Author: Zhang Lihua

　　The auction of the first batch of legal auction houses in Baoneng City Garden, Nanshan District, Shenzhen has ended.

According to the reporter's understanding, 50 suites were sold in the foreclosure auction, with a total transaction value of 760 million yuan. After deducting taxes and fees, about 40% of the total price was repaid to Ping An Bank.

In order for the auction to go smoothly, an intermediary agency paid about 60% of the tax.

　　Last week, for four days, the first batch of 56 houses in Shenzhen Baoneng City Garden, a subsidiary of Baoneng Group, ended, with a total transaction value of about 760 million yuan.

Among the 56 listings, 6 were passed in because no bids were made.

The average transaction price is about 100,500 yuan / square meter.

　　Some data show that the second-hand housing prices around Baoneng City Garden are currently between 130,000 and 150,000 yuan per square meter.

Although the starting price of the batch of foreclosure houses is about 30% lower than the market price, according to the foreclosure announcement, the foreclosure requires the buyer to pay taxes and fees in advance.

According to the reporter's understanding, the proportion of advance payment is about 60% of the starting price.

　　According to the first financial reporter, in order to facilitate the transaction, some institutions chose a guarantee company to package and pay this part of the tax in advance.

After the 40-day fund use period, the enforcement court will deliver it to the advance company.

　　For a single house of 13 million yuan, taxes and fees of 8 million yuan need to be paid in advance

　　Baoneng City Garden’s foreclosure listing is owned by Baoneng City Co., Ltd., and the proceeds from the auction will be used to repay Baoneng Group’s loan.

　　The 56 sets of foreclosures are part of the 484 sets of residences, apartments and hotels in Baoneng City Garden that Baoneng Group pledged to Ping An Bank.

According to the data, Baoneng Group pledged the above-mentioned 484 suites to Ping An Bank twice on October 11, 2018 and July 29, 2021.

　　The 56 sets were auctioned in three batches, the first batch of 20 sets were all sold; the second batch of 20 sets passed in 1 set; the third batch of 16 sets passed in 5 sets.

Judging from the 6 suite types that were passed in, all of them are about 135 square meters.

　　The results of the three rounds of legal auctions obtained by a reporter from China Business News show that the average transaction price of 50 houses is about 100,500 yuan / square meter, of which about 10 houses are sold at the starting price, and the remaining houses are based on the total starting price. 50,000 to 900,000 yuan.

　　This part of the house originated from the first listing on the Ali legal auction platform on May 27 this year. At that time, the legal auction announcement introduced that when the auction was completed, all the taxes, fees, and supplements to be paid by both parties related to the transfer were required. Land price, land use fee, etc. shall be borne by the buyer.

　　According to the reporter's understanding, after the first listing was listed, Baoneng Group and the enforcement court disagreed on whether to pay before tax or pay after tax.

This part of the property is due to the delisting.

　　After the batch of houses was put on the shelves again in late August, the new foreclosure announcement stated: "After the successful bidding, the relevant taxes and fees borne by the original property owner shall be paid by the buyer. You can apply to the enforcement court for a refund within working days. The enforcement court reminds the bidder that the tax and fee to be paid in advance for this bid may be higher, and the bidder must verify with the relevant department by himself, and please participate in the auction with caution.”

　　"There was a guarantee company that was willing to pay this part of the tax in advance, so the deal was made." An intentional bidder told reporters.

　　The reporter also obtained confirmation from a salesperson of Baoneng City Garden who was in charge of this part of the foreclosure.

"More than one guarantee company on the market can package this tax. The one we are cooperating with now is a guarantee company that cooperates with the auction platform."

　　The above-mentioned salesperson told reporters that for a set of foreclosure houses with a starting price of about 13 million yuan, the taxes and fees to be paid in advance are about 8 million yuan, or about 60%.

"The guarantee company that advances in advance is capped at 40 days (use period), and interest is paid according to the actual advance period."

　　"It is precisely because the foreclosure houses are cheaper than the market price, and the tax and fee issues have been solved, and it is not a problem for the buyer to receive the house. This batch of foreclosure houses can be successfully auctioned." An executive of Baoneng Group told reporters.

　　Taxes may be deducted from the total transaction amount

　　The Baoneng City Garden plot is located on Liuxian Avenue, Nanshan District, Shenzhen. Baoneng Group acquired the dairy farm land from Chen Gujia, the owner of Dalian Dairy Farm Co., Ltd., through two equity auctions in 2008 and 2012.

The equivalent floor price per square meter is only more than 400 yuan. In addition to the construction cost, the book cost of Baoneng City Garden may only be several thousand yuan.

　　The real estate registration information submitted by the Shenzhen Intermediate Court also shows that the above-mentioned 56 large flat-storey residences in Baoneng City Garden have a registered price of about 150 square meters, which is about 800,000 sets, which is equivalent to 5,333 yuan per square meter.

If this is the construction and installation cost of Baoneng City Garden, then compared with the average single set transaction price of around 14 million, it has increased by 1650%.

　　The current "Tax Law" stipulates that development enterprises need to pay land value-added tax. The part of the value-added value does not exceed 50% of the deducted project value, the tax rate is 30%; the part that exceeds 50% but not more than 100%, the tax rate is 40%; more than 100% , the part not exceeding 200%, the tax rate is 50%; the part exceeding 200%, the tax rate is 60%.

　　A finance and taxation expert told reporters that from the perspective of the proportion of taxes and fees paid in advance, Baoneng City may have to pay the land value-added tax at the highest level, which is 60%.

"The owner of the above-mentioned foreclosure housing is Baoneng Group. According to relevant regulations, the enforcement court should deduct taxes and fees from the total transaction price for Baoneng Group, and the remaining balance should repay Baoneng Group's debt to Ping An Bank."

　　"For 484 residential units, Ping An Bank used to calculate the target of 85,000 per square meter (repayment), but the current transaction price of about 100,000, after deducting taxes, should not cover the 85,001 square meters. target,” said the executive.

　　It is worth noting that this batch of 484 housing units was pledged for the third time to the Baoneng Group self-financing platform - Qianhai Century Fund Management Co., Ltd. (hereinafter referred to as “Qianhai Century Fund Management Co., Ltd.”). "Qianhai Century").

　　Investors in Qianhai Century-related products may have difficulty getting paid until Ping An Bank's debts are fully repaid.

According to the reporter's understanding, Genqianhai Century still has about 3 billion debts that have not been paid off, involving more than 600 investors.

　　The reporter learned from an investor in Qianhai Century that an investor negotiated the matter with Ping An Bank last week, "The relevant person in charge of Ping An Bank agreed that they would convene the fund manager (of Qianhai Century) to meet with the investor. "

　　The reporter called Zhou Qiang, secretary of the board of directors of Ping An Bank, to try to verify, but Zhou Qiang said it was inconvenient to answer the phone.