With the continuous evolution of the real estate situation, what changes have taken place in the front line of the market? Recently, the reporter of E company investigated the real estate market in 9 key cities such as Beijing, Shanghai, Guangzhou, Shenzhen, Hangzhou, Chengdu, Zhengzhou, Hefei and Changsha, and felt the real pulse of the market.
From now on, e company has launched the column of “exploring key cities in the real estate market”, a daily report on real estate research in key cities for readers.
The third part is about Hangzhou. With the tightening of local credit and the upgrading of purchase restrictions, how will property buyers in Hangzhou choose?
Recently, the securities times · e company found through the field investigation of Hangzhou property market that with the tightening of credit and the upgrading of purchase restrictions, the buyers in Hangzhou property market are becoming more and more rational, and the transactions of second-hand houses are declining rapidly. Even if the price of school district houses that were once “hard to find” is falling precipitously, few people pay attention to them; The difficulty in winning the lottery of new houses has also been alleviated to a certain extent, and the winning rate has increased. the highly competitive property market in Hangzhou is also forcing some local real estate enterprises to play with new energy across the border.
the price of the best “Mengmu sector” fell precipitously
When it comes to school district housing in Hangzhou real estate market, we have to mention “Yaojiang wending garden”, which is jokingly known as the most famous “Mengmu sector” in Hangzhou. The building is located in the Zijingang area of Hangzhou West Lake District, separated from the Zijingang Campus of Xuejun primary school. In addition to convenient life shops and real estate agents, various training institutions are particularly eye-catching, involving nearly 10 institutions such as English, calligraphy, sports, evening care and art.
Although it has been closed in recent years, real estate agents are still sticking to it. Walking into a real estate agency company, the customer register at the front desk records the customer’s house viewing information. The reporter found that since the end of December 2021, only 4-5 groups of customers have left information on the register.
Seeing someone visiting, the intermediary account manager immediately came out of the conference room to meet him. After a brief understanding of the demand, the intermediary customer manager recommended a 87.76 M2 listing, two bedrooms and one living room to the reporter. ” the listing price is 6.95 million, and the discounted unit price is 79200 yuan / m2. The landlord is sincerely selling it. You can see the house at any time, and you can talk about the price a little bit.”.
In the intermediary’s view, the above recommended houses have a high cost performance. “At this time in 2021, one of these houses of the same type was sold for more than 10 million. More importantly, no one was willing to sell at that time.”
Different from the previous difficulty in finding a room, Yaojiang wending garden is now clustered in terms of listing.
The reporter learned from a number of real estate agents that at present, there are more than 100 houses listed in Yaojiang wendingyuan community, with listing prices ranging from 80000 to 110000. “Some landlords are just trying to sell, not sincere, so the listing price is falsely high. According to the current market price of Yaojiang wendingyuan, about 80000 can be traded.”
It is reported that with the famous school resources of Xuejun primary school Zijingang Campus, as well as the well-known “chicken baby” and “Meng mother”, Yaojiang wendingyuan sold for less than 10000 yuan / ㎡ from the opening of new houses in 2008 to the highest contract price of second-hand houses of more than 120000 yuan / ㎡ in the first half of 2021, creating a myth of an increase of more than 12 times in the past 10 years, It has also become the “phenomenal God disk” in the room of Hangzhou school district.
However, with the continuous calls for school district reform, the prospect of school district housing is unclear. Since the second half of 2021, this “divine disk” which has risen like a rainbow in the past two years has not only seen a significant decline in prices, but also few people pay attention to it.
The above-mentioned real estate agents told reporters that since the second half of 2021, the trading volume of Yaojiang wendingyuan in our store has been about one set per month, but in the second half of 2020, customers have a strong desire to buy houses, generally more than 10 sets, and there is no house supply. Another real estate agent also talked to reporters about a similar statement.
The school district housing with low total price of small house type is often the most sought after by the market. In the first half of 2020, when the house price of Yaojiang wending garden was at its peak, there was a set of second-hand houses of small house type on the first floor with a construction area of about 58.37 m2, which were sold at a total price of 7.5 million yuan, equivalent to 128000 yuan / m2.
However, after the myth of “only rising but not falling” of school district housing was broken, the second-hand housing price of small house type in wendingyuan, Yaojiang also continued to decline. According to the data of transparent house sales network, in the past six months, only one small one bedroom house in the community has been sold. The house supply is 61.18 M2 located on the middle floor. It was signed on August 27, 2021. The transaction price is 4.73 million yuan, equivalent to 77313 yuan / m2.
Since March 2021, Hangzhou FA Pai house purchase restriction, Yaojiang wending garden has successively photographed three houses. However, from the transaction records, the transaction unit price is also lower than one set.
On January 23, 2022, the auction of a small house type auction house in wendingyuan with a construction area of 58.66 M2 started with 4.3 million yuan, and finally only one person signed up. The base price was traded, equivalent to the transaction unit price of about 73300 yuan / m2.
In July 2021, amid the rumors of education reform, a French auction house with a construction area of about 126.16 m2 in wendingyuan was sold at a total price of 10.34 million yuan (1.69 million yuan lower than the evaluation price), equivalent to a unit price of about 82000 yuan / m2.
in April 2021, a house with a construction area of about 180.5 M2 was sold for 18.5085 million yuan, about 1.35 million yuan higher than the evaluation price, equivalent to a transaction unit price of about 102500 yuan / m2.
the difficulty of winning the lottery of new houses
“Everyone is buying up and not buying down. The star sector is too concerned by the market. This situation is more obvious and even enlarged.” The above-mentioned real estate agents told reporters that since the second half of 2021, the house price and transaction situation of Yaojiang wending garden are similar to many buildings in Hangzhou real estate market.
According to the statistics of 5I5J Holding Group Co.Ltd(000560) Research Institute, the trading volume of second-hand houses in Hangzhou in 2021 was 79200 units, a decrease of 23% compared with 103100 units in 2020. Among them, 54000 units were sold in the first half of 2021, and the trading volume fell sharply in the second half of 2021, only 25000 units, down 53%. It can be seen that the continuous tightening of credit, the “August 5 New Deal” in Hangzhou and the adjustment of the settlement threshold have a great impact on the circulation of second-hand trading.
In 2021, driven by the intensive tide of new and red market, the new housing market in Hangzhou sold 209000 units in the whole year, up 37% year-on-year. However, it is worth noting that with the upgrading of the regulation of the real estate market and the cooling of the second-hand housing market, the phenomenon of people grabbing houses and shaking thousands of people has become less and less.
According to the data, in 2021, a total of 136000 suites were launched in Hangzhou, including 755 registration times and 710000 groups. However, the differentiation of new houses is relatively obvious. Hot red markets such as Xishang Liting, puheyundi and tanyingli need top social security to be shortlisted, but there are also many real estate flows. According to statistics, in the registration of lottery, 453 times of lottery are required, and 302 times of flow lottery projects are required, accounting for 40%.
It is reported that on August 5, 2021, Hangzhou issued the most stringent new policy for property market regulation, which mainly involves three aspects: first, those who have settled in Hangzhou for less than five years need to have social security for two years. New college students’ collective households in Hangzhou can’t buy houses, and the elderly (retired) can’t buy houses until they have settled down for five years; Secondly, the non registered residence in Hangzhou needs 4 years of social security. In addition, for buildings with a lottery number ratio of more than 10:1, the shortlisted order shall be determined according to the social security payment time.
In response, the difficulty of winning the lottery of Hangzhou new house, which has attracted much attention, has been significantly alleviated.
Since the second half of 2021, the heat of lottery has decreased rapidly. Among them, the highest average winning rate in October has reached 33%; In December, 61 buildings in Hangzhou were registered by lottery, and the winning rate of all buildings was higher than 10%, of which only 5 buildings triggered the “social security” mechanism.
“Due to the upside down of the prices of second-hand houses and new houses, especially some red sectors, they make millions when shaking, which also gave birth to the lottery army of Hangzhou real estate market. There have been a large number of old people’s room tickets and college students’ room tickets. The owners of these room tickets have become the agents of the real estate speculation group. Some real estate speculators still hold multiple room tickets in their hands.” Insiders told reporters that, however, with the stabilization of the property market, the above chaos has been effectively curbed.
The reporter learned that the price of new houses and second-hand houses in Hangzhou has been upside down for a long time. Some hot sector new houses have a price of one million yuan lower than that of second-hand houses in the same location and area. Taking Shenhua core area as an example, the price limit in this area has risen to 55000 yuan / m2, while the current average price of second-hand houses in this area has exceeded 60000 yuan / m2. For some buildings with high quality, the price of second-hand houses has reached 80000-90000 yuan / m2, with a large price difference. Another example is genbei new city. The common second-hand house price in this area has been 50000 yuan / m2. Even if the price limit of new houses has jumped from 40000 yuan / m2 two years ago to 44000 yuan / m2 now, the price difference is still obvious.
insiders believe that the premise of making profits from real estate speculation requires the rising speed of the real estate market to outperform the cost of capital. If the real estate chain involves high-cost fund-raising, the decline in house prices is likely to lead to default or the rupture of the capital chain. With the deepening regulation and regulation of Hangzhou property market, the phenomenon of new house speculation is being significantly curbed.
local real estate enterprises play new energy
The ups and downs of Hangzhou property market, opportunities and challenges coexist. From the layout of major real estate enterprises, it can be seen that some are making continuous efforts, but some real estate enterprises choose to transform or even leave.
According to the data of transparent real estate sales network, in 2021, Hangzhou Binjiang Real Estate Group Co.Ltd(002244) , Greentown China, Vanke, rongchuang, Poly Real estate, Xiangsheng, Shimao and Dexin all entered the top ten in the equity list, sales list and trading list of transaction amount. Among them, Hangzhou Binjiang Real Estate Group Co.Ltd(002244) ranked first in the three lists with the achievements of 45.742 billion yuan, 64.086 billion yuan and 64.305 billion yuan, and continued to be the champion of the three lists.
as a local leading real estate enterprise in Hangzhou, Hangzhou Binjiang Real Estate Group Co.Ltd(002244) has formed a mature standardized product system and continues to bring high-quality works to Hangzhou. At the same time, in the past year, Binjiang continued to acquire land in Hangzhou and continuously cultivated and developed its territory.
In 2021, green city China, an old real estate enterprise, ranked second in the three lists with achievements of 40.226 billion yuan, 53.319 billion yuan and 53.319 billion yuan. At the beginning of 2021, Greentown won 10 homesteads in the land market at one go, covering Hangzhou and maintaining its market share and Jianghu position.
However, Hangzhou Binjiang Real Estate Group Co.Ltd(002244) and green city China, Zhejiang local real estate enterprises such as Zhejiang Guangsha Co.Ltd(600052) , Xinhu Zhongbao Co.Ltd(600208) , Sundy Land Investment Co.Ltd(600077) which once occupied an important position in Hangzhou real estate market are now fading out of the real estate market.
Tiandu City, located in Linping District of Hangzhou, was once a super market of Hangzhou real estate market, and its founder was the once famous Zhejiang Guangsha Co.Ltd(600052) . However, since the second half of 2015, the company has started to withdraw from the real estate business and gradually transform to large cultural fields such as film and television media.
in July 2021, Zhejiang Guangsha Co.Ltd(600052) was “transformed” again, and the actual controller of the company was changed to Dongyang state owned assets, and then renamed “Dongwang era”. Dongwang era after the change of ownership acquired 50.54% shares of Zhenglan energy conservation with 156 million yuan.
In 2021, the operation of Sundy Land Investment Co.Ltd(600077) in Hangzhou property market can be described as “losing your wife and losing your soldiers”. In May, after 20 rounds of bidding, Sundy Land Investment Co.Ltd(600077) finally won the land use right of Hang Zheng Chu Chu [2021] plot 8 at the price of top grid premium rate of 29.86%, self holding 21% and total price of 1.783 billion yuan. However, in July, Sundy Land Investment Co.Ltd(600077) announced to give up the plot. The breach of contract caused by this move made the company lose 50 million yuan of advance application deposit. This amount accounted for 14.19% of its net profit last year.
By January 2022, Sundy Land Investment Co.Ltd(600077) inter-bank investment has started new energy. According to the announcement, Sundy Land Investment Co.Ltd(600077) plans to establish a wholly-owned subsidiary Zhejiang Songdu Lithium Industry Co., Ltd. according to the calculation, the initial registered capital of the company is proposed to be 500 million yuan. Sundy Land Investment Co.Ltd(600077) said that the company has no business related to lithium industry, no relevant technical reserves, no relevant resources and professional team. Up to now, the company has not defined the specific investment project and has not signed the relevant investment agreement.
Xinhu Zhongbao Co.Ltd(600208) will move its registered place to Quzhou, Zhejiang. According to local media reports, the Guangdong Baolihua New Energy Stock Co.Ltd(000690) key materials operation and management headquarters project of xinhuzhong will be settled in phase II of Quzhou Haichuang park. After the registration and establishment of new energy materials company, it plans to produce key raw materials of lithium electrolyte nationwide.
