Daily Business News On November 29, 13:00-16:00, the "Anjia - Hangzhou New Real Estate Answer Live Broadcast" hosted by the Daily Business Daily was held simultaneously on the four major live broadcast platforms, and more than 30,000 fans watched the live broadcast and participated in real-time interaction.
In the 3-hour live broadcast, Shi Ying, editorial board member and director of the real estate department of the Daily Business Daily, talked to 7 senior property market experts, interpreting the Hangzhou property market from multiple dimensions such as policy, just demand, improvement, investment, second-hand, and legal auction, which not only brought a comprehensive and authoritative property market analysis, but also typical cases and practical sharing of grounding gas, and recommended many high-quality plates and projects for fans. A live broadcast, full of rewards!
Can I buy it? How to buy? Where to buy? ...... The following "Anjia - Hangzhou New Real Estate White Paper", which is full of dry goods, will give you all the answers.
1. About the Policy
Shen Xixia (Editor-in-Chief, Hangzhou Transparent Media)
On April 4, 2018, the Hangzhou property market officially entered the era of "notary lottery". Since then, the lottery policy has continued to improve.
On April 1 this year, the high-level talent priority lottery policy was introduced, enjoying 20% of the housing priority tilt; on July 2, the talent priority purchase was marked with a "5-year limited sale" patch, and the proportion of houseless families increased, while it was clear that a family could only participate in the lottery once at the same time; on September 4, the lottery policy was again patched, involving mortgages, deed taxes, purchase restrictions, homeless family identification, hot projects and other aspects.
(This year's new deal evolution, click to see the big picture)
On the one hand, the phenomenon of investment and speculation has been greatly curbed, and the lottery winning rate of just-needed families has been improved, on the other hand, many buyers have doubts such as "can I buy" and "Whether I am a houseless household".
Shen Xixia focused on several special situations: First, the purchase family whose household registration is in the non-restricted purchase area of the city must settle down for 2 years to buy a house in the restricted purchase area of Hangzhou, and if you want to buy a house as a "no-house", you must also pay social security in the purchase restriction area for 1 year, and there is no housing in the household registration area. Second, for widowed families, they can have the same qualifications as normal families to buy 2 suites in the purchase area. Third, with regard to Hong Kong, Macao and Taiwan resident families, if they have a residence permit for Hong Kong, Macao and Taiwan residents in Hangzhou, they can purchase 2 sets of housing in the restricted purchase area; if there is no residence permit, they can only purchase 1 set.
After the introduction of the "94 patch", hot real estate has also become the focus of market discussion, as of now, Hangzhou has given birth to 6 hot real estate, 80% of the listings are inclined to no housing households, and 20% of the listings are inclined to talent families. Shen Xixia introduced that at present, there is no hard standard for hot real estate, mainly measured from the regional plate: "Including the occurrence of more than 10,000 people shaking, or the heat of the plate has been very hot, or the price has not changed much for a long time, it is possible to become a hot real estate, mainly depending on the government's judgment of the market." ”
The layers of the lottery policy have increased, and the proportion of non-housing households has gradually increased, conveying the government's determination to adhere to the "housing and not speculation". Shen Xixia also reminded buyers that the new house lottery registration will now be connected through big data, real-time information exchange, multi-channel information verification, layer by layer, and the possibility of drilling loopholes is very low.
She gave an example from some time ago. There is a houseless family, participated in the registration of a hot spot real estate, the initial review did pass the audit with the qualifications of the houseless family, and then he immediately went to Lin'an to buy a suite, and when the hot spot exported the registration list for the second verification, the qualification of the houseless household has been cancelled.
2 About just need
Li Kunjun (Founder of Independent Appraisal)
In the past two years, the topic of "high housing prices in Hangzhou" has frequently brushed the screen, and Li Kunjun, a senior media person, believes that because some super hot plates have attracted too much attention, the Hangzhou property market has been misunderstood. In his view, inclusiveness should be the most accurate overview of Hangzhou's housing prices, "1-word, 2-word, 3-word prices abound in the city, there are many choices, and the door to Hangzhou's just need has been open." ”
Li Kunjun focused on recommending Linping New Town, Canal New City, Xiaoshan Beigan, Wulin New Town, Xiaoshan Puyang and other plates with big-name housing enterprises stationed, including many high-cost high-quality real estate, which is worth paying attention to.
This year, Canal New City ushered in the concentrated outbreak of new projects, just hit a 15% winning rate. In Li Kunjun's view, the emergence of the Canal New City has established a real central point for the entire north of the city for the first time, where there are rich cultural, commercial, medical and educational facilities, there is a very strong development potential, and has the potential to become the next bridge west. In particular, Tianyang, which has been deeply cultivating Hangzhou for more than 20 years, and yunlan Tiandi Mansion jointly created with the "red disk manufacturing machine" Rongxin, is expected to become another star project at a unit price of less than 40,000 yuan / ㎡.
The Huafeng plate of Wulin New City has re-entered the property market stage after many years. For this mature plate surrounded by only 7 subway stations from Wulin Square, an elevated road directly to Qianjiang New Town, and large commercial complexes such as Xintiandi, Yintai City, and Dingqiao Tianjie, Li Kunjun believes that it is a 3 million-level key consideration plate. Among them, the latest work of Binjiang "Blue Court Department" Chunyu Lanting, which integrates the strengths of binjiang and Longhu two major quality housing enterprises, equipped with floor heating, central air conditioning, wallpaper and other hardcovers, the average price is only 33,000 yuan / ㎡, and the first three opening winning rates are only 13%, 14% and 10%, which shows the popularity.
The price of Xiaoshan Puyang as low as 14,000 yuan / ㎡ was called "Hangzhou's price that cannot fall", and it has entered the eyes of home buyers with the emergence of a super market, which is Sunac Sen and Hai. He positioned Sen and Hai as a city town, on the one hand, in the 5,000 acres of mountain forest, there are 4 lakes of large and small sizes, and the house is placed in it, which has a feeling of paradise; on the other hand, sunac's way of creating it is international and modern, not only has a house, but also has an international school, international medical care, internet red bookstore, caravan camp, etc. In the future, without leaving the community, all problems of eating, education, entertainment and even employment can be solved, which is the life that everyone yearns for now.
Xiaoshan Beigan, located in the south of the Olympic Stadium, this year because of the Longhu Tianjie Luozi Binkang Road Complex, the heat suddenly exploded. Located at the junction of Boao Road and Jincheng Road, Binjiang Boyu Huating is only 200 meters away from Metro Line 5 Boao Road Station, only 800 meters away from Longhu Tianjie, and the hardcover price limit is 34,000 yuan / ㎡, "I told many people who still have room tickets, especially those who have feelings for the south bank of the river, be sure to go to see Boyu Huating, 3 characters, pure Binjiang production, the side supporting facilities are so complete, I can't imagine that there are more recommended real estate," Li Kunjun said.
Li Kunjun called Linping New City, which also ushered in a supply outbreak this year, as "four plates": first, there are very good lots, including subways, high-speed railways, and urban railways; second, there are very good housing prices, with a total price of less than 3 million; third, there are very good supporting facilities, especially businesses and schools; fourth, there are very good projects and products. He focused on recommending the newly unveiled Xincheng Yingguan Xiangyue and Ming, with an average hardcover price of 28,500 yuan / ㎡. It is worth mentioning that Xiangyue and Ming still create high-low products in the case of double limits, which means that the hardcover stacked villas only need to be in their early 30,000s, and the hardcover high-rise will be lower than the average price.
3 About improvement
Seven Masters (founder of Sven)
A senior industry insider who has operated a number of luxury houses, the founder of the public account "Sven", Qiye, has made home purchase recommendations for improved buyers. He believes that the east to the Hangyong Expressway, the north to the Liushi Elevated Highway, the west to Jiang Cun, the south to Binkang Road - Jincheng Road, this range can basically be regarded as an improvement plate, focusing on Wangjiang, Jianghehui, Olympic Sports, the city center, Chengdong New Town and other "popular fried chicken".
In the view of The Seventh Master, many plates can see the ceiling, but the imagination space of Jianghehui is very large, and where its ceiling is, no one knows, "but everyone's cognition of Jianghehui is that it is the ceiling of future Hangzhou house prices." "Hong Kong-funded enterprises represented by Sun Hung Kai are also a revelation for local enterprises for the model of full commercial ownership, long-term operation and slow polishing.
Located in the middle of the West Lake and the Qiantang River, Wangjiang New Town, all get the river, mountains, lakes, city resources, Qiye believes that Wangjiang is "both old and new", on the one hand, Haichao Temple, Phoenix Mountain, Wushan, West Lake and other old Hangzhou exquisite and elegant surrounding, can see the past history; on the other hand, it is the Hanggang demonstration area, outside its window, is the Qianjiang New Town represents the modern metropolis.
Qiye said in the live broadcast that if a plate begins to gather a large number of high-quality developers, this sector will reach the flashpoint of quality improvement and value potential rise, typical examples such as Olympic Sports, Shenhua, Chengdong New Town and so on.
"The development and construction of Chengdong New Town has made a good start, and some dividends in the middle have indeed not caught up." The main reason why the development of the previous few years seems to be a little slower is the lack of some core things, such as the core supporting facilities that can ignite the entire plate, such as core products. Fortunately, with the determination of commercial centers such as Vientiane Hui of East Railway Station and Wangfujing Port Dragon City, the temperament of plate mansions will slowly precipitate and reflect, which is the path that each plate must go through. The Seventh Master said.
Shimao Qiantang Tianyu is the core product of what Qiye calls. As the benchmark work of Shimao Tianyu, Qiantang Tianyu creates an ideal humanistic residence inspired by Song-style aesthetics in a precious area surrounded by water on three sides. At present, Qiantang Tianyu has been presented in real time, and the façade of white hemp stone + blue-gray aluminum plate + blue-glazed glass has become the face value of Chengdong New Town.
At the same time, The Seventh Master suggested that to improve the family, we can pay more attention to the "blank plate". "In the process of urban development, it is impossible to leave a blank space between the two mature plates, and the mature plates will naturally extend to this blank area, which is very clear that the growth space can be seen, and the expectation is a plate that can be cashed in, which is worth paying attention to."
For example, Wenhui, Dongxin, Santang, Jianqiao, in recent years, there has been no new disk, second-hand houses are generally older, resulting in a plate of a second-hand upside down did not form, so the plate heat is not high, for self-occupation, with a relatively low cost, buy the downtown lot, is a very good choice.
4 About Huanhang Huanhu
Ye Jianying (Founder of "Ye Shuai Rising High-Rise") & Yu Linfeng (Senior Housing Detective of Huanhu Investment)
Affected by Hangzhou's purchase restriction policy, many people who hope to solve the funds on hand through real estate investment have begun to set their sights on the areas around Hangzhou and Shanghai.
Ye Jianying said that for some people with about 500,000 or 1 million funds on hand, huanhang huanhu investment is indeed a relatively suitable choice, but most people may not be very familiar with these areas, so there will be more people consulting.
In this regard, he believes that buyers need to focus on the strength of developers, and can give priority to large housing enterprises, because the surrounding areas of these cities often need to be self-sufficient, so it will often be a large market, and the large market means that a very powerful developer is needed to be able to realize the blueprint, if the final can not improve the supporting facilities, such a large market will become a "pit".
Yu Linfeng focused on the city's energy level problem, he believes that we should go to the vicinity of first- and second-tier large cities to find projects, such as the ring of Shanghai city, in the "Shanghai 2035" plan mentioned that Shanghai and near Shanghai cities to the same urban construction and development, so that Shanghai's surrounding cities obviously have a good investment expectations.
Under two conditions, Ye Jianying and Yu Linfeng invariably recommended the new lake green city in Qidong, Nantong. Ye Jianying analyzed the investment value of Hai mingyue from the two perspectives of plate and housing enterprises. First of all, from the plate point of view, Nantong in the past is a typical city due to traffic and rise, but in the later development of gradual decline, and now Nantong's traffic reform is bound to make it return to everyone's attention, in addition, considering the Planning Strategy of the Yangtze River Delta, in order to radiate more areas, Nantong can be said to be the best site choice for Shanghai's third airport, comprehensive consideration of Nantong is an inevitable rise of the plate.
From the perspective of housing enterprises, the sea mingyue is jointly built by Xinhu and Greentown, Ye Jianying believes that Greentown is the representative of the product strength of Hangzhou housing enterprises, and Xinhu has long been involved in capital operation, among the many developers in Hangzhou, Xinhu can be said to be the best capital play, under the protection of the two strong people, the value of the bright moon on the sea can be expected.
Yu Linfeng told the story of how he excavated the bright moon on the sea in the live broadcast, of course, he has long become the owner. He introduced that when he first inspected a number of areas around Hangzhou and Shanghai, after arriving in Qidong, he was suddenly attracted by the unique location and environment of the bright moon on the sea, and the apartment type and price were in line with his expectations. In Yu Linfeng's view, in the future, the sea bright moon will become the first choice for local families in Qidong, and even young people who have just started working in Shanghai Chongming, Baoshan, Zhangjiang and other places may take the sea bright moon as their first house.
5 About second-hand houses
Zhou Baojun (Hangzhou I Love My Home Brand and Market Research Director)
In addition to the hot market for new houses this year, the second-hand housing market has also ushered in a round of heat, for which Zhou Baojun gave professional data and explanations.
In terms of transaction volume, according to him, as of October, the transaction volume of second-hand houses in Hangzhou this year has reached 81,000 units, which is expected to rank third in history. Moreover, the transaction volume in May, June, July and August this year has exceeded 10,000, even in September and October, which has fallen a little, the second-hand housing transaction volume is also in more than 8,000 sets, and the figures for November have not yet been released, and it is expected that it is also about 10,000 sets, and it is expected that the annual second-hand housing transaction volume is likely to break 100,000 sets.
(Second-hand housing transaction trend chart in the past 2 years)
As for the price, Zhou Baojun believes that the differentiation of second-hand prices this year is more obvious. First of all, this year's better performance is mainly the school district housing, from last October hangzhou out of the news of the same recruitment of citizens, since then the school district housing has a rising trend in heat, to the first half of this year after the citizen recruitment is clear, the old school district housing and the small ascension of the beginning of some school districts with better cooperation ushered in a wave of heat. However, after September this year, some school districts that may not be first-class in school districts and second-choice have also ushered in a wave of heat, which also reflects the phenomenon that young parents are very concerned about their children's education.
In addition to the school district houses, some of the new houses with better quality after delivery also performed very well in the market, and many of them broke through the price expectations of the early stage of this real estate. Especially some high-end listings, because the supply of these listings in the market is not much, it is a scarce resource, and after delivery, the product quality, corresponding configuration, hardcover quality of these properties, including the surrounding resources, are often good, so its value and market demand will be very large. At present, the listing volume of these properties has become less and less, and there is a very stable trend in terms of transaction volume and transaction price.
In addition, in response to the current behavior of many popular second-hand housing community owners to jointly defend the second-hand price, Zhou Baojun said that such a situation often occurs when the market is better, in the short term, such behavior will indeed cause some changes in the price of the community, including Seattle, Qingfeng Villa, etc. are immediate examples, but the ultimate reason behind it is because the owners have confidence in some good. In the end, the value of the market is still voted on by the purchase demand and purchase behavior.
6 About the legal beat
Meng Tie (Founder of Tianqiao Investment Management Co., Ltd.)
With the development of platforms such as Ali Auction, the original more mysterious legal auction house has begun to enter our sight, especially since this year, there have been more and more discussions about the legal auction house, and under the auction results of repeated high-priced transactions, the heat of the legal auction house has been higher than a wave.
In this live broadcast, Meng Tie, a practical expert in the legal auction house, made a detailed introduction to the reasons for the popularity of the legal auction house, the advantages and risks of the legal auction house.
In view of the hot market situation, Meng Tie believes that the legal auction market is linked to the overall real estate market, and if the market is relatively strong, the price of the legal auction house will definitely rise. In particular, Hangzhou is still a limited purchase city, if friends from other places want to buy a house, the best way or the most direct way is to auction the house, because it does not need to move the household registration.
In addition, in the past two years, since the state launched the anti-gang crime and anti-evil action, there have also been a large number of criminal cases in the phenomenon of luxury houses auctioned, and these luxury houses are indeed in the location, decoration is good, and many luxury house sellers are not so sensitive to the price, as long as there is a certain scarcity, they can bear this premium, which is why we can see many legal auction houses at "sky-high prices" the reason.
From the perspective of the mentality of the buyer, if in the second-hand market, the first thing to face is the problem of housing qualifications, and it is also necessary to bear an intermediary fee, plus the second-hand housing market in Hangzhou is a net price quotation system, and the price quoted by the landlord is not included in tax. In the court practice of Zhejiang Province, there have been many courts that have implemented the policy of paying taxes and fees, for example, the landlord should bear the individual tax and value-added tax, the main body is the landlord's, then the bidder of this part of the tax can pay in advance, and then go to the court to apply for a refund with the corresponding certificate, so that you can save about 5% of the tax and intermediary fees.
As for the risk of legal auction, Meng Tie said that the biggest risk is whether the bidder can actually occupy and use the house through the transfer of ownership, but as far as Hangzhou is concerned, the court will vacate it before the auction. In addition, there is a problem of transfer, according to the household registration management system of Zhejiang Province, if the previous homeowner refuses to move the household registration, then the bidder can reopen the account, which does not affect any rights based on the household registration, so from the perspective of the system, if the purchase of legal auction houses within the scope of Hangzhou is not a big problem.
Of course, the legal auction house is not without risk, before bidding for the legal auction house, it is also necessary to understand whether there are some additional costs for the house, whether the house has a legal lease relationship and so on.
In addition, Meng Tie also talked about the difference between the legal auction house and the second-hand market house, in fact, there is only one channel difference, so when evaluating the price, it is still necessary to evaluate according to a market situation, and in the auction process, avoid the gambler mentality and herd mentality.