The latest property sale information (again) made Shanghai's old bungalows out of the circle, "Wukang Building Property Rights Old Apartment, 176.2 square meters, 30.5 million". In the small video on the social platform, the intermediary and the customer who came to see the house blocked the door of the Wukang building, and the off-screen melon eaters were confused: Why is an apartment with such an expensive price so popular?
In addition to the halo blessing of the first net red building in China, this is actually just a small news in the history of Shanghai's old bungalow trading. As a cultural trace of the old era, the old bungalow is still the target of the new rich class. Most of them are located in the city center, with both an explicit urban character and a hidden historical symbol, and the people who live in them have been replaced by new wealth legends.
The "old antique" on the road of net red
Exit 6 of Changshu Road Station, where Metro Lines 1 and 7 intersect, is a less common double-ding road: Yanqing Road from west to east, and Wuyuan Road from east to west.
Completed in 1928, the Ruihua Apartments is located here, an eight-storey building with an L-shaped veranda-style Art Deco style. In 2003, "Little Things in big city" starring Dawn and Faye Wong was filmed here. In the movie, Dawn lives on the 2nd floor of No. 1 and Faye Wong lives on the 2nd floor of No. 3, thus composing a history of urban romance.
In recent years, Lao Zhang, who has devoted himself to the historical examination and oral records of local Western architecture in Shanghai, has also opened his studio here.
"The floor here is 3 meters 8 meters high, and the upper floor is also 3 meters 2." Lao Zhang's studio has undergone some decoration, and the place where he just entered the door is a few neatly arranged chairs, each of which has a street sign left by the demolition, which leaves a little dust mark on it. "West of the Bund" is the name of the WeChat public account founded by Lao Zhang, who wrote more than 400 tweets by digging into the history of old houses after the opening of Shanghai. Although the number of people who pay attention is small, these precious old houses have established a connection between him and the reader, "Sometimes the reader will give us homework and name a certain house." ”
The old houses in Shanghai are mainly divided into four types: independent villas with gardens (garden houses), new-style lane houses, old-style lanes, and Shikumen. Among them, garden houses are mainly distributed in the four central urban areas of Jing'an, Huangpu, Changning and Xuhui. The earliest Western architecture was along the Huangpu River, and later, bounded by Middle Tibet Road, the garden houses were mostly concentrated on its west side, distributed from east to west along the main roads such as Nanjing Road, East Yan'an Road and Middle Huaihai Road.
On Wukang Road, a "net red" road in Shanghai, there are more than 100 old bungalows, and most of the owners of the bungalows are prominent, tang Shaoyi, the first cabinet premier of Yuan Shikai's government, and Fu Kaisen, a Canadian who is the owner of The News, who once lived on this road. Every weekend, you can see a lot of young people here to take pictures and punch cards.
"There are too many people on Wukang Road." Lao Zhang once did a city walk with the Shanghai Old House Club, more than forty people participated, he chose the sparsely populated unpopular route, "We take Xingguo Road and Tai'an Road, and then go all the way to Hunan Road, and then fold out, different from what people walk." ”
For more than two hours, Lao Zhang served as a speaker, telling members the story of shanghai's old streets and old houses in the past, in the eyes of knowledgeable people, these roads are surrounded by treasures, hidden in ordinary alleys and strange old bungalows, in recent years, the selling price has soared to one hundred million.
People who have a little understanding of Shanghai real estate can easily report the names of "Lou Wang" such as Tomson Yipin, Tangong, and Dongjiao No. 1, but these rising stars may be really inferior to the valuable "old antiques".
"Antiques" are valuable precisely because of their scarcity in quantity. According to the available data, there are 4000-5000 old bungalows in Shanghai. Since 2004, Document No. 17 of the Shanghai Municipal Bureau of Housing and Land stipulates that state-owned garden houses are only rented and not sold. There are only 500-600 existing old bungalows with private property rights, and Lu Wei, who is the marketing director of a well-known old bungalow economic enterprise in Shanghai, told us that there are only about 300 old bungalows with clear property rights and available for sale in the city, and some of them are in urgent need of repair.
The old bungalows with good geographical location and rich humanistic history have a total price of hundreds of millions of dollars in recent years, of which the most classic price increase is the Yanjia Garden on Yuyuan Road. In 2009, Shanda Network CEO Chen Tianqiao started with a price of 280 million yuan, and by 2016, the external quotation had reached 1 billion yuan, almost at a rate of 100 million yuan a year.
In the book "The Story of Shanghai Old Bungalows" written by Lu Wei and writer Dong Mingting, some of the transaction data of Shanghai's old bungalow market in the past decade are included: in 2008, a total price of an old bungalow with an area of about 200 square meters was less than 20 million yuan; by 2017, the average market price of an old bungalow had risen to 300,000 yuan / square meter.
More than ten years ago, the market valuation of shanghai old bungalows and the surrounding new apartment valuation logic is almost the same, only from the location, appearance, floor area and other basic data to evaluate, in the past few years, in addition to the basic data, buyers will pay more attention to the background of the former builder, architectural style elements, the historical situation in the house, whether the style is well preserved and other factors, and even, even what people have lived in the house before, what kind of family allusions have been enjoyed by the house watchers.
The Liang Family Garden at 886 Julu Road was owned by the master builder Hu Dake. The owner's grandfather was the former canned king, his grandfather was a British American tobacco comprador, and his parents held a wedding at an international hotel, which is a "fairy tale in the history of architecture" for Hudak fans. With this set of historical materials "endorsement", this bungalow sold for 400,000 yuan a square meter in 2016, creating the first case of real estate in Shanghai with humanistic history as a premium.
The evolution of the history of the bungalow trade
The earliest Western-style buildings in Shanghai appeared in 1872, first built by the British Consulate. Living in the garden house is not a military and political figure, or a business celebrity, the world's popular architectural style, can be found in the house at that time, European, American, Japanese... There is a sense of solemnity and luxury, but also a fresh and bright wind.
Lu Wei, who has taken over the business of old bungalows since 2008, told us that although these houses have a long history, they have been in circulation for nearly three decades.
In the 1990s, new high-rise buildings were gradually erected, and many Shanghainese living in Puxi faced the problem of relocation. Some of the old Shanghainese who used to live in the alley wanted to improve their living conditions, so they slowly vacated the old houses at home. Foreigners who were sent from abroad to work in Shanghai at that time became the first buyers of bungalows.
More than two decades ago, you could buy an old bungalow with a garden for millions of dollars, which is much more cost-effective than those newly built apartments. "In the past, many foreigners who were very cattle were reluctant to live in the north of Nanjing West Road." Lao Zhang told us, "In the old days, the public concession and the French Concession were bounded by Yan'an Middle Road, and they only looked for houses in this very small area, and the southernmost part could not cross Jianguo West Road. At present, the best house is still on the first line of Huaihai Middle Road from Huaihai Park to Wukang Road and Huashan Road. ”
In the late 1990s and early 2000s, Hong Kong, Macao and Taiwan compatriots also joined the team, some of whom came to Shanghai to do business, and some of whom were the descendants of people who moved away from old buildings in Shanghai in the 1940s and 1950s.
In the decade from 2000 to 2010, Shanghai's old bungalow market seemed to be somewhat "passive": always following the price of new real estate in the surrounding areas and rising, interestingly, although the price of real estate in Shanghai rose and fell in the past ten years, the old bungalows were not affected: "SARS in 2003, macro-control in 2005, and subprime mortgage crisis in 2008, whenever speculators sell in groups, the price of old bungalows is not moving, which is the so-called 'rarity is expensive'." Lu Wei said.
During this time, some Chinese returning from overseas became the third buyers of old bungalows, some of them managing the company's business in China, because the value of historical buildings is self-evident because they have heard about it abroad since childhood.
Since 2010, whether it is for business trips, studying abroad, or traveling, as more people go abroad and learn about the ancient architectural culture of overseas, more and more people have begun to appreciate the value of Shanghai's old bungalows, and some entrepreneurs and first-line stars have gradually joined the ranks of "powerful buyers". "Now the rich will basically come to buy, and the old houses are now hot spots." Celebrities and entrepreneurs are important buyers, but everyone is generally relatively low-key, and they will not go to the public when they buy. ”
Investor group portrait
However, according to Lu Wei's observation, in recent years, customers who come to see him have become more and more young, "some post-80s are buying old houses." ”
"How old are the youngest customers you've ever received?"
"Don't tell you that he is a post-90s generation."
This is not unusual in his view, "today's young people are more thoughtful, like houses with humanistic and historical heritage, and hope to add some fashion elements on the basis of retaining the original structure of old houses." ”
Some people choose to change from the mansion to the garden house, a couple who lived in the large flat floor before some disappointment, because of the use of space in the old bungalow, choose to change the room, in their view, the old house in the past can open the use of space function, the floor is high, the room is wide, and there is also a large garden, which is worth the money. In this way, they became the "new owners" of the old bungalow.
Most of the cases that Lao Zhang has come into contact with are investors, "there are far more people who buy investment than live by themselves." Many celebrities are very smart, they know that they will one day pass, they will invest in old houses to collect rent, rent for them is a pension money, although not more than stored in the bank, but this is a picture of a reassurance. ”
But celebrities are also much more picky about picking up houses than the average investor. "Hong Kong superstar Stephen Chow has only one requirement to see the house, sitting in the courtyard can not see the tall buildings outside, you think, how big a yard must this be? Except for the Taiyuan Villa, I really couldn't think of anything else in my head for a moment and a half. ”
There are also people who make full use of their commercial value after purchasing old bungalows, taking the Ying Mansion on Fengyang Road as an example: the rent is 2,000 yuan / hour, 5 hours minimum, and the user also needs to dress neatly: women need to wear cheongsam and headdresses, men need to wear suits, straps, and take care of leather shoes, otherwise they are not allowed to enter. Lao Zhang also told us that the crew of "An Jia" spent 100,000 yuan to shoot in the Ying Mansion for one day.
In addition to the "financial attributes", there are also many people who value the "emotional attributes" of the old bungalows. Young people who can't afford to buy a garden house but have the feeling of an old house will choose to buy an old apartment.
One of them is bungalow buyer Eileen, who bought a residence of her own in 2015.
The house is located at No. 24 Tai'an Road, according to the nameplate downstairs, this apartment was built in 1946, covers an area of 640 square meters, and has been inhabited by many medical experts after the founding of New China. In April 2017, the Xuhui District Cultural Affairs Bureau announced this as a cultural relics protection site in Xuhui District.
Eileen bought a top-floor east-facing suite, a two-bedroom structure with a small area of only 38 square meters, but because it is a property, it sold for 2.6 million yuan in 2015 and is now doubled.
The small six-storey apartment, which was added to the floor in the late 1970s, was the hand and foot of Xuhui Housing Management Office to solve the housing problem of employees, in her words, "the foot is the real thing, the head is a fake." At that time, after watching more than ten sets in a row, she insisted on choosing the property rights, just so that she could make the house own herself in the real sense.
Whether it is the sunshine of the house or the roof of the roof, she is quite satisfied, and she loves art and gardening, and she spent almost 400,000 yuan to renovate, making this suite a home and a studio.
Eileen said she was one of the obsessives of old bungalows, and she had lived in the neighborhood for more than two decades before buying a house, and although she studied at Shanghai University of Finance and Economics, she never left the area, and the flowers and trees here were like inseparable old friends to her.
"He Zizhen lived in Weiyuan Park, Lane 120, Tai'an Road; ZhouguCheng, a garden residence in Lane 115, Tai'an Road; No. 117 Tai'an Road is the former residence of Pan Chengbo's son Pan Zhiquan; Lane 76 of Tai'an Road is the former residence of He Luting; and No. 1, Lane 10, Tai'an Road is the former residence of Tang Xiaodan and Lan Weijie." She is very familiar with these histories, and books about old bungalows can be found almost everywhere in her home.
She said that she was a very toss-up person, at first and Mr. Dorji out of love for old things, through the streets and alleys from all over the world to find a variety of old antiques, they were installed in this newly decorated studio, where all the objects including lamps, wooden cabinets, chairs, hanging paintings are Vintage Industrial Vintage Style, mainly for designers or designer brands sellers to shop for goods or do private activities.
Last year, Eileen carried out a new round of upgrades here, dealing with a lot of old things, and the current aesthetic is different from the past, and it has to keep pace with the times. Today, the price of this suite is more than four million yuan, and there are notes to buy every day, but she is still swinging left and right between sublease and studio, "selling is reluctant to sell", buying a house is not easy, decoration is difficult, and she has become one with the house in her mentality.
But Lao Zhang does not recommend that individual investors blindly enter the market. "Since December 2019, Shanghai has issued new regulations, and the right to use houses has also begun to be restricted, which means that if you buy a house, you have to waste a 'room ticket', and this 'room ticket' is very valuable."
Because of the popularity accumulated by "west of the Bund", someone always asks Lao Zhang the precautions for buying a set of high-quality old bungalows, unlike some intermediary companies and brokers on the market, he gives his own summary from the buyer's point of view:
The vision is a little higher than life, and people with a budget of 20 million yuan can look from 30 million yuan;
Agree on the commission ratio with the broker in advance;
Buy a large target of the old bungalow to be absolutely low-key, it is best to change a new mobile phone and a new WeChat, to avoid driving a luxury car out of the house; conditional can let the broker arrange vehicle transfer;
If in order to win the favor of the seller, if necessary, you can rely on all-cash one-time payment;
If the deposit is large enough, the probability of the landlord repenting is relatively small.
"Some information, but also rely on the guard room security guard to get, do not underestimate them, a package of soft shell Chinese, you can open the conversation box in the slowly rising smoke."
Ancestral Homes and "Sojourners"
In the old bungalow market, the people who sell houses are mostly the original owners and investors, and the former accounts for a large part.
"Many old owners sell their ancestral homes not because of lack of money, but because they and their descendants live abroad, there is no shortage of materials, and their living conditions are guaranteed." But the elderly in the general family will think about a question, that is, after their death, what will happen to the house? "Lu Wei has been exposed to many such cases.
"They don't want their descendants to fight for property, although selling the ancestral house itself is a sad thing, but instead of the descendants who may fight for the house, they will still choose to eliminate this hidden danger in their own place."
Others are ordinary people living in it, "Some people hope that after selling their houses, they can change to modern houses and improve their living environment." ”
Although the old bungalow has a long history, but in the case of no transformation, the living conditions may not be so ideal, living in the south-facing studio is fine, if you accidentally assigned to the north-facing pavilion, not only the area is small, you can't see the sun all year round, and there may be water leakage when it is windy and rainy.
"There are a lot of houses like 'seventy-two tenants' opposite the Sinan Mansion, and many people like to take pictures outside, but they don't know that the people who live inside are eager to move out." If you have the opportunity to communicate with the people who live in it, they will most likely respond with the sentence, "What's there to photograph?" Do you think it looks good on the outside, and there are rats and cockroaches inside? ”
"This is similar to 'Shanghainese people don't go to the Oriental Pearl Tower.'" Lu Wei, who grew up in Shanghai and lived in the new style lane, has a deep understanding of this, "The Oriental Pearl used to be the highest point of Shanghai, and you can climb it to see most of the scenery in Shanghai, but most of the local people in Shanghai are not impressed, and the old house is the same reason, the people who have lived in the old house for so many years are actually some 'hate' for the old house, in their opinion, this is an ordinary old building, in the case of disrepair, living is very humid and uncomfortable." ”
According to statistics, 80% of the old bungalows in Shanghai only have the right to use, a house with multiple families is the norm of these old buildings, coal bathrooms are used together, the corridors are full of all kinds of furniture that are reluctant to be discarded, and the surface of some daily necessities is even covered with dust. An interesting phenomenon is that the number of things piled up at each doorstep determines the family's voice in the house, because the more things people live for longer.
There is an old saying in Shanghai: "The poor turn over and move." A similar plot is arranged in the TV series "An Jia": distant relatives living in old bungalows propose to divide the property when the owner sells the house, and the lion opens his mouth widely, which is tens of millions. Some Weibo netizens commented after watching this drama that this is almost a copy of his "family story".
In Lu Wei's view, in reality, such a plot is staged almost every day, and the people who live in the north pavilion ask for the same amount of relocation money as the people in the south-facing pavilion, and if they can't get the ideal number, they lie in it as a "nail household" and refuse to move away.
"For these people, it is useless to rush, it is nothing more than that the compensation is not in place, depending on whether the buyer is willing to let go." Lao Zhang was very indifferent to this phenomenon, "If there are five families living in a house, as long as you can negotiate four of them, the rest of the family you don't have to talk about, he will not be able to stand the pressure of public opinion, the four families together let him move, he finally moved, this is the situation we really encountered." ”
For these "sojourners", Lu Wei showed more understanding and understanding. He gave a real-life example to illustrate his point: "I came into contact with a house in Shanghai, and now I live in it with workers from the owner's former factory. The garden of the house was thousands of square meters, and if it was traded, it would certainly sell for a sky-high price, but the descendants of the owner did not drive the workers out, and in the years of their escape, if it were not for the workers who had worked hard to 'guard' the house, it might have been taken back long ago, and there would be no afterword. ”
In the past, the elders of the "sojourners" and the owners of the house were extremely close, but with the passage of time, after a generation, the friendship was no longer as deep as it was at the beginning, "but it is reasonable to work hard to help a family guard a house and move the relocation money." In Lu Wei's eyes, these "hermits" themselves have become part of the house, and it is quite cruel to drive them away.
Walking a living history
Whether it is the "seventy-two tenants" or the descendants of famous people, one person is a walking history. When he first wrote "West of the Bund", Lao Zhang did not think much about doing oral history, but as more and more people became acquainted, he gradually felt that these past stories should be preserved.
"Some people will take me to the place where they lived to see and tell me how I grew up in the compound when I was a child, and I learned that in addition to the 'army culture', there is also a 'compound culture'." Lao Zhang, who was born in the 1960s, is still a round or two younger than these "descendants", "They are now seventy or eighty years old, and they can still walk and take you back to see, these memories should be recorded." ”
Some readers also asked him to help examine the history of the house. He had a 1925 catalogue of the lines, and the more difficult part of that was that the address did not correspond. In 1927, Shanghai had a relatively large adjustment to the street signs, and many numbers could not be corrected, "Unless you find a reference object that has been examined, and you push backwards according to this 'landmark', otherwise it is difficult to have a breakthrough in this work." ”
Rather than doing the address archaeology of old buildings, Lao Zhang is more willing to go through the past archives, "Some of the information we see now are wrong, then I will go and find out the original archives and show them to you, and it will be clear at a glance." ”
Lu Wei is committed to writing the story of the "new owner" in the old house. In his view, chatting with the new owners is also a record of the city's changes, "not only can you understand the past and present life of this house, but also write a contemporary history for it." 」 ”
The American journalist William Manchester wrote in Glory and Dreams: "In helping us understand the past, major events may not be as great as a few letters, a few flowers pressed into old books, a few outdated prom programs, once loved and unable to abandon specially treasured toys and the like - some small objects that ordinary people have inadvertently left behind." ”
But for some people who spend a lot of money to buy a house "collection", it is more to meet their own identity needs.
"This thing is the same as the old antique, how many people do you say buy a hundred million cups, he will use it to drink tea?" 」
Interview, author Yuan Hong
Edited by Tan Hao
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