**: Hangzhou Station of Phoenix Real Estate.
Today is the first day of December, and the chill is getting stronger, but looking back at November, you can still feel the warmth of the Hangzhou property market.
According to statistics, in November, the second-hand housing transactions in the ten districts of Hangzhou (including Fuyang and Lin'an) broke through8000 sets, about 40% month-on-month, second only to the 10,000 sets of transactions in March.
This result also highlights that this new policy is no longer a flash in the pan, and it is different from the weak and short-lived policies of the previous drizzle, but more powerful and long-lasting.
It's just that behind the recovery of the second-hand market, most of them are the profit concessions of landlords, in addition to the independent Qianjiang Century City & Olympic Sports Plate, many main city improvement plates can not escape the fate of "exchanging price for volume", and even breaking.
For example, recently,Approaching auspicious signsThere are rumors of "breaking" in Hangzhou-Ning Mansion and the fashion of Canal New Town, Wanghe Bay, etc.
Although the current Canal New City is often "criticized" for the lack of transportation and commercial facilities, the Canal New City under planning and construction can be called "the future can be expected".
Hangzhou Arena, Xiaohe Park, Beijing-Hangzhou Grand Canal Museum, Canal Bay Complex, Hangzhou Iron and Steel Station TOD and other supporting facilities have been gradually implemented.
Xiaohe Park (Photo: Zhu Liming).
There are also the three major IPs mentioned in the plan - the important hub of the G60 Science and Technology Innovation Corridor in the Yangtze River Delta, the core area of the world-class cultural corridor, and the driving center of the sub-center group in the north of Hangzhou, all of which are full of attraction.
Therefore, in previous years, a number of real estate projects have also been fired, such as Sunac Canal Gemini, Hong Kong Landmark River AD, Vanke River Light Year, etc.
Take one of the twin stars, Fengwang and Bay, for example, the price limit is 38,000 yuan, and the lowest has been experienced at 19The highlight of 94% of the winning lotteries once soared to 100% of the winning rate, which can be described as ups and downsBut the owners have high expectations for it, and some owners even wanted to sell it for 60,000 yuan at the time of delivery.
Real picture of Fengshang Wanghe Bay.
But in fact?
In September last year, the first second-hand house signed by Fengshangwang and Wanwan had a unit price of about 540,000 yuan, becoming the pinnacle of community network signing
In August this year, the unit price of a set of 108 **landlords** was 40,000 yuan, and the final unit price was 430,000 yuan sold, including VAT, a visible loss**.
Today, Hangzhou data shows thatThere are 122 sets for sale in the community, and 8 sets have been traded in the past 90 days, with an average contract price of 4190,000 yuan.
Screenshot from: Hangfang data.
However, according to the intermediary, there are not many low prices at present, and the lowest is a set of ** located on the second floor, 4.18 million yuan, 109,The average price is about 382 yuan, compared with the first time, the owner's book profit is 610,000, but taking into account the interest and various taxes, the profit margin is also very limited.
Of course, you can also talk about it, and then get rid of all kinds of taxes, mortgage interest, etc., and it is not an exaggeration to say that it is flat in and out, and even a loss.
*Detail. There are also investors who can't sell it, so they directly turn to rent. However, the shell rental data shows that there are a total of 17 sets of ** whole rentals in the community, taking one set of 108** as an exampleThe monthly rent is 7,000 yuan, and the annual rent is 840 thousand. Based on the total price of the house of 4.2 million, it is about the same as the one-year large-amount certificate of deposit interest rate of state-owned banks.
Screenshot from: Shell Rental.
is also close to breaking the Tianyue Yunheyuan next door. Recently, the community traded a set of 127 square meters of **floors, with a total price of 5.55 million yuan, equivalent to a unit price of 430,000 yuan。After rough calculation, the cost of the ** after adding interest and deed tax is about 6 million, and the ** loss is about 450,000.
The real scene of Tianyue Yunheyuan.
In addition to Canal New Town, the second-hand housing in the Shenhua North-Xiangfu area is also struggling.
For example:Rong'an Chunyue Hangning Mansion is only 3 kilometers away from the core area of ShenhuaThe winning rate is below 6%, and it is a red plate. When the project first opened, Hangzhou had not yet implemented the "five-year sales restriction policy", so the 118 sets had the opportunity to enter the second-hand housing market immediately after delivery.
The real scene of Rong'an Spring Moon Hangning Mansion.
However, Hangzhou data shows thatHangning Mansion currently has 23 sets on the market, with an average price of 6010,000 yuan, 5 sets were traded within 90 days, but the average contract price was only 4910,000 yuan, and 4 when the project openedCompared with the limit price of 50,000 yuan, the book is only about 4,000 yuan.
Screenshot from: Hangfang data.
It is reported that a set of 9716 **The transaction price is only 4410,000 yuan. In this regard, the intermediary said,The *** do low,The normal transaction price of the middle set of 97 units is 4.7 million to 4.8 million, equivalent to the average price of 485-4.950,000 yuan, the total transaction price of the same area side sleeve is about 5.2 million, equivalent to the average price of 5360,000 yuan.
Subsequently, the intermediary said: "At present, the lowest set of side sets for sale is located on the 5th floor of Building 6,97.29, the total price is 5.1 million, which is equivalent to a unit price of about 5240,000 yuan.
The ** was put on the shelves in March, and the price was adjusted 5 times, with a total price reduction of 1.6 million. In the end, the landlord's book profit was only about 660,000.
Price adjustment details. However, because of its proximity to auspicious charms, the ** of Hangning Mansion is quite stable, at least for the time being, it will not lose money.
On the whole, Hangning Mansion has not yet broken the hair, but it is not outstanding, so it focuses on "cost performance", while the Sunac Canal Twin Stars are more inclined to frantically test on the edge of the break, and even jump back and forthThis has a certain relationship with the plate, competitive pressure, and self-supporting.
The first is plate development.
Although Canal New City and Shenhua North-Xiangfu are located in the main city, they are not the core sector, and the explosion of the project that year relied more on the market heat and the anxiety of improving the city-wide lottery of customers.
Canal New City relies on a blueprint to attract a large number of buyers, but it has not yet materialized, and it is not convincing and attractive in the current market. Although the Xiangfu plate is close to Shenhua, there are still many construction sites under construction, and the urban interface is not brilliant enough.
The construction site of the auspicious charm.
Secondly, there is great competition pressure for new and second-hand houses.
High-quality new properties with a total price of 5 million to 6 million are available in the whole city, such as Puyan Sanzi, Yunqi Zhijiang, Yunsong Guiyuexuan in Yuncheng, etc., or Shenhua, which is relatively closeHesong Impression House is about to enter the market, with a hardcover price limit of 46,200 yuan and a building area of 115-199.
Compared with second-hand houses, new houses are lower, do not need high taxes and fees, and have larger unitsand most of the new homes are of better quality and more attractive to families who have improved their homes.
And the stock of second-hand houses in Gongshu District is also large, and the data on hand to buy houses shows that the main city of Hangzhou (excluding Fuyang and Lin'an) is listed 17270,000 setsGongshu District has about 2710,000 sets, accounting for about 157%Among them, there are 1,141 sets of Xiangfu plate stock, and 1,011 sets around Wanda.
Screenshot from: Buying a house at hand.
Finally, there are self-supporting reasons.
Take the Sunac Canal Twin Stars as an example, "less subway", "less business", "less high-quality schools", and the nearest subway station is also 15 kilometers, the distance is only Gongshu Wanda, which lacks the temperament that the improvement plate should have, etc. And it is close to the elevated road, which has a serious noise impact and road congestion.
The elevated entrance of the twin stars of the Sunac Canal.
Hangzhou-Ning Mansion, mainly relying on the core supporting facilities of Shenhua, currently has some projects under construction in the surrounding area, and engineering vehicles enter and exit, which is affected by noise. At the same time because of the ownersEach wraps its own balcony, resulting in a slightly cluttered façade
package the façade behind the balcony.
Of course, the price reduction is also inseparable from the current **: although the market has an upward trend, and the de-industrialization has accelerated, most of them are still exchanging price for volume, and only some landlords in super popular areas want to increase pricesHowever, most of the transactions are the lowest or most cost-effective in the community.
In fact, not only Canal New City and Shenhua North-Xiangfu, but also the real estate in the non-core area improvement sector of Hangzhou will be affected by a large number of later deliveries and a steady stream of new houses, so the pressure will only increase.
Therefore, for the time being, investors who have already closed the house and are eager to get rid of it are also wise to leave the market at a slightly lower price.