01
Wedge-tung
Some time ago, the news of "commercial housing sales in Zhaoqing City, Guangdong Province is priced by the area within the suite" caused a commotion on the Internet, and many people called this practice "abolishing the public pool" or "eliminating the public pool". (pictured above)
Coincidentally, on May 9, a project in Fuyang also claimed to be "the first case in Hangzhou: the area of the suite is priced and sold, and the public share is refused". (as shown below)
Different regions and different projects have put forward the slogan of "eliminating public pooling" one after another, which can't help but make me interested in "finding out". Why are the people so disgusted with the shared area?
With a series of questions, we begin our article today.
02
What is Pooling?
Shared floor area
It refers to the floor area of the common part of the whole building that is shared by the owners of the whole building.
Question 1: The composition of the floor area of the house
The Administrative Measures for the Sales of Commodity Housing, which came into effect in 2001, clearly stipulate that the construction area of commercial housing shall be composed of the construction area of the suite and the common construction area.
There is no clear statement about the shared floor area in the building code, but we can derive it.
In the GB50096 of the Residential Design Code, it is mentioned that:
The floor area of the set = the usable area of the set + the corresponding construction area + the area of the balcony
(floor area of the house) = (actual usable area) + (shared area) + (balcony area)
According to the provisions of the "Residential Design Code", the floor area of the house we usually talk about corresponds to the "total floor area of the set"; The actual usable area corresponds to the "usable area in the suite". Therefore, this "corresponding floor area" is the shared area.
Question 2: What is included in the shared area?
Judging from the interpretation of the provisions, the area of the above-ground part is included: computer room, equipment room, hall, traffic area, etc., while the underground and semi-underground area will not be counted as a public share.
It should be pointed out that all walls are pooled areas, as are chimneys, exhaust ducts, tube wells, etc.
Question 3: How to calculate the shared area?
The total shared area of the whole building = (the total construction area of the whole building - the usable area of the total set of the whole building)
The shared area of each household can be apportioned by the proportion of the usable area of each household in the total usable area of the suite, so as to obtain.
In the past, we used the "standard floor" as the unit of calculation, so that there would be a phenomenon of different pools for the same house, but now we have changed to "building" as the unit of calculation, which can avoid this situation. (as shown below)
It has to be said that for architects, the calculation of floor area is also quite complicated. It is indeed not easy for ordinary people to figure it out, so the public has a natural aversion and resistance to the "shared area".
But in any case, the shared area is an objective existence, whether you like it or not, you can't eliminate "it"!
03
Can the pooled area be faked?
Because it is almost impossible for ordinary people to accurately understand the shared area of their own family through measurement, there is a concern that the developer will deliberately make the shared area larger.
In fact, this concern is unnecessary, because the developer has neither the motive nor the ability to "commit the crime".
Let's start with motivation
When a piece of land is auctioned by a developer, the plot ratio of the plot is a fixed value. Assuming that the building area of a certain plot of land is 100,000 square meters, if the average household area is 100 square meters, then 1,000 households can be built.
Assuming that the average share of each household is 30 square meters, then the actual usable area of the suite that small owners can get is 70 square meters;
If the developer makes the common area 35 square meters, then the usable area of the suite is 65 square meters;
Which type of apartment sells better in the market? Of course, it is a large usable area in the set.
Then you might say that the developer will deliberately make the lobby under the building in order to sell the house well.
But after all, there is only one floor in the lobby, and the impact is negligible in the proportion of the entire shared area. Speaking of a magnificent lobby, many owners are still willing to pay for it.
Let's talk about ability
Under normal circumstances, the data of the shared area of a residential community needs to go through the following procedures:
- Drawing calculations (forecasts) of the design unit;
- Accounting for the public share by the competent authority;
- After the completion of the project, the surveying and mapping department will also calculate the area of the property (actual measurement) again.
The planning department in many places will ask for "zero error" in the drawings and the final measurement, which is also the biggest headache when I was doing residential design, and it is too brain-intensive to calculate the area.
So you say developers have the ability to cheat on this?
However, some developers with poor management capabilities will indeed have deviations between drawings and actual measurements. Some of this deviation is due to the forced thickening of the structural wall, some because the tube well has to be made larger, and some because of the increase in the requirements for specification upgrades, which is indeed caused by the increase in the shared area, and the regulations also have clear provisions for such situations.
In the "Measures for the Administration of Commodity Housing Sales", there are clear requirements for the shrinkage of the housing area: if there is an error, according to the standard of 3% of the absolute value of the area error ratio, the excess will be refunded and the deficiency will be compensated.
- That is, when the absolute value of the error ratio between the area agreed in the contract and the actual area exceeds 3%, the buyer has the right to move out.
- If the actual area is less than the area agreed in the contract, the real estate development enterprise shall return double the price of the house price exceeding 3% of the absolute value.
To sum up, you will find that in fact, no one is willing to "artificially" increase the shared area, and the increase in the shared area is required by the norm. The original intention is to make the house more comfortable and safer.
04
Why abolish the pool?
The common people hope to abolish the public pool, or even eliminate the public pool, in fact, they want to "sell the area of the suite".
Whether it is a user-type floor area as a unit of valuation, or a take-home usable area of the suite, it will not have the slightest impact on the selling price of any property.
During the Spring and Autumn Period and the Warring States Period, Zhuangzi once raised a monkey. Every morning he gave the monkey four fruits and three in the afternoon. As a result, the monkey was very dissatisfied. Zhuangzi said to the monkey, "Then give three in the morning and four in the evening." The monkey nodded happily when he thought there was one more in the evening.
Take the Hangzhou project mentioned above as an example, although the sales are priced according to the usable area of the suite; However, the property fee is still based on our previous floor area, so the essence has not changed.
Even in Hong Kong and some other parts of the world, we have implemented pricing based on the usable area of the suite. However, "the wool is still out of the sheep in the end", as long as the unit price is increased, even if the area is reduced, the total price will not change.
However, from the consumer's point of view, if you can afford to retest the area of the house you bought, it is also a good thing, and it is better than confused consumption. It also contributes to the creation of a fair and transparent market environment.
If the price of the usable area in the suite is adopted, the shared area of the "Sunac Qingdao Victoria Bay Project" is so large that you doubt that the problem of life may not happen. Because ordinary people don't know anything about the housing efficiency of super high-rise residences.
Extended reading:
So why are developers frequently raising the slogan "Reject the public pool, eliminate the public pool" recently?
In the current market environment, destocking is a difficult task for every real estate company.
Developers want to promote, but they are afraid of the "stampede" that promotion brings. And the "sale based on the usable area of the suite" just gives them an opportunity to "reduce the price in disguise" and go down the stairs. And it's also a good selling point, which can bring a wave of traffic.
This is the same as the "Several Measures to Optimize the Planning and Management of Real Estate Development Projects" promulgated by Changsha two days ago.
Extended reading:
05
The smaller the pool, the better?
When you are disgusted or even hated for the large pooled area, have you ever thought about a question: is it better to have a smaller pooled area?
I'm going to give you some scenarios to help you think about this.
Scenario 1: If the elevator is canceled, can the shared area be reduced a lot?
Scenario 2: If the lobby is canceled, can the shared area be lowered?
Scenario 3: If the width of the aisle is reduced, can the stall still come down a lot?
We are familiar with the "old and small", these shared areas are not available, do you think it is easy to use? Do you feel "decent"?
Therefore, I don't think that the smaller the pooled area, the better, but rather that "the larger the pooled area, the better". You look at the people who buy luxury houses, who complain about the large shared area, they will only complain about the lack of supporting facilities.
Therefore, we ordinary people hope that the shared area is small, in essence, we hope that the housing price can be reduced. When the house price falls, you can buy more real estate area with the same total price.
In fact, the attitude of ordinary people towards the public sharing should be "the province of the province, the fee of the fee".
For example, the size of the fire stairwell, as long as it can ensure safety, can be stuck in the standardized bottom line design. For the downstairs lobby, you can put some area appropriately, because this will have an impact on the house price, after all, the "façade" of the house is also very important. And so on.
The large pool brings about the improvement of comfort, so it is not advisable to blindly compress the pool area.
06
Conclusion
The shared area is an objective existence, and no matter how much you try to eliminate it, it is still there.
The common people have been suffering from the "shared area" for a long time, mainly because the consumption is not transparent enough, but the shared area is actually difficult to fake.
Smaller pooled area is not always better, and we should not pin our hopes on "eliminating pooled area".
Whether the price is based on the floor area or the area inside the suite is nothing more than a numbers game. Housing prices and purchasing power are the issues we should really care about.
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