Original Brother Taolu
In the four first-tier cities, luxury houses are selling well, and even the top luxury legal auction has unexpectedly exploded.
According to incomplete statistics, in the first half of the year, there were at least 6 sets of foreclosure mansions in first-tier core cities that exceeded 100 million yuan, all of which were sold at a premium, and some even set new historical transaction records.
Taking Shenzhen as an example, on July 2, Xiyuan Foreclosure Villa, a luxury house located in the central area of Futian, after 17 people and 190 rounds of fierce competition, the starting price soared from 31.39 million to 83.89 million and was finally sold, with a premium rate of 167.2%.
The transaction price reached 311,000 yuan/㎡, which was nearly 100,000 yuan/㎡ higher than the current transaction price of Xiyuan's second-hand villas.
What is even more enviable is that the original owner's purchase price in 2005 was only 3.82 million, and the transaction price of the auction was 22 times the original purchase price, which shocked the market.
Why is this happening?
On the one hand, the value of super luxury homes is strong and the products are scarce, on the other hand, the general environment has changed, and a long era of low interest rates is coming.
The interest rates of major state-owned banks fell three times in a row last year, and the 3-year fixed deposit has entered the "1%" era, and even the 5-year fixed deposit can barely stand at 2%! Treasury bonds and bank wealth management have also lowered yields.
Under the "tide of interest rate cuts", luxury houses in the core areas of first-tier cities have become "value assets" that cross cycles, and there is a phenomenon of foreclosure mansions being hunted by the rich.
In the second half of the year, there are still many foreclosure mansions on the way, and the starting price is often lower than the market price.
01
Luxury house auction, safety manual is here!
Buying your favorite property at an ultra-low price is the real psychology of people who are willing to try their luck in the auction market.
However, panning for gold and picking up leaks are just the "eye-catching" A side of the mansion law; The auction house with mixed good and bad may also step on the B side of the pit. Today, I will sort out the whole process manual of legal photography for you, and teach you to pick up leaks safely!
1. Preliminary screening of the house
Nowadays, the forensic auction listings adopt the online + offline mode, and before the official auction, they will log in to the online forensic auction platform of Ali Auction, Jingdong Auction, and the People's Court's Litigation Asset Network. If we see an item we like, we can find out more about the listing based on the foreclosure website they log into.
Taking the Shanghai Jiujiantang Villa auction in March as an example, after logging in to the Ali auction platform, we searched for the name of the project, selected and understood.
There is little information on the online page, and we need to click "View Announcement" to enter the details page of the auction announcement if we want to know more.
There are currently multiple platforms on the market where you can browse and select properties for auction. The first consideration for choosing a foreclosure house is the price advantage, and it is generally necessary to find a high-quality property source that is about 30% lower than the market price.
2. Pre-shooting due diligence
In the final analysis, there are several kinds of pitfalls: high taxes, inability to transfer, clearance problems, and some of them also involve the use of school district housing degrees.
For the above problems, in fact, the way to avoid them is very simple, which is to do a good job of pre-tuning!
First of all, check the announcement of the foreclosure platform and other public documents: check whether the property rights are clear, whether there is a lease, who will bear the transaction taxes and fees, and whether the court is responsible for clearing the property. If you don't understand, you can consult the platform's customer service in detail and keep the chat record.
Taking Kukendo as an example, when we check the auction announcement, we should pay attention to the details such as "the current status of the lot - the lease situation", "the arrears situation", and the "rights restriction and mortgage status".
It's not enough to understand these, we also need to remember to visit the site, and generally the foreclosure house can sign up to see the model house on the spot, and the buyer must "see is believing"!
Admittedly, due diligence on an auction property is more trivial and complicated, but the more comprehensive the investigation, the safer it is to start. If you really can't take care of the time and energy, it is also recommended to entrust an authoritative and professional auxiliary agency to do due diligence.
3. Preparation before shooting
First of all, it is necessary to confirm the qualifications for buying a house, and now in Shanghai, Shenzhen, Guangzhou and other first-tier or strong second-tier cities, foreclosure houses are also within the scope of purchase restrictions, so you must confirm whether you have the qualifications to buy; Of course, there is no limit to the purchase of apartments and properties.
In addition, from January 27 this year, Guangzhou has canceled the purchase restriction of residential buildings of more than 120 square meters. Recently, there has been a rumor in Guangzhou that foreigners, Hong Kong, Macao and Taiwan will further relax the restrictions on house purchases, which makes the market full of expectations.
Secondly, if you take out a loan, you need to communicate with the bank in advance to pre-approve the loan qualification.
This is because the foreclosure house can only be auctioned by paying a deposit, and the bid price needs to be paid in full within a short time after the bidding, and if the auction is destroyed or the payment cannot be completed due to personal reasons, the deposit will not be refunded.
4. Pay the deposit and bid
When all the above preparations are made, it is determined that you want to participate in the bidding, you need to pay a deposit as required, which is generally about 10%-20% of the starting price, and if the bidding is successful, it will be directly offset against the auction price; If the bid is unsuccessful, it will be refunded after the auction closes.
After paying the deposit, you will be qualified to bid, and you will get a corresponding number on the foreclosure platform, and you can participate in the bidding after the property you want is officially auctioned.
5. Pay the balance in full
After the auction is successful, the balance payment needs to be paid to the designated account within the specified time.
If you need a mortgage, you also need to add a link - a phased guarantee.
Because foreclosure is a mortgage that is approved without obtaining the principal of the house, the cost of the additional "stage guarantee" is generally 1%-1.2% of the loan amount. Finding a "staged guarantee agency" can also be pre-staged in the pre-auction preparation, and you can start after contacting the bank to confirm the loan qualification.
6. Pay taxes
The foreclosure house shall pay taxes and fees according to the actual situation of the auctioned property. When the property is auctioned, the information such as the check form, the real estate certificate number, and the owner's name will be publicized, and the corresponding bank can be contacted to verify the specific situation.
As a buyer, if you buy a house as an individual, you generally only need to bear the deed tax; If you buy a house with a business as the main body, stamp duty is also involved. It is advisable to settle taxes and fees in advance and take them into account as costs.
In the process of tax payment, here is a reminder that after getting the relevant materials of the court to unseal the property, you must first go to the Housing Authority to go through the procedures for releasing the mortgage and issue relevant certificates, wait for the Land Bureau to notify the transfer of ownership, and then go to the Local Taxation Bureau to verify and pay taxes to avoid tossing back and forth.
7. Real estate transfer and occupancy
After paying the balance and receiving the invoice and the "Transaction Confirmation" issued by the administrator, you can bring all other relevant materials to the Housing Authority for the transfer. After completing the transfer, contact the manager to obtain the house key and complete the handover and occupancy.
To sum up, we should pay attention to whether we meet the local qualifications for buying a house before raising a legal auction house, as far as the Guangzhou property market is concerned, the qualification for buying a house is the most relaxed in the first-tier cities.
For those who purchase housing in Yuexiu and other districts, non-resident households in the city shall provide proof of continuous payment of individual income tax or social security in the city for the first 6 months from the date of purchase.
Houses of more than 120 square meters are no longer restricted from being purchased, including first-hand houses and second-hand houses.
The minimum down payment for a first home loan has been adjusted to 15%, and the interest rate floor has been removed.
At the same time, it is also necessary to understand whether the foreclosure house is auctioned with rent, who will bear the taxes and fees, whether it is cleared and handed over, etc., if you are not sure about the key information, you can apply for on-site inspection in advance, or call the court announcement phone for detailed consultation.
02
Luxury house auction, who is the next "boiling point"?
Recently, Guangzhou's Aiqun Huijingwan, which is about to be auctioned, has attracted great market attention, or it may be the next "boiling point" of luxury real estate auction after Beijing, Shanghai and Shenzhen.
Why?
1. Location and scarcity
Guangzhou Aiqun Huijing Bay is located in the "SMIC" of Yuexiu, and the luxury residential products in Yuexiu District themselves have a very high scarcity!
In the second batch of residential land list released by Guangzhou in May this year, Yuexiu's residential land supply is only "+1", which is the second time that Yuexiu District has a residential land supply in nearly four years, and the last time Yuexiu District has two residential land supplies was in 2020.
From 2018 to 2024 (as of July 7), Yuexiu has the least land supply in the 11 districts of Guangzhou, with 406 residential land transfers in Guangzhou in the past 7 years, while Yuexiu has only 3 new ones, accounting for 0.74%, and it is difficult to find a house.
In the first half of the year, tens of millions of "luxury houses" in various districts of Guangzhou were affected by the supply, and the number of transaction units in each district was uneven, but according to the average transaction price, it can be seen that the luxury residential areas favored by the market are still Yuexiu, Tianhe and Haizhu.
In response to the request of fans, we visited Oi Kwan Hui Jing Wan on the spot. The location of the project is really the "SMIC" of Yuexiu. I am now located downstairs of the project, in the middle of Yanjiang West Road and Avenida de la Causeway. In front of it is the thousand-year-old Haizhu Stone, next door is the Guangzhou cultural landmark Aiqun Building, and behind it is the Guangzhou Sacred Heart Cathedral.
This area is also the political and cultural center of Guangdong Province and Guangzhou City, 2.5km away from the provincial government and 2km from the municipal government. It is only about 7km away from the East Tower and West Tower, a landmark in Guangzhou.
2. The irreproducibility of resources and supporting facilities
For scarce luxury houses in first-tier cities, the core location is certainly the primary factor, but as a luxury house, resource possession is also an important factor to measure its value. For Guangzhou, a real luxury house should have a direct view of the 10-kilometer Pearl River.
Oi Kwan Hui Scenic Bay is only about 25 meters away from the Pearl River, which can be said to incorporate the Pearl River into its own balcony. I am now standing on the balcony, and at a glance, I feel that the wide Pearl River is slowly flowing under my feet; Guangzhou city landmarks such as Zhujiang New Town, Xiaomanjiao, Shamian and Baietan, are also in full view.
Real view of Huijing Bay
Yuexiu SMIC is also an old-school luxury residential area in Guangzhou, with extremely complete supporting facilities. The surrounding area gathers high-quality educational resources, such as the old Minqian Primary School (provincial level), Guangzhou True Light Primary School, etc.; There is also a complete medical configuration, and many tertiary hospitals such as the First Hospital of Guangzhou Medical University are nearby.
In addition, it is within walking distance to the most beautiful old street of Guangzhou Long Beach, Shamian Island, Yuexiu District Children's Park, Guangzhou Cultural Park, Sacred Heart Church, Haizhu Square, museums and other rich cultural facilities, and the living atmosphere is elegant and beautiful.
The high-end business and commercial resources around the project are even more mellow and superior. Super Grade A office buildings, financial service characteristic streets, major banks, consulates, Michelin & Black Pearl high-end banquet restaurants and popular bars are surrounded by a cluster of prosperous clusters.
3. Price advantage, 6% off
Why are people so keen on foreclosure? Price is one of the most important factors.
According to the current information, the auction price of Aiqun Huijingwan will start at 6% off, and it will only be sold for 48,000!
You know, with the developer of the development of the real estate Lingnan Club, Triumph Club is currently sold at 100,000 +, other developer projects around the project is also worth a lot, let's take a look at the nearby price map, the price of the auction of Huijing Bay and the surrounding form a high degree of inversion, very eye-catching.
4. Product and quality
At present, the mainstream of luxury houses in the world is the large flat. In the "Top 10 Most Luxurious Mansions in the World" selected by Forbes in recent years, the large flat once occupied seven seats. 15 Central Park West, New York, Attilla, Mumbai, India, The House, Tokyo, Tomson Yipin, Shanghai...... Large flat-floor assets have long become the "favorite" of contemporary tycoons.
The large flat floor products of luxury houses often have an area of at least 250 square meters or more, and the large flat floor of more than 300 square meters is a very scarce product.
Looking at the whole country, it can be found that the large flats of more than 300 square meters are in the era of collective "shining", Chengdu China Railway Construction Xipai Guoyue, Nanjing Sunac "Binjiang ONE", Beijing Urban Construction Shihua Longyue, Shenzhen Bay China Resources Ruifu and other 300 square meters + large flat floor mansions are hard to find.
Real view of Huijing Bay
The auction of Huijingwan this time is a large flat floor, 340 square meters and 370 square meters of large apartments, three ladders and two households, and the separation of passengers and goods. Large flat floor and large scale are the standard characteristics of luxury houses.
The author came to a set of penthouse duplexes in the auction to experience the living experience of living in the middle of the city and looking at the river in the south.
The house has a construction area of about 1,200 square meters, three floors (including the roof) are connected, not only there is an internal elevator, but also a private garden and an open-air swimming pool. There are only two sets of top complex units in this auction, which are the last two city core sky villas on the north bank of the main channel of the Pearl River, overlooking the entire city of Guangzhou at an altitude of 190m, and the city is at your feet.
Real view of Huijing Bay
In addition, the community is also equipped with indoor standard constant temperature swimming pool, Wangjiang gym and other supporting facilities, so that you can relax, exercise and enjoy life in the community.
As the core assets of the city, the core area and high-end community mansions are the key targets of asset hedging and asset preservation for the wealthy. Especially in the case of the property market being upside down, the price of second-hand housing is high, and the new house cannot be delivered/the goods are not on the board, you may wish to consider the foreclosure channel.
03
I want to hold up the sign "Huijing Bay" and look at it
As mentioned earlier, the issue of clearance is one of the most troublesome problems in foreclosure houses. Therefore, the first-hand residential auction with clear ownership and no occupier is even more demanding.
According to the auction announcement of Huijingwan, the legal auction of "Aiqun Huijingwan" is a first-hand listing, with clear ownership and no occupier.
The tax issue is also relatively clear: the tax issue, the transferee shall bear the relevant taxes and fees during the transaction, including value-added tax, urban construction tax, education surcharge, local education surcharge, seller's stamp duty, land value-added tax, etc.
Here is a reminder to friends who are interested in the project, the transaction amount of luxury real estate is huge, and you need to conduct in-depth due diligence on your own! Moreover, the tax on luxury houses will indeed increase compared with ordinary houses, so remind friends who are interested in the project to carefully make a budget before making a move!