossip, this batch of listings is limited by Shanghai's price limit policy, and the pre-sale price is 81,000 yuan / square meter, and there is a significant price inversion.
However, it is reported that the price does not include the hardcover part, and each suite needs to pay an additional decoration fee of 9,000 yuan / square meter, and the final price is 90,000 yuan / square meter. The historical transaction record of Shell house search shows that in May last year, the community traded a set of houses with an area of 111.9 square meters, with a transaction price of 11.22 million yuan, equivalent to 100,200 yuan / square meter.
"In general, the location, view and apartment type of the 'Lou Wang' house are the best in the whole real estate, and the price will definitely be higher." Moreover, the compact apartment type in the previous listing of the Central Famous Products Mansion is relatively large, and the 178-square-meter apartment type is only available in the 'Lou Wang', and the second-hand price is expected to be about 110,000 yuan / square meter. ”
Arrears of 600 million yuan in project payments become the executor
In addition to the listings in Building 10, some of the other listings in the property have also been planned for public auction.
As early as May 2019, the Shanghai Putuo District People's Court originally planned to auction Room 203, No. 16, from 10:00 on the 14th of the month to 10:00 on the 17th of the month. However, due to the enforcement settlement agreement reached by the parties, there was no need to auction the property and it was eventually withdrawn. At the same time, the Shanghai No. 1 Intermediate People's Court auctioned six houses, including Room 3220 and Room 3701, No. 7, from 10:00 on May 6, 2021 to 10:00 on May 9, 2021. However, due to enforcement objections, the auction of these 6 houses has been suspended.
As a luxury housing project with a development cycle of nearly 14 years, why does the Central Designer Mansion have so many listings for auction?
It should be known that according to media reports, in 2008, when Shanghai Zhifu won the central famous mansion project plot, the floor price of the plot was only 1,000 yuan, and when the first batch of listings in the central famous city was launched in 2011, the unit price reached 33761 yuan / square meter.
In the next ten years, Central Famous Products City has pushed the plate 5 times, the most recent of which was in 2017, when the unit price has reached 64859 yuan / square meter. With the unit price of more than 95,000 yuan / square meter as a reference, in the past 14 years, the price of Central Famous Products City has increased by about 3 times, and the floor price of the project plot is as low as 1,000 yuan, which can be described as a lucrative profit.
Exterior view of the Central Famous Mansion According to Ali Auction Network
However, it is such a project that has tasted the land dividend and the market dividend, but it has fallen into a financial crisis.
Xiaobian found that the batch auction of the zhonglin famous mansion was related to a project payment of 600 million yuan. In 2020, a creditor named Yang Fengning filed an arbitration application with the court, accusing Shanghai Zhifu, the developer of the Famous Mansion in Central, of defaulting on the project payment of 600 million yuan and 60 million yuan in liquidated damages, and demanding that Shanghai Zhifu pay the amount within a specified time.
According to a judgment document with the case number "(2021) Hu 02 Zhiyi No. 271", the Shanghai No. 2 Intermediate People's Court ascertained that the Shanghai Arbitration Commission rendered a ruling No. 4119 on April 7, 2021, confirming that as of April 9, 2021, Shanghai Zhifu owed Yang Fengning 600 million yuan in principal and 60 million yuan in liquidated damages, a total of 660 million yuan. At the same time, it is confirmed that Yang Fengning has the right of mortgage for the houses under the company's name located in Room 3002, Room 2901, Room 2902, Room 19, Room 3702, No. 15, Lane 288, Gulang Road, and has the right of priority to be reimbursed for the discount or auction and sale of the money; for the 62 sets of commercial houses in Building 10, Building 10, which have not gone through the mortgage registration procedures, they enjoy the right of priority to be reimbursed the project price within the scope of the principal amount owed to the project.
However, Shanghai Zhifu did not repay. In May last year, Shanghai Zhifu became the executor for failing to repay the money on time, and all the 23-28 storey houses on The 10th were seized and auctioned by the court.
With 10 units being put on the auction table in batches, can the remaining listings in Building 10 of the Central Famous Mansion enter the market? "If the developer doesn't pay it back in time, these listings will definitely be auctioned off." The above-mentioned staff surnamed Yang said that its starting price may be subject to the housing price trend in Shanghai and the specific circumstances of the auction, or slightly lower than the current price. "Overall, though, it shouldn't be much lower." The worker forecasts.
In fact, as early as 2019, many buyers' intention to buy a house was misappropriated by Shanghai Zhifu, resulting in buyers being unable to get back the intention money. After that, the buyer sued Shanghai Zhifu, and after winning the lawsuit, he was told that there was no funds available on the Shanghai Zhifu account, and the court immediately froze the Shanghai Zhifu account. Since then, the problem of funding has snowballed and grown.
According to the Qixinbao APP, Shanghai Zhifu was established in 2006 with a registered capital of 100 million yuan and legal representative Zhu Shenghai. The company is mainly engaged in real estate development and operation, with a total of 531 legal proceedings, including a number of private lending and loan contract disputes, and Shanghai Zhifu has been issued 6 times to restrict consumption orders, and the total amount of enforcement has reached 2.755 billion yuan.
Editor| Cheng Peng, Yi Qijiang, Wang Jiaqi
Proofreading | Lu Xiangyong
Cover image source: Alifa shoot
Daily Economic News Integrated Red Star Capital Bureau, Times Finance, Ali Auction
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