Securities Times reporter Wu Jiaming
"The houses are getting taller and taller now, but they are becoming less and less practical." Zhao Shen (pseudonym), who is looking around for houses recently, sighed with emotion.
Recently, topics such as pool area and housing availability have been hotly debated.
After the property market has undergone in-depth regulation, home buyers are paying more and more attention to the residential properties of the house. In addition to making the common area "open area", how can developers make more reasonable plans and use products to "speak"? This is also a question for developers. new subject ahead.
Homebuyer's "Voice"
The Securities Times reporter found that the June 2001 "Administrative Measures for the Sales of Commercial Houses" and the 2007 "Property Law" (Article 70) both specify that the construction area of commercial houses is composed of the built-up construction area and the shared total construction area.
Commodity houses purchased by house buyers should specify these two areas.
The public pool area generally includes two parts: one is the elevator shaft, stairwell, garbage channel, transformer room, equipment room, public hall and aisle, basement, and the construction area of public or management rooms serving the whole building; The partition wall between the set (unit) and the public building and half of the horizontal projection area of the external wall, etc.
Generally speaking, in the past, the shared area of multi-storey and small high-rise residential buildings was relatively small, and the housing acquisition rate (referring to the ratio of the building area inside the set to the building area of the set) was generally above 80%.
Nowadays, more and more super high-rise residential buildings are rising, and some residential buildings have more than 50 floors. What is the rate of these super high-rise residential buildings?
Taking Shenzhen as an example, the reporter conducted a sample survey and took 3 new residential projects with more than 40 floors for sale in Luohu, Futian and Nanshan as samples, and estimated the housing availability rate by using the method of interior area/building area. It was found that the housing availability rate was generally only between 71% and 75%.
It is also a new house of about 90 square meters, and most projects can only be made into three bedrooms, two living rooms and one bathroom.
In contrast, for some second-hand residential buildings with a building age of 10 to 20 years, the housing rate is generally between 75% and 85%.
However, the reporter also found that more and more new housing projects began to market the housing acquisition rate as a "bright spot".
In Guangming District and Bao'an District, some new houses put the room rate in a prominent position on the billboard in the marketing center, and words such as "73 square meters can be made into three rooms" seem very attractive.
However, a new house marketing planning manager told reporters that a project that achieves a high rate of room availability through reasonable design can indeed effectively improve the comfort of the unit.
However, some of the projects with high housing rates refer to creative space and free area. In fact, the developers are playing the game. The cost of the extra area may have been included in the price when pricing, and buyers should also carefully identify .
"Although the property market has cooled down, house prices are still very high. The actual area of a 100-square-meter house is only 70 square meters, so I really don't think it's worth it." Zhao Shen told reporters that when he chooses a new house, he will definitely pay attention to the area of public pools and the cost of acquisition. Factors such as room rates are taken into account.
The reporter also randomly surveyed nearly 20 house buyers, and all the respondents believed that the supporting residential area should be traded with the area used in the suite.
"On the premise that the cost of building a house is fixed, the calculation is based on the construction area or the use area of the suite, but the unit price is different, and the cost of buying a house is relatively fixed." It should not be priced and decorated according to the building area, and the same is true of property management fees.
It is reported that residential transactions in most domestic cities are currently priced by GFA, but Chongqing and other places have also implemented GFA pricing many years ago.
However, around the world, most developed countries and regions of the house sales are based on the area of the apartment.
Guo Ren, a global partner of Yingke (Shanghai) Law Firm, said that when residential buildings are traded with interior areas, it is necessary to be careful that developers are likely to pass on costs or even squeeze public stalls, which will lead to the community environment and quality of commercial housing. decline.
Cancellation or regulation of public pools?
In addition to how to calculate the price, there has also been a discussion of "cancelling" the public stall in the market, but in the opinion of the industry, buying a house cannot ignore the public stall area, and it should also be included in the total price of commercial housing.
Some analysts said that a small public pool area does not mean that living is comfortable. The elevator, stairwell or foyer is too small, there are many households on one ladder, and there is no refuge floor. But comfort and security are also reduced.
Another example is that some developers "steal area", which seems to increase the area of the apartment, but occupy the public space, resulting in damage to the overall environment of the community.
Li Yujia, chief researcher of the Housing Policy Research Center of the Guangdong Provincial Urban Planning Institute, said that the current regulations have no proportional restrictions on the size of the public pool, which are mainly related to the planning and design of new projects and supporting facilities.
From the owner's point of view, the living area of the apartment and the community public service area vary depending on the owner's demands.
"In the case of the coexistence of multi-level housing consumption, for different types of new housing projects, in the planning and design and approval stage, the public service-based public apportionment should be occupied, and reasonable planning indicators should be limited."
What buyers are generally worried about is the randomness and opacity of the common pool area.
Therefore, compared to canceling the public pool area, it is undoubtedly more practical and feasible to improve the relevant regulations.
Recently, there have been frequent incidents about the rights protection of the public pool area.
For example, a 110-square-meter house in Qingdao, Shandong found that the area of the house was only more than 60 square meters; 31% of the public pool area promised by the salesperson orally when the house was purchased turned into 46% when the house was repossessed...
Guo Ren, a global partner of Yingke (Shanghai) Law Firm, said, "Actually, it is difficult for ordinary home buyers to find some unreasonable phenomena in the public pool area. It should be reminded that once the public pool area exceeds 40%, the It may be necessary to pay attention. Home buyers can refer to the planning and design drawings to see if there are errors. If they feel that it is particularly unreasonable, home buyers can also litigate their rights, especially if the public pool area is too large and the usable area is too small, As a result, it is impossible to live in use, or it does not meet the corresponding quality of residential use. It is also possible for the buyer to request to cancel the contract or even refund the house price, but it will ultimately depend on the result of the judgment.” The upper limit and lower limit, but the "Administrative Measures for the Sales of Commercial Houses" clearly pointed out that when the absolute value of the error ratio between the contracted area and the actual area exceeds 3%, the buyer has the right to check out; if they agree not to check out, the actual area is smaller than the contracted area , the absolute value of the part of the house price exceeding 3% will be doubled by the real estate development company to the buyer.
Li Yujia believes that the "cancellation of public stalls" is an emotional move.
The most important thing is that the standards and details must be "baked in the sun", and the supervision must keep up.
For example, it is necessary to formulate public sharing guidelines for different types of communities; the content of the public sharing part should be clear, and the operating part should be attributed to all owners, included in the property maintenance fund, or deducted from the property fee; when the house is delivered, an independent third party must Measure and publicize the common pool area; explore the difference between the price of the pool share and the pricing of the set.