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The author:(作者)hpmailerpublished in(发表于) 2013/11/28 8:24:41 Crazy small property in Jinan， policy depress price 1 up thousands
In recent days, the Ministry of land and resources, the Department of housing and urban-rural development of joint communications, again resolutely investigated and dealt with "limited property rights housing" facilities, sales activities, the policy under the pressure of, property development has become more "crazy". On November 27, the investigative journalist was informed that Jinan section limited property rights housing price has gone up 1000 Yuan a year, but still less expensive than regular real estate by almost half. While many real estate because of the stay, not worried about demolition clean up. Price advantages and policy of "kidnapping", letting the property "have no fear".
Text/reporter Yu Wen
Quote: a ten month turnover
Jinan Lishan North along the north end is a small concentrated area of property rights. On November 27, the reporter in the area saw, five or six large buildings have already moved for many years.
8 years ago, Li Yanming (a pseudonym) in the covered Garden opened a real estate agent, "listings are not certificates in the store property, almost on the collective land cover, waving the banner of remodeling old villages of foreign selling. "Reporters seen on the housing register in the shop, 242 houses were marked" no card ".
In recent years, news about clean up small property, but it does not curb the momentum of rising property prices. Last year, covered garden second-hand house price of around 4,000 yuan per square meter this year rose to 5,000 yuan per square meter. "Now sold five or six apartments per month easily, when the market was good, break through the 10. "Li Yanming, told reporters.
Reporters understand that property does not have to worry about selling. Covered garden Sales Office of a real estate consultant, said, there are also some existing home sale prices than some expensive second-hand, is starting at 5,300 yuan/square meter. "House current card, pretty much in a few years can fix procedure. "The real estate consultant said.
Changed: modified contract costs rose 20,000 yuan a year
Reporters walking South along the Northern Xu Huayuan found, cover gardens, waterfront residence and a number of properties for sale has been making a room occupancy. On a less than a kilometer of road, located nearly 10 real estate agents.
Reporter learned from several real estate agents to interview the same phenomenon: the limited property rights housing contract prices are crazy. Bei Xu, a real estate agent in charge of the East Gate of the garden said that small property without deed cannot transfer, if the sale, only to find the original owner to change contracts, real estate agents will find the original owners of the village changed the contract, fully covered by the village in charge.
This official said that since the beginning of this year, changed the cost price of the contract is very clear. Huiyuan, China Community contract modification rate is 500 yuan per square meter, 100 square meters of the House charges 50,000 dollars, contract cost consolidated same House last year to 30,000 yuan. Covered garden modification contract costs 10,000 Yuan last year rose to 30,000 yuan now.
"Limited property rights housing contracts are to spend three thousand or four thousand years ago. "The official said," the money was given to the village, sold badly, and costs won't rise so much. ”
Causes: the average price is only half the normal properties for sale
"These real estate location, has a dual gas, the price is half the regular commercial, someone willing to buy it. "Head of a real estate agent to start a small property" advantage ".
Journalists from a number of real estate agents have seen several sets of limited property rights housing: build garden 96 square meters of houses priced at 500,000, price 5,208 Yuan/square meter; Huiyuan, China 110 square meters of houses at $ 570,000, price 5,181 Yuan/square meter; Xu Huayuan North 124 square houses only 550,000, price 4,435 dollars per square metre. About three stops away from the covered garden of formal real estate Xinyuan joining price is 8,800 Yuan/square meter.
This reporter learned that, from 2007 onwards, every year the Ministry of land and resources will reaffirm the illegality of property, starting from 2012, also choose to clean the pilot cities in the country. But in the context of such a policy crackdown, small property "Buck went through the roof."
This reporter learned that, Jinan small property "crazy" construction period starting from 2006. Compared with the average commercial housing, small property without land leasing, price is only one-third in the same area, a lot of formal commercial housing prices even lower. This became the main causes of the rapid development of property right. In recent years, housing prices continue to rise, housing supply and demand contradiction cannot be resolved, many young people, you will just have the purchasing power to lower property prices. Market will exist.
Mentality: "more than 30 rooms at the building, how can you be found? ”
Real estate agents for many years, Li Yanming experienced multiple "clean up houses with limited property rights to investigate and" policy change, but 8 years, his business has not had any effect. Say about the investigation halted property news, Li Yanming is not worried: there are 35-covered garden alone building without permits, Xu Huayuan North more than 30 more buildings have been staying for years, how to investigate? When cleaned up the House, how could so many people placed? "Real estate is nothing will happen to this scale, more than 30 rooms at the building for many years, and may be checked? ”
27th, reporters at a real estate agent for more than an hour, there have been three people came. Only one person is worried about asking, "property will be removed"? The housing when communities there are now thousands of people are known, dismissed the idea of doubt. "It's not my own, too, if so many people if removed would certainly have. ”
A North in xucun village told reporters, Xu Huayuan North is their village development, after the House is built, accounted for only a fraction of the villagers to fetch, six or seven houses were sold to people from outside the village.
Wang Xia (pseudonym) is covered jiagoucun people, in her memory, in 2006 and 2007 is building a house in the village of crazy times. And second ring road crosses North of Lishan road licheng district, is the regional and district have a common border, the village will follow the cover. "Enforcement of summer of 2006 are here. "Wang Xia said," the North Xu Huayuan hasn't built when the original building, but just I have to unpack and stops. Just a few months, project work, impression after that has not been removed. ”
Recipe: strictly punished listings providers
Distribution of property rights from childhood, mainly concentrated in Jinan in Northern, Eastern, Western, and other rural-urban connections, which associated with the expansion of urban areas. Jinan municipal construction Committee sources, the "property" banner, and most remodeling old villages built illegal structures, most are not approved for construction by the old village reconstruction project.
In the process of urban development and construction, particularly in the two districts have a common border, many village was included in the urban area will naturally follow "city construction" transformation. And these village location, good infrastructure as well as the surrounding traffic conditions and other factors, one of the reasons is to attract buyers, but also encouraging the development of small property.
Vice President of Shandong University, Faculty of Economics, real estate research center director Li Tiegang believed that limited property rights housing development and the lack of clear legal support for sales, some obvious violations of the law, existing problems are more prominent. Related departments have strict punishment of those listings provider, can we hope to eliminate the root causes of this phenomenon.
Said Li Tiegang, cumulative over time, the expansion of coverage, limited property rights housing has become increasingly complex, involving numerous interest groups. Involved in rural land property rights, multidimensional issues of urban housing safeguards, in particular have scaled small property, how to do the separation is particularly important.
Violation of land use planning "regularized" less likely
For today by many in the property may be "regularized" misunderstood, Li Tiegang believes that rural collective construction land market is predicated on strict control over the purposes of and in accordance with the land-use planning. But property rights violation of general land use planning and urban construction planning, is not consistent with the land use control system.
Li Tiegang told reporters, especially cultivated land into land for construction of agricultural land, had to undergo a rigorous legal approval procedures, whether it is State-owned land for construction of rural collective land for construction, must strictly abide by the land-use planning and land use control system.
"Rural collective land in planning is not available to build commercial housing. "Li Tiegang said that limited property rights housing many of the commercial houses sold to people from outside the village, violations of land-use planning, in violation of land use control. Small property "regularized" is relatively small.
Reporter Yu Wen
Remodeling old villages may not be commercial for sale
Around 2005, the Jinan Municipal Government against the old village reconstruction project in the city had to be counted, since no investigation done. After verification, Jinan has 96 villages in the illegal construction, inter alia, has delivered more than 2 million square metres built outside, there are 113 construction project alone, more than 1000 individual buildings, construction area of nearly 6 million square meters. Has verified the implementation of real estate involved in the renovation of old villages enterprises 25 51 176, architectural design, construction enterprise units, unit collective purchase of 13.
Jinan municipal construction Committee concerned, in accordance with the relevant provisions of the old village (neighborhood) renovation building of housing can only be used for placement of the villagers, not as foreign sales of commercial housing. Legal entities and other organizations and individuals may acquire in the old village (neighborhood) on behalf of the reform development and construction of illegal housing, unauthorized purchases, bear the economic and legal consequences arising therefrom.
Prices are cheap rooms at risk
This reporter learned that, although property prices cheaper, but there are many risks and problems.
"Small property cannot be registered, meaning that no deed, mainly will produce two kinds of hazards. "The law firm of qilu Chen Ruifu said," not only makes it difficult to guarantee the interests of rights holders, security of property transactions would be difficult to ensure. There may be one of the housing two sell even one sold. ”
Public Lee to 12,345 people in Jinan City service hotline complaint: December 2011 within the district purchased a small property, housing has been paid in full, and signed a contract, but this House was sold to another person, belonging to one of the housing sold. In an interview with reporters earlier, this neighborhood one of the property owners complained that bought her own house was just going to stay, others had already been decorated. So far, he didn't live in the House.
In addition, the property also faced no hard evidence of quality assurance, relocation compensation, troublesome issues such as the legacy process. Like some of the cheap property prices, but some supporting unable to enjoy, but also some small property buyers do not enjoy preferential treatment of villagers. Reporter Yu Wen
(Edit: SN095)November 28, 2013 Mass excursions, qilu evening news(济南疯狂小产权房:政策打压下均价1年涨千元|小产权房|济南|均价_新闻资讯
连日来，国土资源部、住房和城乡建设部联合发文，再次强调坚决查处“小产权房”建设、销售行为，政策的打压下，小产权房的发展反而变得更“疯狂”。11月27日，记者调查了解到，济南部分小产权房均价一年涨了1000元，但仍比正规楼盘便宜近一半。而很多楼盘因为大量入住，并不担心被拆除清理。价格的优势和对政策的“绑架”，都让小产权房“有恃无恐”。
文/片 本报记者 喻雯
行情：一个月能成交十套
济南市历山北路北首一带是小产权房比较集中的区域。11月27日，记者在这一区域看到，五六个大型楼盘已入住多年。
8年前，李延明(化名)在盖佳花园附近开了一家房产中介，“店里的房源都是没证的小产权房，基本都是在集体土地上盖的，打着旧村改造的旗号对外卖。”记者在店里的房源登记簿上看到，242套房源均标注了“没证”。
近几年，有关清理小产权房的消息不断，但丝毫没有遏制小产权房房价上涨的势头。去年，盖佳花园二手房均价大约为4000元/平方米，今年就涨到了5000元/平方米。“现在每月成交五六套房子很轻松，行情好的时候还能突破10套。”李延明告诉记者。
记者采访了解，一手的小产权房也不愁卖。盖佳花园售楼处一位置业顾问介绍说，目前还有一些现房对外出售，价格比二手房要贵一些，起价是5300元/平方米。“房子目前没证，过几年差不多就能补好手续。”这位置业顾问说。
变化：改合同费用一年涨2万元
记者沿北徐花园往南走发现，盖佳花园、水岸名邸等多家楼盘都已交房入住。一条不足千米的道路上，分布着近10家房产中介。
记者从多家房产中介采访了解到同一个现象：小产权房改合同的价格涨疯了。北徐花园东门一家房产中介的负责人说，小产权房没有房产证无法过户，如果买卖的话，只能找原产权人改合同，房产中介会找原房主到村委会改合同，费用完全由村里说了算。
这名负责人说，从今年年初开始，改合同的费用涨价很明显。汇源华庭小区改合同的收费是每平方米500元，100平方米的房子收费5万元，去年同样的房子改合同费用统一为3万元。盖佳花园改合同费用也由去年的1万元涨到了现在的3万元。
“几年前小产权房改合同也就花三四千元。”该负责人说，“这些钱都是交给村里的，如果卖得不好，费用不会涨得这么厉害。”
探因：均价仅是正规楼盘一半
“这些楼盘交通方便、有双气，价格是正规商品房的一半，肯定有人愿意买。”一家房产中介的负责人说起了小产权房的“优势”。
记者从多家房产中介看到了几套小产权房：盖佳花园96平方米的房子售价50万，单价5208元/平方米；汇源华庭110平方米的房子售价57万，单价5181元/平方米；北徐花园124平方米的房子仅售55万，单价4435元/平方米。而距离盖佳花园大约三站路远的正规楼盘鑫苑名家，均价为8800元/平方米。
记者了解到，从2007年至今，国土资源部每年都会重申小产权房的违法性，从2012年开始，还在全国选择清理试点城市。但在这种政策打压的大背景下，小产权房却“逆势疯涨”。
记者了解到，济南小产权房“疯狂”建设时期是从2006年开始的。与一般的商品房相比，小产权房没有土地出让金，价格仅是同区域、地段正规商品房价格的三分之一，甚至更低。这就成为小产权房迅猛发展的主要原因。近几年来看，房价持续走高、商品房的供需矛盾无法解决，很多年轻人就会把刚需购买力投向价格更低的小产权房。有市场自然会有存在。
心态：“30多栋楼入住，怎么能被查？”
从事房产中介多年，李延明经历过多次“清理查处小产权房”政策变化，但8年多来，他的生意并没受过什么影响。说起有关查处叫停小产权房的消息，李延明并不担心：仅盖佳花园就有35栋楼没有证，北徐花园30多栋楼已入住多年，怎么查处？要是清理了房子，这么多居民怎么安置？“楼盘都这么大规模不会有事的，30多栋楼入住多年了，怎么可能被查？”
27日10点，记者在一家房产中介呆了一个多小时，先后有三拨人来看房。只有一个人担心地问“小产权房会不会被拆”？这位看房者得知小区目前已有数千人入住后，就打消了怀疑的念头。“反正不是我自己一户，这么多人如果拆的话也肯定会有说法的。”
一名北徐村村民告诉记者，北徐花园是他们村里开发的，房子建好后，村民回迁的只占一部分，六七成的房子都卖给了本村以外的人。
王霞(化名)是盖家沟村民，在她印象里，2006年和2007年是村里盖房子比较疯狂的时期。历山北路与二环北路交叉的区域是历城区和天桥区搭界的地方，村子都会跟风盖。“2006年夏天有执法局的人来过。”王霞说，“那个时候北徐花园还没建，当时拆过一栋楼，但是没拆完就停止了。没过几个月，工程又复工了，印象中打那次以后就没有拆除的行动了。”
药方：须严格处罚房源提供者
从小产权房的分布来看，主要集中在济南北部、东部、西部等城乡接合部，这与市区的扩张有关。济南市建委有关人士透露，“小产权房”其实多数是打着旧村改造旗号建的违章建筑，多数是未经批准建设的旧村改造项目。
在城市发展建设过程中，尤其在两个城区的搭界处，不少城中村被纳入到城区，自然会按照“城市建设模式”改造建设。而这些村子所处的位置、交通条件以及周边良好的基础设施等因素，都是吸引购房者的原因之一，更是助长了小产权房的发展。
山东大学经济学院副院长、房地产研究中心主任李铁岗认为，小产权房的开发和销售缺乏明确的法律支持，有的项目明显违反法律，存在的问题也较为突出。相关部门得严格处罚这些房源的提供者，这样才有希望从根源上杜绝这种现象的发生。
李铁岗说，随着时间的累积、覆盖面的扩大，小产权房的情况日趋复杂，涉及的利益群体众多。牵扯到农村土地产权、城镇住房保障等多层面的问题，尤其是已经形成规模的小产权房，如何做好分类处理尤为重要。
违背土地规划 “转正”可能性小
对于当下不少人对小产权房可能会“转正”的误读，李铁岗认为，农村集体经营性建设用地入市的前提是严格用途管制和符合用地规划。但小产权房违反了土地利用总体规划和城乡建设规划，不符合土地用途管制制度。
李铁岗告诉记者，农用地特别是耕地转为建设用地，必须经过严格的法定审批手续，无论是国有建设用地还是农村集体经营性建设用地，都必须严格遵守土地利用总体规划和土地用途管制制度。
“农村集体土地在规划上是不能用来建商品住宅的。”李铁岗说，小产权房很多被当做商品房向本村以外的人进行销售，违背土地的利用规划，违反了土地的用途管制。所以小产权房“转正”的可能性比较小。
本报记者 喻雯
旧村改造房不得 作为商品房出售
2005年前后，济南市有关部门曾对全市的违法旧村改造项目进行过统计，此后没有再做过相关的调查。当时经核实，济南有96个村居进行违法建设，除建成已交付使用的200多万平方米外，仅在建工程项目就有113处、1000多个单体建筑，建筑面积近600万平方米。已查证落实参与旧村改造的房地产企业25家、施工企业176家、建筑设计单位51家，单位集体购买的13家。
济南市建委有关人士表示，按照有关规定，旧村(居)改造建设的房屋只能用于安置本村村民，不得作为商品房对外出售。法人单位及其他组织和个人不得购买以旧村(居)改造名义违法开发建设的房屋，擅自购买的，自行承担由此而产生的经济和法律后果。
房价虽便宜 入住有风险
记者了解到，小产权房价格虽便宜，但存在着不少风险和问题。
“小产权房因为不能登记，也就是说办不了房产证，主要会产生两方面的危害。”齐鲁律师事务所律师陈瑞福说，“不仅难以保证权利人的权益，小产权房交易的安全性也难以保证。有可能出现一房两卖甚至一房多卖。”
市民李女士曾向济南市12345市民服务热线投诉：2011年12月份在市中区购买了一套小产权房，已经支付房屋全款，并签订了合同，但这套房屋又被卖给了他人，属于一房多卖。而在记者此前的采访中，这个小区的一位业主就投诉说，自己家买的房子刚准备入住，就已经有别人在装修。至今，他还没有住上房子。
此外，小产权房也面临没有房产证、质量难保证、拆迁难补偿、遗赠过程麻烦等问题。像一些小产权房虽然价格便宜，但有些配套无法享受，也有些小产权房购买者无法享受村里人的优惠待遇等。 本报记者 喻雯
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