Today's two news reflect the current uneven heating and cold of the old reform.
One is that Huangpu restarted the old reform to attract investment, and the market released a warming signal; the second, Guangzhou's largest volume of old reform projects, suspected of change.
Let's focus on the second message.
Recently, some villagers consulted on the message board of the people's network, the old improvement degree of Yuwotou Village in Nansha District, and it was heard that the cooperative enterprise Shenzhen Galaxy has withdrawn.
The latest official reply is this:
"Affected by provincial and municipal policies, the old reform project of Yuwotou Village may need to be adjusted according to the latest policies, and if there is any latest work progress, the villagers will be informed and the next step will be carried out."
"The latest policy adjustment" is believed to refer to the "No. 63 Document" issued by the Ministry of Housing and Urban-Rural Development last year, which strictly controls the mainstream trend of large-scale demolition and construction.
Yuwotou Village and Nanchong Village, which were "stopped", belong to the first phase of the Nansha Jewelry Cultural Tourism Town Project, covering an area of about 8.32 million square meters, which is the largest old renovation project in Guangzhou.
If you add the 9.06 million square meters of the second phase, the total area of the entire project can reach 17.38 million square meters, which is enough to have the scale of 2.8 Zhujiang New Town (about 6.19 million square meters).
Once successfully transformed, such an old aircraft carrier is a milestone breakthrough in the whole country.
Renderings of Jewelry Culture Tourism Town (Subject to official release)
01
The old aircraft carrier, involving 27,000 people, nearly 8,000 buildings
Let's start with the location of the project.
Nanchong Village, Yuwotou Village, Dawen Village, Tianyi Village, belong to the Qingsheng Plate of Nansha District, sijo villages are adjacent to each other, located east of Nansha Port Expressway, distributed on the north and south banks of the Jiaomen Waterway.
In addition, within the scope of the project, there are a number of yongdao, including Dawen Chung, Sanwen Chung, Sha Nose Bridge Chung, and Stick Boundary Chung, which is a typical Lingnan water town.
According to published data, The village of Shijo involves a population of about 27,000 people and a total of nearly 8,000 buildings.
Yuwotou Village, with a total population of 6953 people, the total number of existing buildings is 1879, the total construction area is about 580,000 square meters, and the current foundation area is about 2.8 million square meters.
Nam Chung Village, with a total population of 8,474 people, has 601 licensed houses and about 953 unlicensed houses, most of which were built before December 31, 2009.
Tianyi Village, with a total population of 5,052 people, a total of 443 licensed houses, 947 unlicensed houses, 98 collective properties, and 58 state-owned buildings, with a current construction area of about 509,000 square meters.
Dawen Village, with a total population of 6,840 people, a total of 2,393 buildings in the village, and a current construction area of about 785,000 square meters, of which 2,149 are villagers' houses.
Basic data of Yuwotou Village
According to the plan, the jewelry cultural tourism town will be carried out according to the rhythm of two phases, the first phase is the starting area (Nam Chung, Yuwotou), and the second phase is (Tianyi, Dawen) and other areas.
In terms of the transformation mode, it was originally scheduled to carry out continuous transformation in accordance with the villagers' willingness to transform, as well as the town planning and transformation conditions, in accordance with the ideas of the comprehensive transformation project of the old village (Nanchong, Tianyi, Yuwotou, Dawen Village) + the acquisition and integration of state-owned old factories + the cultural tourism project of Dawen Village + the development project of reserved land.
On November 18, 2017, Galaxy Holding Group signed a strategic cooperation agreement with the Tung Chung Town Government of Nansha District at the Tung Chung Town Cultural Center.
It was not until 2019 that Galaxy officially passed the public vote of the villagers and officially became a transformation cooperative enterprise of the first phase of the project (Nanchong, Yuwotou), with a total investment of 10.282 billion yuan.
In October last year, Galaxy went down to the next city and successfully won the second phase of the project (Tianyi, Dawen), with a total investment of 11.028 billion yuan.
Source: Galaxy Guangzhou
02
Affected by the old reform policy, the project transformation or suspension
It can be seen that Galaxy has previously bet heavily on Nansha and wants to show its fists here.
According to the plan, the total planning area of the fashion jewelry science and technology innovation cultural tourism town project is 17.57 square kilometers, focusing on the three major industrial directions of scientific and technological innovation, fashion creativity and cultural tourism, and creating a characteristic town with four-in-one integration of industry and humanities.
Renderings (finally subject to official release) Source: Galaxy City
Although the planning is very high and tall, due to the excessive volume and wide involvement, it is also destined to have a longer project transformation cycle than ordinary projects.
In 2019, the first phase of the project officially started, adopting the model of comprehensive transformation, and both villages will resettle the original villages.
In 2020, the project exhibition center was officially opened; in 2021, the Haoxin Industrial Park in Nanchong Village began to be demolished, which will be used to build resettlement houses in Nanchong Village.
Project Exhibition Center Source: Galaxy South China Region
Seeing that the progress of Nanchong Village was gratifying, the villagers of Yuwotou, who were also in the first phase of the project, were anxious and consulted the progress of the work on the People's Network many times.
In 2019, Guangzhou Leju once explored Yuwotou Village, and the old and new buildings in the village were seriously differentiated.
The exterior walls of some of the buildings are dilapidated, and the roofs are overgrown with weeds, which are out of place with the beautiful river scenery around them.
In the face of such a living environment, it is no wonder that the villagers are eager to transform.
Source: Guangzhou Leju
However, as far as the current situation is concerned, the old reform policy has shifted, and according to the principle of "demolition and reform first, not demolished and not changed", the villagers of Yuwotou may be disappointed.
At least, there will be no new progress in the short term.
Looking at the official public account of the project, you can see that there has been no update since September last year, and even the New Year's greetings have not been given, which may also be a signal.
03
The market is down, galaxy to reduce the scale of nansha old transformation?
Finally, let's take a look at the project's transformation enterprise, Galaxy Holdings.
Galaxy Holdings, founded in Shenzhen in 1998, is involved in industry, real estate, commerce, real estate, capital, finance, property and other sectors.
Among them, the most widely recognized is its commercial IP - COCO PARK, the representative project is Shenzhen Futian Galaxy COCO PARK, the first park-style shopping experience.
Source: Galaxy Holdings Group
In recent years, Galaxy has made great strides into Guangzhou.
In particular, Nansha has continuously developed many projects such as Galaxy Dandi, Galaxy Shengshi, Galaxy Mountain Bay, Nansha Bay Dongyuan, Galaxy River No. 1 Mansion, Galaxy River Bay No. 1, And Galaxy Mountain Bay.
In terms of old reform, Galaxy also loves Nansha, and has successively won the first and second phases of Dongwan Village, Tai Chung Village, and Jewelry Cultural Tourism Town.
In addition, there are Panyu Luobian Village, Liwan Longxi Village, etc., a total of 7 projects, 9 old villages.
As the real estate industry enters the "black iron era", "surviving" has become the primary task of many housing enterprises.
The long cycle of old reform, the large initial investment, the slow return on income, coupled with the pressure of the "three red lines", naturally become one of the first choices on the shelves.
Recently, it has been reported that Galaxy will withdraw from the Nansha Jewelry Cultural Tourism Town project, that is, withdraw from the transformation of 4 old villages.
In the 2021 memorabilia issued by the "Galaxy Urban Renewal" WeChat public account, it is also impossible to find a report of the winning bid of the second phase of the cultural tourism town, or disclose the authenticity of the withdrawal news.
However, in the view of Cheng Gengjun, other projects are still safe for the time being.
For example, Dongwan Village (Galaxy Dongyue Bay), Tai Chung Village (Galaxy Wisdom Club), etc., commercial housing projects have entered the market and will continue to be transformed according to the rhythm.
Other projects such as Luobian Village and Liu Village are in normal progress.
Renderings of Galaxy Dongyue Bay (subject to official release)
In this way, for the choice of projects, housing enterprises also have their own calculations.
Those that are difficult to change, those in the peripheral areas, those whose progress is slow, whose investment is large, and whose returns are slow, are given priority in "giving up".