Hangzhou's residential buildings are destined to be endless, in addition to large-scale demolitions, there is also the big move of "commercial to residential".
Last year, commercial plots in the north of Xiaoshan City, Linping Urban District, Xiasha and other sectors changed the nature of the land to "residential". For the already saturated commercial sector, residents still have the confidence of "indifference", but for the residential sector that is relatively dense and urgently needs commercial "change of life", "business to residence" is undoubtedly a huge negative.
In 2024, the process of "commercial to residential" has not been suspended, and judging from the adjustment of control regulations issued by multiple sectors, another batch of commercial land has become residential, including some sectors that are still in the pioneering period.
01
A few days ago, the planning of the Shuangqiao unit XH020203-03 plot was adjusted, and the maximum plot ratio was reduced from 3.0 to 2.5 under the premise that the land area remained unchanged, and the nature of the land was adjusted from commercial and commercial plots to commercial and residential plots accounting for 70% of the residential plots.
The commercial area of about 180,000 square meters has been directly reduced to 45,000 square meters, a decrease of 75%.
Since last year, it has not been a big news that the market should pay attention to this plot? The reason is that it belongs to Yungu.
In addition to top universities such as Yungu School and Westlake University, Alibaba Cloud, Cainiao Headquarters and a large number of enterprises with high "intelligence concentration" are located here.
However, the industry has not yet been fully settled, the blockbuster business plan has not yet been seen, and even the residential has just sold the "only seedling" of Xi Haitang, and it will continue to "residential first", which inevitably makes people feel more pressure-whether the commercial land is not easy to sell, or the business cannot be done, and the "cake" of the new industrial area is not finished and the high-rise buildings are in a hurry.
02
If the Yungu plot takes into account the factor of "job-housing balance", then there are still some sectors that do not lack residential buildings and have also begun to "change from business to residence".
For example, in Chengdong New Town, the front foot of Dieyingli has become the "last" mansion in Chengdong New Town, and the "Angel" plot group is on the heel.
Of the seven plots originally planned, only one is residential land – Binjiang Jade Jiayun Mansion, which was named last week, two parks and green spaces, two kindergarten sites, sports land and a neighborhood center.
However, in the latest phase of the control regulations, the site of the neighborhood center and kindergarten has been turned into a residential land covering an area of 22,500 square meters. The residential land and kindergarten plot that were originally next to the canal were "replaced".
It is equivalent to the original scattered two kindergarten land, merged into one, and the residential land has become two, but the area has only increased by 6,000 square meters, which is equivalent to 40-50 more residences according to the average area of 120-140 square meters.
Although the record of parking spaces in Dieyingli has been smashed, it shows that there is no shortage of purchasing power in the east of the city, but with only 40-50 more homes, it has lost the neighborhood center, or a loss to the residents of the west wing of the new city in the east of the city.
It is also an improvement area, and a 35,000-square-meter commercial land on the north side of the Zhijiang Cultural Center has also been changed to residential. The plot ratio has been increased from 1.8 to 2.2, the building height has been reduced from 80 meters to 60 meters, and the residential area remains unchanged, with a volume of 77,000 square meters, which is about 640 houses according to the average set of 120 square meters.
The location of the plot is close to the center of the fourth hall and one center of Zhijiang, and the school district is also close to the Zhijiang campus of Qiushi Primary School. If the price limit is also 37,500 yuan/㎡, the lot is obviously better than the sister land of Zhijiang won by C&D in the "4.16" land auction, and the popularity may be comparable to that of Yunqi Zhijiang.
In any case, the commercial land in one sector means more urban facilities and more competitive plate chips, even if there is indeed a shortage of new houses in the two improved sectors, there are still more people who regard it as a negative.
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Chengdong and Zhijiang are not considered commercial "wasteland", the former is a large or small complex, with a total volume of about one million square meters, Zhijiang has two Intime Cities, and Zhijiang Future Community also has a commercial plan of about 200,000 square meters, which is generally considered "sufficient".
However, the "commercial to residential" in some sectors has broken the expectations of residents. In the latest issue of the "Urban Design and Detailed Planning of the Canal New City New Functional Cultivation Area (Draft)", a piece of commercial land on the south side of the Ping'an Bridge TOD of Line 4 has been turned into residential land.
If the draft is passed, then the north wing of the Canal New City will be occupied by residential land, and the only thing that can be counted on is the commercial part of the commercial and residential plots, according to the plan, this part of the commercial or about 10,000 square meters of community-type complex, or 800 square meters of large flats, and there is still a big gap between the complex that can be visited and played.
There is also the stone bridge plate, the construction progress of Yongfeng Impression City, which drags the water, and the nature of the plot has changed from pure commercial land to mixed commercial and residential land. The Hangzhou steamship complex on the south side has also been turned into a pure residential land.
Draft plan for the Stone Bridge Plate
Ping'an Bridge and Shiqiao, the two "difficult brothers", can't see the complex for a while, and they have to go to the MixC and Xintiandi in the north of the city to visit the mall every day.
04
Planning adjustment is a matter that conforms to urban development, and its own meaning is neutral, and it is negative from the perspective of residents, but it is not necessarily a wrong thing if you look at it from a long-term urban perspective.
According to the statistics of Lianshang.com, as of the end of last year, Hangzhou's complex stock was about 16 million square meters, and this year it will enter the market with 20 commercial complexes, bringing about 1.7 million square meters of new volume, when Hangzhou's complex stock will come to 17.7 million square meters, with a per capita commercial area of about 1.36 square meters, exceeding the international standard of "1 square meter per capita" and entering a saturated state.
The reason is that the spatial distribution is uneven, with more than 6 percent of the complexes distributed in the central plates such as Hubin, Qianjiang New Town, Olympic Stadium, and Huanglong, and about 3 percent of the sub-centers such as Xintiandi, Chengdong, Jinsha Lake, and Future Science and Technology City, while the rest are distributed in other plates in the form of medium-sized or community-based BOXES.
Qianjiang Century City skyline (Zhu Liming/photo)
A large number of residential land supply plates such as Shibei, Canal New Town, and Nanwo have not even appeared in a decent complex.
Therefore, the fundamental reason for the commercial reform is that it is impossible to reconcile the contradiction between saturated complexes and uneven spatial distribution.
Moreover, in the economic downturn, commercial land is a "risk asset" with a huge amount of investment in the early stage and unknown revenue in the later stage for developers.
Even, even residential land with a high proportion of commercial is reluctant to take. For example, the Gaosha Road TOD and the Haoyun Street TOD, which were previously unauctioned, were successfully sold after the commercial ratio was subsequently adjusted.
Gouzhuang (Zhu Liming/photo)
However, since there is a "commercial to residential", there may also be a "residential to commercial", when the population in the sector reaches a certain number and can support the foundation of complex operation, there will be no new opportunities.
Editor-in-charge/Giri
Co-ordinator/Emperor Producer/Bu Shanshan