The pilot "circle of friends" will gradually expand the sales of existing houses or take a big step

On September 29, the first building in Taiyuan, Shanxi, was opened, and the salesperson recommended the house type for customers. Photographed by Wei Liang, a reporter from China News Agency

In January this year, the national housing and urban and rural construction work conference proposed that "existing houses can be sold if conditions permit". In February this year, Henan Province proposed to actively explore the reform of pre-sale system and the sale of existing houses with Zhengzhou and Kaifeng as the pilot areas. Since then, Hunan Province and Shanxi Province have also begun to explore existing housing sales pilot. In September, Xiong'an New Area announced to cancel the pre-sale of commercial housing and implement the sales of existing houses, realizing "what you see is what you get, and when you deliver the house, you deliver the certificate".

Before the buyer received the house, the price of the house he bought was reduced by nearly half, which happened recently in Huizhou, Guangdong Province. The developer reduced the price by a large margin by returning the down payment, which caused dissatisfaction of many early buyers of the property. At present, this behavior has been stopped by the local Housing and Urban Rural Development Bureau. Not long ago, a similar situation occurred in Wuhan.

After the real estate market entered the adjustment period, the risk problem of people's purchase of future houses became more and more prominent, and some buyers even felt that the purchase of future houses was a "pit" after a "pit". As a result, the call for canceling the pre-sale system of commercial housing and implementing the existing housing sales is also growing. In September, Xiong'an New Area announced to cancel the pre-sale of commercial housing and implement the sale of existing houses, realizing "what you see is what you get, and the certificate is delivered when you deliver the house", which also let buyers see the dawn of the sale of existing houses.

Hand in the money and hand in the house

At present, many owners who buy houses in the future are "anxious". What they care most is whether the properties they buy can be received and certified on time. It is very important to control money - pre-sale funds.

Recently, some people left messages on the Internet asking whether the pre-sale funds of the commercial housing they purchased had been put into the supervision account, whether there were any abnormalities in the use of funds, and whether the fund balance could support the completion of the housing?

In this regard, Zhao Xiuchi, president of the Beijing Tianjin Hebei Real Estate Research Institute of the Capital University of Economics and Business and vice president and secretary-general of the Beijing Real Estate Law Society, believed that the supervision of housing pre-sale funds increased the financing costs of enterprises, so individual enterprises tried to avoid supervision. In the future, more market management means should be used to supervise the pre-sale funds of commercial housing. In addition, the problems of forward housing should be solved from the aspects of credit system, construction of housing quality laws and regulations.

The pre-sale of commercial housing originated from Hong Kong. In the 1990s, at the beginning of the housing system reform in the mainland, the pre-sale system of commercial housing was introduced, which provided support for the financing of real estate enterprises, improved the efficiency of capital use, and further promoted the development of the commercial housing market. Buyers can also buy houses at lower prices. But at the same time, home buyers also face more risks.

For a period of time, real estate enterprises have expanded rapidly, and the "three high" model of high leverage, high turnover and high debt has become a typical model for the development of some real estate enterprises. The continuous pursuit of market scale through high turnover also led to excessive debt scale of some real estate enterprises, hiding the risk of capital chain rupture. Real estate enterprises fail to deliver the house on time, the house delivered is not on the right board, uncompleted residential buildings and other situations occur from time to time, which significantly affects the confidence and expectations of buyers.

In recent years, the call for the implementation of the spot sale system of commercial housing is growing. Zou Linhua, head of the housing big data project team of the Institute of Finance and Strategy of the Chinese Academy of Social Sciences, said that as the real estate industry entered a new stage of development, the industry urgently needed a new development model, especially after entering the stock era, the real estate market entered the "buyer's market", and buyers had more voice, which promoted the market to actively choose existing housing sales and promote existing housing sales.

"Compared with the pre-sale system, the sales of existing houses are more in line with the public's expectations for the sales of commercial houses, and the 'what you see is what you get' is more in line with the buyers' real estate wishes." Chen Wenjing, the director of market research of the Chinese Academy of Sciences, said that the sales of existing houses are also conducive to ensuring the quality of real estate projects, putting forward higher requirements for the quality of project projects, and effectively avoiding false publicity, quality defects, delayed delivery Risks such as uncompleted tail. This will also test the product strength of enterprises, and enterprises with high product strength and strong brand strength will have greater development opportunities in the future.

Chen Wenjing said that from the market point of view, existing housing projects occupy the enterprise's own funds for a longer time as a whole, and the cost increases, which may make the price of existing housing projects higher than that of other projects of the same type. She also said that for real estate enterprises, under the existing housing sales model, if the sales after the completion of the project is less than expected, the recovery of early investment funds and repayment of loans will face great pressure, which will force enterprises to respect the laws of market supply and demand more, take land prudently and make scientific decisions.

From the perspective of the real estate industry, under the existing housing sales model, the high turnover model of real estate development enterprises is difficult to sustain, and the existing housing sales help reduce the capital leverage of development enterprises.

Yan Yuejin, director of E-House Research Institute, believes that Xiong'an New Area is exploring a "new housing system", and promoting the "existing housing sales+hardcover delivery+certificate delivery upon delivery" model is an important part of it. This mode has a positive effect on the buyers, whose convenience in buying houses has increased significantly. After the purchase payment is paid, they can directly move in, and have real estate certificates, which greatly protects the rights and interests of the buyers. In his view, this model is not only applicable to Xiong'an, but also to other cities in the country. Compared with other regions, Xiong'an New Area is a national level new area and a new construction area starting from "zero". Thanks to a series of policies, the policies to promote the sales of existing houses can be implemented more thoroughly, which will also provide experience for other cities.

Zhao Xiuchi believes that the sales of existing houses in Xiong'an New Area can be used for reference by other regions, but whether it can be realized and promoted remains to be tested by the market.

The "circle of friends" of existing housing sales pilot is gradually expanding

As Xiong'an New Area proposes to cancel the pre-sale of commercial housing, more regions are also looking forward to more extensive promotion of the current sale of commercial housing.

However, insiders believe that at present, pre-sale of commercial housing is still the mainstream mode of commercial housing sales in China. The capital chain of many real estate enterprises is relatively tight. Although the debt of many real estate enterprises is rolled over, the capital pressure is still large, and it is difficult to implement the sales of existing houses.

But a gratifying change is that the "circle of friends" of the existing housing sales pilot is gradually expanding. In January this year, the national housing and urban and rural construction work conference proposed that "existing houses can be sold if conditions permit". In February of this year, Henan Province proposed to actively explore the reform of pre-sale system and the sale of existing houses with Zhengzhou and Kaifeng as the pilot areas. Not long ago, Hunan Province and Shanxi Province also began to explore existing housing sales pilot.

"The future sales of existing houses may be an important direction to explore the new development model of the industry." Chen Wenjing said that, on the whole, the reform of the future pre-sale system of commercial houses may become an important part of the new development model, but until the financial supporting policies are in place and the supply gap problem that may appear in some core cities is solved, it is less likely to comprehensively implement the sales of existing houses, It is expected that in the short term, it will still be promoted through pilot projects in some core cities or small-scale implementation in some regions.

"You can't beat the auction house sales to death." Zhao Xiuchi believes that pre-sale and current sale of commercial housing are two ways of sales, which are also protected by relevant laws and should be chosen by the market spontaneously. The advantage of future house sales is that the fund for future house sales is a low-cost financing channel for real estate enterprises. For buyers, the purchase of future houses can lock in lower house prices. Under the current situation of the real estate market, the realization of "one size fits all" sales of existing houses may make the real estate industry worse.

Buying a house is a big deal for every family. How to avoid risks and protect rights and interests? Some buyers suggested that a cooling off period should be set up during the period of the purchase agreement. It was also suggested that the refund period after the check-out agreement was reached should be strictly regulated to prevent the developer from deliberately occupying the down payment for a long time.

Xu Xiaole, the chief analyst of Shell Research Institute, also said that the pre-sale system of commercial housing itself does not necessarily lead to problems. The key is to do a good job in the supervision of pre-sale funds, strictly distribute funds according to nodes, and prevent funds from being misappropriated.

key word: Existing homes sale Presale Commercial housing