Per reporter: Zhen Sujing Per editor: Chen Mengyu
Before the official listing of 20 houses for sale, the owner communicated with the agent many times and understood the market from many parties, but in the end he had to go along with the market and accepted the latter's sale proposal to reduce the price by one million.
This is a microcosm of the seller's difficult decision after the price of first-hand and second-hand houses in Shenzhen's property market has continued to decline for many months.
Recently, the National Bureau of Statistics released the changes in the sales prices of commercial residences in 70 large and medium-sized cities, and the price of second-hand houses in Shenzhen fell by 0.4% month-on-month and 3.5% year-on-year in September; New home prices fell 0.5% month-on-month and rose 0.9% year-on-year.
Shenzhen Centaline Real Estate Research Center pointed out that easing policies in various places continue to be released, and the news continues to be positive for the property market. From the perspective of the Shenzhen market, the supply increased in September and October, and the transaction volume of new houses increased significantly. But on the other hand, in the squeeze of the new housing market, the transaction volume fell below 2,000 units in September, and as far as the current data is concerned, more than 2,000 units in October is also hopeless. Developers are supporting the new housing market with price for volume, and the second-hand market will inevitably be affected, and will continue to adjust in the short term, and it is difficult to change the downturn.
Cut the price by millions only for one sale
Recently, Shenzhen Kaisa Qianhai Plaza Phase II a large number of promotional listings with a price reduction of one million has attracted market attention, the "Daily Economic News" reporter learned from a number of intermediaries that the batch of housing is located in the Qianhai Financial Free Trade Zone, about 800 meters from Liwan Station of Line 5 Metro, for hardcover apartment products, existing houses, and the price is only 7% off the opening price, with an average price of 52,000 yuan / square meter.
According to Manager Yang, a large chain intermediary, the house belongs to the second-hand process, and there are currently 1-4 rooms for sale, 51.86 square meters of 1 bedroom and 2 bathrooms, priced at 2.65 million yuan; 67.58 square meters of 3 bedrooms and 2 bathrooms, priced at 3.5 million yuan; 74.31 square meters of 3 bedrooms and 2 bathrooms, priced at 3.9 million yuan; 86.88 square meters of 4 bedrooms and two bathrooms, priced at 4.45 million to 4.7 million yuan.
According to this sale price, compared with the opening price purchased by the owner more than five years ago, the book loss of 52 square meters is about 1 million yuan, the loss of 68 square meters is about 1.1 million yuan, the loss of 74 square meters is about 1.4 million yuan, and the loss of 87 square meters is about 2.2 million yuan.
According to the calculation of the housing capital information, the owner originally bought a house of about 87 square meters, the total price was 6.4 million yuan, and now he has made a loss of at least 1.7 million yuan (6.4 million to 4.7 million).
"This batch of listings belongs to the same owner, and due to the need for capital turnover, I plan to clear this batch of listings at once," Cheng Yun (pseudonym), an intermediary close to the owner, told reporters through WeChat on October 25, 2017, when the owner bought an entire floor of Block C of Qianhai Plaza. This phase of the listing was all a one-time payment at the time, and now it is all red books.
As for the reason for the owner's price reduction and urgent sale, Cheng Yun said that when he bought it before, the owner planned to make a long-term investment and take it out for rent, but now the company is in crisis, so he wants to sell these properties to cash out.
Photo courtesy of respondents
"Because there are too many units, we can only achieve the lowest price," Cheng Yun said, adding that the price was also determined by the owner after consulting us for reference. The owner communicated with us many times before the listing, and he himself went to understand the market.
The reporter noted that in September last year, due to the urgent need for working capital, some owners sold a two-story duplex apartment in the second phase of Kaisa Qianhai Plaza, small three-bedroom, with a real estate certificate area of 74.17 square meters, 5.4 million yuan for sale, and the average price after discount was 72,000 yuan / square meter.
The reporter inquired about shell house search and learned that the current reference average price of Kaisa Qianhai Plaza is 75,823 yuan / square meter, and among the second-hand houses for sale, the listing price ranges from 57,000-90,000 yuan / square meter, of which the lowest total price of 51 square meters and 1-room apartment is 3.4 million yuan.
But fortunately, the location is excellent, coupled with the low price, this batch of listings quickly found a suitable buyer.
"From the evening of October 22nd to 24th, 11 sets have been sold, and there are 9 sets left, there are one-time payments, there are mortgages, and the one-time payment can also be 9.8% off, and there is no discount on the mortgage."
"The total price is low, the unit price is low, the rental return is high, and the apartment type is applicable," according to Cheng Yun's analysis, buyers usually do not have a place to buy a house in Shenzhen, or have just come to Shenzhen not long ago, do not have the qualification to buy a house, but work in Nanshan or Futian, Bao'an central area, want to live close, and want the total price to be lower, so this product just fits.
"In addition, there is a type of buyer, that is, there are elderly people at home who can't live, if you buy a 3-room, whether Bao'an, Qianhai, Nanshan, slightly high-quality listings are basically starting from tens of millions, and this kind of house is more than 74 square meters and 3 rooms, about 3.9 million yuan, and the pressure is relatively small."
Reducing to the reference price level has become a basic requirement for listing
Second-hand houses in hot areas have dropped in price, or even sold below the reference price, and new house discounts and referrals may be a new trend after the in-depth game in Shenzhen's property market.
On October 26, manager Zeng of the intermediary in the central area of Bao'an told reporters on WeChat that a few days ago, the large community of happiness coast in the central area of Bao'an 147 square meters of large four rooms, according to the reference price listed 13 million yuan, the intermediary belt is very positive, there are many buyers, and finally the seller chose the fastest payment customer, and the transaction unit price was slightly lower than the reference price.
In addition to the Happy Coast, there are also two houses for sale at reference prices on Sham Ye Nufront, across the street. Among them, the 3-bedroom of 105 square meters was listed for 9.18 million yuan according to the reference price of 86,900 yuan / square meter, and the price has been adjusted three times in the past 30 days, and the price has been reduced by 920,000 yuan, which is 19% lower than the average price of the same community, and is lower than the historical transaction price of the community.
On October 26, He Qianru, director of Midland Property Research Center, said in an interview with reporters on WeChat that there is no inability to sell the house, only the price. In the current market environment, if the second-hand house wants to be transacted, the price adjustment to the reference price level is the most basic requirement, but it is not necessary to be able to transact, but also depends on the situation of the real estate itself, some lots and real estate, the transaction cycle is generally relatively long.
According to statistics from the Shenzhen Real Estate Agency Association, the transaction volume of second-hand houses exceeded 600 units last week, and the number of second-hand housing listings continued to rise. According to statistics on the number of second-hand housing listings for sale publicly, on October 24, a total of 39,040 valid second-hand housing listings were for sale in Shenzhen, an increase of 361 units from last week.
The "Daily Economic News" reporter also learned from a number of intermediaries and market participants that in the current real estate market, the competition to seize effective customers is more fierce, unless the second-hand owner greatly reduces the price, otherwise in the case of the difficulty of second-hand housing transactions, and the cycle is significantly longer, intermediaries are more willing to bring customers for new houses, and developers in order to seize the market share of gold nine silver ten, every week also launch various types of special houses, housing discounts or commissions and cash prizes and other activities.
According to Savills, in the third quarter of 2022, developers continued to step up their efforts to further ease liquidity pressure and achieve annual sales targets, with the city's first-hand residential supply area reaching 1.165 million square metres, up 54.8% month-on-month.
Jingyu Xie, Head of Market Research at Savills South China, points out that although the regulation policy may continue to increase on the demand side and will increase market transaction activity to a certain extent, the transmission of policy to the sales side will take some time, and the cautious and rational emotions of home buyers in the decision-making process will continue in the short to medium term. In the fourth quarter, some high-quality projects in Shenzhen's core areas with high market attention are expected to enter the market one after another, which may drive the average transaction price of first-hand residential buildings to rise slightly.
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