Original title: property Market Survey | who is "beating the New" Shanghai luxury Mansion Chuangchuang Xuhui Binjiang No. 1 to raise more than 6 billion Source: viewpoint Real Estate Network
Viewpoint real estate networkAt the end of the year, nothing has pushed the Shanghai property market into a hot search than the license and opening of several property projects recently focused on sale.
As far as Shanghai's Xuhui District is concerned, Rongchuang Binjiang No. 1, the number one hot search property in the fourth quarter of this year, has attracted a lot of attention as a brand new market in Xuhui Binjiang.
According to the opinion real estate new media, the project announced by Rongchui Binjiang No. 1 is called Rongyaoyayuan. A total of 4 houses are planned, with an average price of 115000 / sq m, requiring full payment, 6 million for the first suite, 7 million for the first suite, 14 million for the second suite, and 20 million for enterprises to buy houses.
Since the opening of chip subscription was announced on December 8, as of 16:00 on December 12, the subscription rate of Chuang Chuang Xuhui Binjiang 1 has reached 507.86%, with a total of more than 1163, with a cumulative subscription of 6.978 billion yuan, which will open on December 18.
In fact, Sunchuang Xuhui Binjiang No. 1 project site was obtained the construction land planning license by the then development enterprise Shanghai Investment Land as early as 2015, but due to various factors, it has not been able to start construction.
The land, which has been delayed for five years, was finally launched with luxury housing products, and the creation of Xuhui Binjiang No. 1 coincided with the "new" subscription wave of new houses entering the market in Shanghai at the end of the year, causing ripples in the property market.
Riverside temperature
The epidemic, which has lasted since the beginning of the year, has not stopped the enthusiasm of home buyers. The income of Xuhui Binjiang No.1 is less than 120000.Market priceSo that property buyers have more choices.
Compared with other projects that entered the market in the same period, it can also reflect the recent warming of the property market in Shanghai. According to market data, the approval rate of 24 hot markets in Shanghai at the end of the year was more than 100%. In addition to the creation of Xuhui Binjiang No. 1, China Construction Lang Yuefu, the first Xiluihui and Huicheng South Street project were all recognized by more than 5 times.
Lu Wenxi, an analyst at the Central Plains real estate market in Shanghai, said that Xuhui Binjiang is currently at the level of 11-120000. Fuchuang this project belongs to the normal price to enter the market. Now there is not much supply of Binjiang houses, and hot sales are natural.
In recent years, the housing supply in Xuhui District of Shanghai is scarce. at present, in addition to creating Xuhui Binjiang No. 1, there is also Baoneng Mansion 1288. Because Binjiang's housing supply accounts for less than 5% of the total available for sale, so long as there is a project to enter the market, there will be a housing rush.
The Fuchuang Xuhui Binjiang one launched 132,227 square meters of 3 to 4 rooms, with a total price of 15 million to 20 million. If you compare the project with the prices of houses in the same sector that have already entered the market, industry analysts say that the three rooms of Xuhui Binjiang No. 1 are hung upside down by more than 2 million and the four rooms hang upside down by more than 5 million.
Industry insiders added that there are two major characteristics of a good deal of luxury housing, one is along the riverside, and the other is that the project is located in the absolute urban area, which belongs to the traditional luxury housing area of Shanghai. It is worth mentioning that the project is also close to the mainland land king project with a total price of 31.05 billion won by Hong Kong Land this year.
Lu Wenxi also believes that the current sales of new houses in Shanghai are good, luxury sales are mainly product decisions, the environment plays a catalytic role. At the end of the year, projects were concentrated in the market, on the one hand, there was less supply in November, and now there was a replenishment; on the other hand, there was a demand for housing enterprises to withdraw funds, and the push was also relatively positive.
According to the third-quarter market data released by Liz Bank, the Shanghai housing market reached a transaction peak in November. It is expected that the turnover will remain high at the end of the year, and the turnover in the Shanghai market in 2020 is expected to exceed 400000 sets.
In the case of the heating up of the property market, Rongchuang Xuhui Binjiang No. 1 has gained a very high degree of attention.
In terms of transactions, Shanghai's November trading volume showed an upward trend compared with the same period last year, while month-on-month decline. Specifically, the transaction volume of luxury houses was 662 units, down 3.79% from the previous month, up 42.06% from the same period last year, while the average transaction price was 98200 per square meter, down 7.36% from the previous month and up 0.41% from the same period last year.
Among the two high-end luxury housing projects that entered the market in November, the unit price of Lan Xianghu No. 1 was no more than 90,000, and the opening price was insufficient, while the unit price of China Sea Jianguo was no more than 175000, and the approval rate was more than 200%. All the houses were sold out on the opening day.
At the same time, the transaction situation in the Shanghai Dinghao market is not stable. Among the more than 50 million new houses and luxury houses that entered the market in November, a total of 18 units were sold, down 56.1% from the previous month and up 125% from the same period last year. The average transaction price fell to 158000 yuan per square meter, down 7.6% from the previous month and 8% from the same period last year.
Enter the market in five years
So far, Sunac has entered the Shanghai market for 8 years.
At a press conference held in Shanghai on June 22, 2012, Sunac bought 50 per cent stakes in nine projects in Greentown Sunan and Shanghai for 3.372 billion, entering Shanghai for the first time.
The Xuhui Binjiang No. 1 project, which is about to open in the market, is also acquired through mergers and acquisitions, but this time it is quite low-key.
It is reported that the site involved in the Xuhui Binjiang project is the 188S-B-4 plot in Xuhui District, Shanghai, which was initially held by Shanghai Mintou Real Estate Co., Ltd for a long time. Private Investment Real Estate was founded in 2011 and is wholly owned by Shanghai Tengzhan Construction.
In 2014, Tongze Real Estate won the bid for the rental and sale agent and planning service of the site, but the private investment company did not sign a formal service agreement with Tongze Real Estate.
Then, in November 2015, the private investment company obtained the land planning permit for construction land, and the project was tentatively named Jinlong Huayuan Phase 5. It was originally thought that it could enter the development stage, but due to the uncompleted river landfill and the influence of the new Airport Express extension, the general design plane of the site changed and the project needed to be replanned and adjusted, resulting in the failure to start work normally.
By the end of June 2019, the total debt of PIC property was 293 million yuan, including 282 million yuan in loans provided by Shanghai Civil Aviation Investment and 10.8 million yuan in loans (at an annual interest rate of 8%).
Perhaps because the project can not predict when to enter the market, project loans and interest gradually increase, in order to stop losses in time, people invest in real estate is willing to withdraw. So on November 20, 2019, the 100% stake in Shanghai Tengzhan Construction was put up for sale with a reserve price of 1 billion, and the underlying asset involved was the 188S-B-4 plot in Xuhui District.
Data show that the project covers an area of 17600 square meters, with a volume ratio of 2.5. the total construction surface is 65500 square meters, of which the residential floor is 41300 square meters. The land has a superior geographical location, clear property rights, and has obtained the real estate certificate, construction planning license, and there are no buildings to be demolished.
It was announced at that time that the transferee of the project also needed to communicate with the government to understand and meet the relevant requirements of the government on the planning, construction and sale of the residential project on the 188S-B-4 site in Xuhui District, Shanghai. Tongze Real Estate had previously provided pre-project planning services, and the follow-up also needed to communicate with Tongze Real Estate on its own.
It was shelved for 5 years, and at the end of 2019, Sunac took the project into its pocket and completed it.Registration of change of equityAfter that, it took about a year to design and build. In August this year, the project was rumored to enter the market, followed by the above-mentioned hot recognition scene.
Perhaps it can be considered that Rongchuang uses the high-end luxury product line "No. 1 Hospital" to create the 188S-B-4 plot in Xuhui District, which is in line with people's expectations.
Lu Wenxi pointed out that housing enterprises focus on opening in December, with more affinity prices can be exchanged for sales.
It is worth noting that Fuchuang Xuhui Binjiang No. 1 project is not wholly owned by Fuchuang, but is a joint venture project with Gefei assets. Among them, Rongchuang holds 10.79% of the direct equity of the project company, and indirectly owns part of the project company through Wuhu Gefei Zhengchi, which holds 30%, and Wuhu Gefei Yaying, which is owned by Wuhu Gefei Yaying.
In terms of Shanghai's housing development strategy, Sunac mainly takes the route of high-end luxury housing. Up to now, in the eight years of development in Shanghai, there are 31 projects, which have successively entered Tangzhen, Senlan, Daning North, Huangpu Binjiang, Putuo, the Bund and Lujiazui in Pudong., Xuhui, Songjiang, Chongming, Jing'an, Hongqiao and other plates.
In terms of performance, Rongchuang Shanghai high-end luxury housing project is very popular. In 2019, the cumulative transaction value of Rongchuang Consulate No. 1 Hospital, the Bund No. 1 Hospital and No. 1 Mansion exceeded 13 billion, accounting for about 50% of Rongchuang's Shanghai performance.
Sunac attaches great importance to the Shanghai market, pushing the project into the market on the one hand and figuring out how to get more land reserves on the other.
In the second half of the year, after losing the battle with Huafa for the residential land of Mianqiao in Minhang, Shanghai, at the end of October, Rongchuang finally paid 2.146 billion yuan in Yangpu District.Premium14% won a pure homestead and then won the treasure from the new lake.He acquired a 50% stake in Yalong Ancient City International Garden Project in Huangpu District of Shanghai with 1.128 billion.
According to the viewpoint real estate new media, as of the first half of this year, Rongchuang has a total land storage of 3.3652 million square meters and rights and interests of 2.4013 million square meters in Shanghai, covering a total area of 3.3246 million square meters and a total construction area of 5.9848 million square meters.