The rental market continues to warm up, and the era of rent and purchase is coming?
- Time of issue:2017-11-23 16:55
The rental market continues to warm up, and the era of rent and purchase is coming?
(Summary description)On November 16, the Beijing Municipal Commission of planning and land and the Municipal Commission of housing and urban rural development jointly issued the relevant opinions on Further Strengthening the use of collective land to construct rental housing. The opinion pointed out that in five years from this year, Beijing will supply 1000 hectares of collective land for the construction of collective rental housing.
- Time of issue:2017-11-23 16:55
Original title: the rental market continues to warm up and the era of rent and purchase is coming?
On November 16, the Beijing Municipal Commission of planning and land and the Municipal Commission of housing and urban rural development jointly issued the relevant opinions on Further Strengthening the use of collective land to construct rental housing. The opinion pointed out that in five years from this year, Beijing will supply 1000 hectares of collective land for the construction of collective rental housing. According to the current information released by the planning departments of various districts, many of these collective rental houses will be located within the Fifth Ring Road, with convenient transportation, and will also be equipped with supporting facilities such as education.
Another heavy policy has been put forward in the leasing market. From the top-level design of the central government to the introduction of supporting policies in various places, this year is a "bonus year" for leasing. The release of the relevant policies on collective land construction rental housing in Beijing is interpreted by the industry as a change in the rental housing market in Beijing from the supply and demand structure. If the construction plan is implemented in place, the balance of supply and demand in the regional rental market will be greatly alleviated and the rent price will be stabilized.
Collective land rental housing policy issued
In Beijing's residential land supply plan for 2017-2021 and 2017 issued by Beijing in April this year, it is clearly pointed out in view of the rental market that Beijing will continue to increase the supply of rental housing in the next five years, with a planned land supply of 1300 hectares and construction of 500000 rental housing units. Most of the 500000 rental housing units will be arranged through collective construction land.
After the release of the policy, the market is paying attention to how the rental housing on collective construction land will be constructed, who can participate in the construction and who can live in it. It is understood that the pilot project of building rental housing with collective land in Beijing began in 2011, and the first pilot project was launched in Tangjialing area in 2012.
By the end of 2016, Beijing has successively launched four batches of five pilot projects, including Tangjialing in Haidian District, Taizhouwu village in Wenquan Town, Pingfang village in Pingfang Township, Chaoyang District, queensdian village in Northwest Wang town in Haidian District and haifaluo village in Beiqijia Town, Changping District, involving 38 hectares of collective construction land, which can build nearly 15000 sets of public rental housing with a total area of about 1.1 million square meters.
On November 16, the Beijing Municipal Commission of planning and land and the Municipal Commission of housing and urban rural development jointly issued the relevant opinions on Further Strengthening the use of collective land to construct rental housing. According to the relevant responsible person of the municipal planning and Land Commission, according to the deployment of the municipal Party committee and the municipal government, Beijing plans to supply 1000 hectares of collective land for the construction of collective rental housing in five years from 2017 to 2021, with an average annual land supply of about 200 hectares.
In addition to the land supply plan, the Opinions also made clear provisions on how to build the collective land rental housing. In terms of residential design, the rental housing land is planned and managed according to the standard of urban residential land, and the necessary public service facilities such as education and medical treatment are provided. According to the actual situation of the region and the market demand, planning, design and construction can be carried out according to the housing structure and area standard. At the same time, the implementation of full decoration finished house.
400000 units of rental housing admission to change the structure of supply and demand
Many people are worried about whether it will become a "legal" way of entering the market for houses with small property rights when the plan for the supply of 1000 hectares of collective land is put forward. In this regard, the Opinions also stipulate the lease term, property rights distribution and other aspects, so as to avoid problems such as disguised sales from the source.
According to the opinions, long-term housing lease contracts are encouraged, but the single lease term shall not exceed 10 years. Unless otherwise required by the lessee, the term of a single lease shall not be less than 3 years; if the lessee requests to lease for 3 years or less, the leasing institution shall not refuse.
At the same time, in terms of property rights, the opinions require strict management of project property rights. If collective economic organizations are the main body of declaration, the land use right and house ownership involved in collective rental housing shall be owned by farmers collectively; The land use right and house ownership involved in the collective rental housing shall be owned by the newly established enterprise if it is declared as an enterprise established through cooperation between collective economic organizations and state-owned enterprises. The real estate right certificate (including land use right and house ownership) shall be issued according to the whole project, and the unit property right certificate shall not be handled separately. At the same time, the certificate of title should indicate that it is only used for the construction and operation of rental housing. Without approval, it is not allowed to transfer, transfer, sublease, sell or change the land use.
If the "opinions" are strictly implemented, roughly speaking, the 1000 hectares of land will add about 400000 rental units to Beijing in the future. In this regard, Zhang Dawei, chief analyst of Zhongyuan Real estate, analyzed that: first of all, the 70 year held rental housing supply in Beijing has exceeded 15000 units, and in 2016, it has reached 1.42 million square meters, about 24000 rental houses. Secondly, there have been pilot projects in Beijing, including Tangjialing project in Haidian, plot 351 in Wenquan Town and Hongxin Jiayuan community in Chaoyang District. There are 5600 units of rental housing. Large scale supply can alleviate the balance of supply and demand in the regional rental market and stabilize the rent. It has a great impact on the market.
Third, the total number of rental housing in Beijing is close to 2.5 million units, while the 300-400000 sets of collective property rights rental housing is equivalent to increasing the rental housing supply of Beijing by 10% - 15% in the next five years. If it can be completed as scheduled, the rent in Beijing market will be significantly reduced.
Rent and purchase to speed up the supply of rental land in more than 10 cities
In the past two years, the leasing market has ushered in a round of outbreak. From encouragement and guidance to credit support, it has now developed to guide the development of leasing market from the source and land supply.
Beijing's guidance on collective land construction and rental housing construction is only a microcosm of promoting the supply of rental land in China. According to the statistical data of Zhongyuan Real Estate Research Center, more than 10 cities in China have sold more than 80000 sets of leasehold land. More than 10 cities, including Beijing, Foshan, Shanghai, Guangzhou, Shenzhen, Hangzhou, Zhuhai, Tianjin and Chengdu, have started the accelerated mode of leasing land supply.
More than 25 land transactions have been completed in Beijing, some of which have held 1.36 million square meters of rental housing in 70 years, which can provide about 20000 sets of rental housing (4 of which are 100% owned, and the others are built with different proportions). In addition, the transactions of listed land continue to increase. The cumulative annual supply of leased land in Beijing is expected to be close to 2 million square meters.
Since the first residential land transaction in Shanghai in July this year, up to now, Shanghai has launched 25 cases of rental residential land, with 963200 square meters of transferred area, and a total construction area of nearly 2 million square meters. There will be 10 deals in November.
Shenzhen land and real estate trading center recently announced that the center will publicly sell the use right of a811-0323 parcel of land by listing on November 10. The rental housing and commercial housing in the parcel will be self-contained throughout the transfer period, with the self-sustaining period of 70 years.
Hangzhou's first rental housing land was successfully sold on October 27. The state-owned enterprise Hangzhou Chengdong new Town Construction Investment Co., Ltd. won the plot at the bottom price of 453.9 million yuan, equivalent to 5049 yuan / square meter of floor price.
On October 11, Guangzhou sold six land in one breath, including four commercial and commercial land and two comprehensive residential land. Residential land is transferred by means of "limited land price + competitive self holding + lottery" and "land price restriction + full self possession + lottery". The kxc-k1-9 plot, located in the science city of Huangpu District, is the first "fully owned" plot sold in Guangzhou. At the same time, it has also become the first lottery plot in Guangzhou.
On October 10, Guicheng, Foshan, sold an area of about 117000 square meters of commercial and residential land. Finally, after only half an hour's competition, the plot was quickly won by Yuexiu with a maximum land price of 6.268 billion yuan, a floor price of 15300 yuan / square meter, and a self-supporting area of 10000 square meters of talent housing.
A piece of land newly launched in Zhuhai, the residential function part belongs to the talent housing scope of Jinwan District. It is not allowed to apply for the real estate ownership certificate separately, mortgage, transfer and sale, and only lease to the relevant personnel who meet the requirements.
Zhang Dawei said that from a national perspective, the total area of leased land transferred by many cities has exceeded 5 million square meters. Based on an average of 60 square meters, more than 80000 units of rental housing can be directly provided, mainly in Beijing, Shanghai and other first-line rental hot cities.
At the same time, more than 12 provinces and more than 50 cities have issued policies on leasing. From the perspective of policy content, it is mainly the policy of addition and subtraction, which increases supply and subtraction, and reduces the resistance of choosing rental residence. There are two main policy directions: one is to directly affect the supply of housing and supply 70 years of property rights of rental housing land, including Beijing, Shanghai and other cities to do more actively. The other is the policy of renting and purchasing the same rights to increase the rights and interests of tenants. So far, more than 50 cities in more than 12 provinces have published policy contents. The aim of the policy is to protect the tenants and maintain the stability of the rental relationship.
Who can get a piece of the cake of the trillion yuan rental market?
Leasing will become one of the leading players in the real estate market in the future, which has become a consensus in the industry. Vanke, a leading enterprise in the industry, recently announced its new positioning and plans to become the world's leading housing rental enterprise several years later. "In the next step, Vanke should make efforts and contributions in restoring the residential property of housing and returning to the original intention of real estate." Said Yu Liang, chairman and chief executive officer of Vanke. Several banks have also released their own plans and products in support of the leasing market.
Real estate companies, banks, brand apartments In this regard, Yang Xianling, President of Lianjia Research Institute, believes that there will be more participants in the rental market in the future, forming a new market pattern in which land suppliers, development and construction end, product operation end, financial support end, and post lease service provider perform their respective duties.
According to Yang Xianling's analysis, there are six main types of participants in the future housing rental market
One is the land supply side: the government, the state-owned enterprises or the holders of relevant stock assets, village and town collectives or individuals
In the future, the supply of leasing market mainly comes from three parts: first, the pure self-owned land or area in the land bidding, auction and listing market. The main supplier is the government, and the representative city is Shanghai. The second is the collective land supply (Beijing) or the overall collection and storage transformation of old urban villages (Shenzhen), and the supply subject is the village collective or individual. The third is the transformation of the existing housing, through the upgrading and transformation of old residential areas, idle commerce, abandoned factories, etc., to become youth apartments. The main supplier is the state-owned enterprises or the holders of relevant stock assets. The third way is the main body of the current supply. The first and second represent the future trend.
Second, development and construction end: developers, some brand apartments
Developers have inherent advantages in capital operation, resource integration, development and construction, and will become the main body of rental housing development and construction. In addition, at present, there are a large number of brand apartments in the market, which have signed 10-15-year contracts with the original landlords and put into operation after the second renovation. The operators of such apartments also play the role of developers.
Third, product operation end: brand apartment enterprises
At present, there are five main types of market operators in the field of long-term apartment: Internet venture capital, developer, intermediary, hotel and local national team. Brand apartment enterprises have more professional operation level, more experience in leasing services, and their cooperation with development enterprises is also increasing.
Fourth, financial support: banks, insurance, securities companies, trust, investment banks
The financial behavior of leasing industry is concentrated in two parts: one is investment, including development loan, enterprise financing, especially the emerging asset securitization. International experience shows that REITs of real estate is the second highest long-term investment return after direct purchase of real estate.
The fifth is information platform: leasing transaction platform and SaaS system
The Internet platform and application software can provide traffic and technical support, improve the efficiency of multiple links, and match financial product support and supporting derivative services. In the future, there are mainly two types of application of rental information platform: one is leasing transaction platform, which provides house information display, marketing and transaction matching functions, such as 58, lianjia.com, alixianyu, etc. The second is the SaaS system of house source management, such as water drop housekeeper and whole room communication.
Sixth, after rent service provider: moving, cleaning, maintenance, unmanned supermarket, take away and other life services
Different from the housing market, the characteristics of the rental market are more common, such as the majority of young people aged 20-45, mostly white-collar workers. Most of them live in a single or two person structure. They have a higher demand for third-party services and are willing to accept new things. In essence, all kinds of apartments have become youth communities. It will be a big market to provide various life services for the entrance.
Yang Xianling said that the trend of the real estate market in the future will be that all kinds of market participants will perform their respective duties, developers will be responsible for the construction, brand apartments will be operated, financial institutions will provide financial support and enjoy investment income, so as to provide practical and effective comprehensive housing rental solutions to promote the healthy development of the housing rental market and realize the housing rental for 100 families, so as to jointly construct housing leasing Market ecosystem. By Meng Tingting
Housing rental volume and price fell in Beijing in October
After July, the transaction volume and rental price of Beijing housing rental market continued to decline. In October, the rent fell further, not only setting a new low in 2017, but also the largest decline in the first ten months of this year.
The average rent price has fallen by 8.2% this year
According to the statistics of Weiye I love my home market research institute, in October 2017, the volume of housing rental transactions in Beijing decreased by 2.7% month on month compared with September, and has fallen for three consecutive months since August. The monthly average rent price was 4022 yuan / set, down 4.2% month on month compared with September, the largest decline since 2017.
However, although the transaction volume continued to decline, the total transaction volume was still at the same level as the spring rental peak season in March. With the arrival of the off-season and the reduction of rental demand, the rental transaction volume still has room for decline in the next two or three months. In terms of rent, the overall trend of rent in the first eight months of this year has been relatively stable, and it has always been maintained at around 4400 yuan / set. The range of rise and fall on a month on month basis is within 2%. The price decline in September and October has been significantly expanded. Compared with the average rent price at the beginning of this year, the current rent has decreased by 8.2%.
Hu Jinghui, vice president of Weiye I love my family group, analyzes that with the end of the year approaching, the demand for housing rental in Beijing is gradually decreasing, and the continuous decline of transaction volume conforms to the market law. However, the existence of a large number of demand for rent replacement makes the overall transaction volume of the market still maintain a certain scale. Before the arrival of the Spring Festival, the demand for rental housing will be further reduced, and the housing in Beijing will be reduced The volume of rental transactions will continue to decline.
As market demand declines, rents without support naturally begin to decline. However, compared with previous years, the trend of rent price in October this year is still relatively special. Although the situation that the rent at the end of the year is lower than that in the coldest period of the Spring Festival at the beginning of the year has also occurred, such a large decline is relatively rare. In fact, in the first eight months of this year, the overall trend of rent in Beijing has been very stable. The price difference between the off-season and the two peak seasons after the Spring Festival and the summer vacation is not significant. It is not until September and October that the rent decline has significantly expanded.
Regulating and stabilizing market expectations
According to the past law, a month after the Spring Festival and the summer graduation season in June and July are generally the peak seasons of the rental market in Beijing. The demand for rental housing is concentrated, and the transaction volume and rent price will increase significantly. However, with the population dispersion and industrial transfer, a large number of rental housing people have moved out to the suburbs with lower rents and convenient transportation The demand for rental housing in urban core areas with relatively high gold content is gradually decreasing. With the increase and decrease, the rising trend of rent in this year's rental peak season has been neutralized. In addition, the transaction of second-hand housing market is stagnant, and some owners who are not in a hurry to sell their houses are more willing to put their houses in the rental market, which makes the rental market significantly increase. Therefore, the rent price of Beijing is before this year The trend was relatively stable in eight months.
As for September and October, it was originally the period of rent decline in Beijing. However, the decline in the two months this year not only exceeded the first eight months, but also exceeded the same period of previous years. This is closely related to the high-intensity regulation of the property market this year and the policy of the state to encourage the development of the rental market.
In the past two years, the state has paid more and more attention to the leasing market, and "renting and purchasing simultaneously" has become a national strategy. In the second half of this year, the central spirit of promoting the development of the housing rental market began to be gradually implemented in various cities. Beijing has also issued various relevant policies, such as carrying out the pilot project of building rental housing with collective construction land, implementing the new policy of housing rental in Beijing, and launching the online housing rental supervision and service platform, etc. in addition, in the first half of this year, Beijing's five-year residential land supply plan for rental housing has also been implemented With the increase of land, the policy of the whole rental market is developing towards the direction of standardizing the market order and stabilizing the rent price, and has played a catalytic role in the decline of rent price in the off-season period.
Therefore, under the influence of the market, the leasing market in Beijing will enter the off-season of the decline in volume and price. Under the effect of policies, the future rental market in Beijing will enter a more healthy and stable development period.
(editor in charge: Sun Hongli, Wu Zhenguo)