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The author:(作者)hpmailer
published in(发表于) 2013/11/30 9:40:15
Xian intends to regulate the property market： overpriced real estate pre

Yesterday, the Xian Municipal Government Office issued on further improving the work of the real estate market regulation, total 7 (referred to in the industry, "Xian's seven"), strengthening the regulation of the housing market.

"Xian's seven" what specific content? Launched at this time what? What will be the effects?

　　"Xian's seven"

1

Balanced supply of housing land as planned, strict management of commodity housing sales, ensuring a smooth finish price control target for the year.

2

For new applicants for advance sales of commercial housing project, in the light of early around price, guide the development of enterprises properly priced, high priced, big gains and does not accept the price guides, project, not issue advance permits.

3

Continue to strictly enforce the restriction, a differentiated housing credit and taxation policies, and lied to seriously investigate and deal with housing credit on purchases, irregularities and other illegal acts.

4

To strengthen small and medium sized unit type, in the supply of land for affordable housing, ensure that the 2014 housing land supply plan in 2013 on the basis of increased 10%. Establishing affordable housing land reserve system and to give priority to affordable housing projects.

5

Combination to accelerate advancing affordable housing, public housing, the implementation of isolation and stepped rent rent supplement to progressively increase the supply of affordable housing, public housing, built most of the rentals affordable housing affordable housing supply system.

6

Established real estate development project project, and land, and planning, and construction, and sales, management information shared platform, severe investigated fried to, and cover disc be reluctant to sell out, and bid up prices, and disgu, various illegal violation acts, on exists serious illegal violation acts of development enterprise, homeland sector to limit its participate in land bid, commercial banks shall not on its issued new development project loan, tax sector to on its project land VAT for examiner and liquidation.

7

All departments concerned should strengthen monitoring and statistical analysis of the real estate market, a timely issue to the community housing land supply plans, timing, land supply and land use conditions, housing transactions and lease of commercial property and other authoritative information.

　　"Reading 1"

Intended to regulate continuous

Newspaper interview many housing experts believe that the "Xian's seven" release is intended to clarify the 18 industry-variety of speculation in the property market after the third plenary session, ensure that regulatory policy's continuity and stability of the property market.

"The ' XI ' an, seven ' reiterated the restriction, differentiated housing credit and tax policies, is in the market with clear expected, the Government's commitment to real estate market regulation is not going to change. "Professor Yang Donglang XI ' an Jiaotong University real estate Institute says, 18 were introduced in the third plenary session of the reform decisions, proposed to let go of the rural collective land circulation, there are some voices of small property" regularized "misreading of the issue, making some real estate regulation would let go of the illusions.

Senior real estate commentator Li Lianyuan also pointed out that "Xian's seven" on previous provisions even though most are reiterated in, but its ultimate goal is to standardize the real estate market behavior. "Increasing the supply of building land" and "accelerating the construction of affordable housing", then release a positive signal for the market.

XI ' an City Housing Authority against "House for sale without a license" issue introduced the ban, Li Lianyuan believes that in this case, "seven of XI ' an" articulated strictly investigated and fired earth, rigging, and price, hidden price increase for various violations, is also intended to target a large number of properties were banned, need to regulate the market, companies take this to prevent cover plate.

　　"Explanation 2"

Explicitly reiterated that "limit"

Developer: little impact

"High priced, big gains and does not accept the price guides, project, no pre-sale permit issued" provisions, developers Liu said was not unexpected, "is such an execution before, just haven't seen explicit. ”

It is understood that although Xian had not explicitly released "limit orders", but since last year, when companies apply for pre-sale permit, always need housing in Xian and the price for real estate price record, and was "one room, one price". Housing Department will provide some guidance for record prices, such as for sale around the same average price category listings for reference purposes, price guides, comments on the enterprise, if the enterprise record prices exceed the guide price is too high, a description for practical reasons, if there was good reason not to be adopted, businesses need to readjust prices.

Developer Mr Yin believes that "limit order" expressly reiterated, had little impact on real estate enterprises, "there is ample supply, but selling is not ideal, business properties for sale are priced too high, who would want to buy it? So the Government guidance on the price, we are willing to accept. ”

Real estate commentator Li Lianyuan believes that real estate price guide can also consider providing 10% rate floating around, such as Xian Qujiang an area average at around 7,500 dollars last year, this year the region's increase in price can be controlled within 10%. If a real estate sale in the region early this year prices rose by more than 750 Yuan, the Government can provide guidance, or pause a pre-sale card. For ordinary houses, Garden House and classification of different types of housing should be provided, such as price guides.

Member of China urban economy society Wang Shengxue, Chang ' an Urban Institute argues that property market dominated by rigid demand of XI ' an, the Government can reduce the General prices for commodity housing Guide.

　　"Reading 3"

Rented ladder rentals are reinforcing the separation and change "nature of case" for "explicit subsidy"

For "Xian seven article" in the fifth article "low rental, and public rental combination, introduced rent fill separation, and ladder rent" of related provides, Xian City Housing Authority related sector heads said, currently, Xian City low rental main face of is town low-income family, public rental-oriented of is medium partial low-income family, and workers personnel, and new employment personnel, groups, both due to nature different, in applies object Shang also has difference. Requirements combine to promote affordable housing, public housing, mainly to the two properties House houses implement merges, collectively referred to as rental housing, these homes will be able to apply to original public housing and affordable housing groups to rent.

Within the context of isolation, ladder rentals rent supplement approaches will price below the average market price of housing in a uniform rental, but different protected object, different amounts of rent subsidies, respectively, that is, when subsidies, based on actual distinction between rental objects, such as low-income groups, low-income urban families, middle-lower income families of distinction. "The original nature of case (now less rent, as the nature of case) changed to explicit subsidy (rental subsidy in accordance with different objects in money into the hands of subsidies deemed explicit subsidy in the form of). At present, the specific actions and measures for the implementation of provincial relevant departments had been parties to the initial request for comments and suggestions on. ”

The official said that the future leasing social housing will become the development trend of future affordable housing, subsidized housing to rental housing, selling affordable housing supplement. "At present, this work is overseen in accordance with their actual situation, gradually speeding up. ”

　"Observation"

Second-tier city intensive regulation introduced a new deal

18 since the third plenary session, 4 cities had been "North of guangshen", 8 second-tier cities of Wuhan, Nanjing, Changsha, Nanchang, Xiamen, Shenyang, Hangzhou, Fuzhou and other series of "coded" regulating the housing market and, in addition, Zhengzhou introduced control orders prior to the plenary session. Compared to previous regulatory policy, "regulated force" all eyes set on the second mortgage down payment and the availability of land. Grams and Shui Xian Zeng Qifei, principal analyst in the price believed that recent national General price pressure increased, were key factors leading to this regulation.

Long Yang Yuan燊 of the public attention to the property market in carefully compare each city after the current round of regulatory policy questioned why cities such as Nanjing, Hangzhou, Xiamen, proposed "second homes increase downpayments to 70%" such drastic measures, but seven relatively flat in Xian?

Li Lianyuan suggested that prices overall from a smaller base of XI ' an, and remain in a reasonable range. "Xian is currently led by the needs of the market, if we take the policy threshold is too high, would deny many people due to rigid requirements that need to be moved, and therefore not fit to increase the proportion of second homes payment. "Zeng Qifei cited data that, 1 to May this year, mainstream projects house prices had jumped 5% in XI ' an, overall performance is relatively stable, thus introduce measures impact on prices will be relatively limited. This group manuscripts by this reporter

Chen Lin Yuan Xiaofeng interviews

(Original title: "Xian's seven" policies overpriced real estate pre-sale card not issued)

　　昨日，西安市政府办公厅发布《关于进一步做好房地产市场调控工作的意见》，意见共7条(业内简称“西安七条”)，加强对楼市的调控。

　　“西安七条”具体啥内容？此时推出是何用意？又将产生哪些影响？

　　“西安七条”要点

　　1

　　按计划均衡供应住房用地，严格商品住房销售管理，确保年度房价控制目标顺利完成。

　　2

　　对新申请预售的商品住房项目，参照周边前期项目价格，引导开发企业合理定价，对定价高、涨幅大且不接受价格指导的项目，暂不核发预售许可证。

　　3

　　继续严格执行限购、差别化住房信贷和税收政策，严肃查处住房骗购、违规信贷等违法违规行为。

　　4

　　进一步加大中小套型、中低价位住房用地供应，确保2014年住房用地计划供应量在2013年的基础上增加10%。建立保障房土地储备制度，优先向保障房项目供地。

　　5

　　加快推进廉租房、公租房并轨，实行租补分离、阶梯租金，逐步增加廉租房、公租房的供应量，构建以租赁性保障房为主的保障房供应体系。

　　6

　　建立房地产开发项目立项、土地、规划、建设、销售等管理信息共享平台，严厉查处炒地、捂盘惜售、哄抬房价、变相涨价等各类违法违规行为，对存在严重违法违规行为的开发企业，国土部门要限制其参加土地竞买，商业银行不得对其发放新开发项目贷款，税务部门要对其项目土地增值税进行稽查和清算。

　　7

　　各有关部门要加强对房地产市场的监测和统计分析，适时向社会发布住房用地供应计划、供应时序、宗地情况和供地条件、商品房住房交易和租赁等权威信息。

　　【解读1】

　　意在调控连续性

　　多位房产专家接受本报采访时认为，“西安七条”的发布意在厘清十八届三中全会后业界对楼市的多种猜测，确保楼市调控政策的连续性和稳定性。

　　“‘西安七条’中再次重申的限购、差别化住房信贷和税收政策，是在给市场以明确的预期，政府对房地产市场调控的决心是不会改变的。”西安交通大学房地产研究所所长杨东朗教授说，十八届三中全会出台的改革决定中，提出将放开农村集体土地流转，还有此前一些声音对小产权房“转正”问题的误读，使得一些人对房地产调控将放开抱有幻想。

　　资深房地产评论人士李连源也指出，“西安七条”中尽管大部分都是对以往规定的重申，但其最终目的是规范房地产市场的经营行为。而“增加住宅用地供应”和“加快保障房建设”，则为市场释放积极的信号。

　　此前西安市房管局针对“无证售房”问题出台禁令，李连源认为，这种情况下，“西安七条”明确提出严厉查处炒地、捂盘惜售、哄抬房价、变相涨价等各类违法违规行为，也意在针对大量楼盘被禁售，需要规范市场，防止企业借此出现捂盘现象。

　　【解读2】

　　明文重申“限价令”

　　开发商：影响不大

　　对于“定价高、涨幅大且不接受价格指导的项目，暂不核发预售许可证”的规定，开发商刘女士称并不意外，“以前就是这么执行，只是没见过明文规定。”

　　据了解，尽管西安此前没有明确发布“限价令”，但去年以来，房企在申请预售许可证时，一直都需要在西安的房管和物价部门进行楼盘价格备案，而且是“一房一价”。房管部门会针对备案价格提出一些指导意见，比如将该楼盘周边同类别房源的平均价格提供参考，对企业提出价格指导意见，如果企业备案的价格超出指导价格过高，需要说明实际理由，如果理由不被采纳，企业需重新调整价格。

　　开发商尹先生认为，“限价令”明文重申，对房企的影响并不大，“现在市场供应充足，但是销售不理想，企业如果将楼盘定价太高，谁会愿意买呢？所以政府对价格提出指导意见，我们是乐于接受的。”

　　房地产评论人士李连源认为，房地产指导价格还可以考虑提供10%左右的浮动水平，比如西安曲江某个区域去年均价在7500元左右，今年这个区域的价格增幅可以控制在10%以内。如果今年年初这个区域中某个楼盘的预售价格涨幅超过750元，政府可以提出指导意见，或暂停发预售证。而且对普通住宅、花园洋房等不同类型商品房应分类提供价格指导。

　　中国城市经济学会理事、长安大学城市研究所所长王圣学则认为，西安楼市以刚性需求为主，政府可以减少对一般商品住房的价格指导。

　　【解读3】

　　租补分离、阶梯租金是改“暗补”为“明补”

　　针对“西安七条”中第五条“廉租房、公租房并轨，实行租补分离、阶梯租金”的相关规定，西安市房管局相关部门负责人说，目前，西安市廉租房主要面对的是城镇低收入家庭，公租房面向的是中等偏低收入家庭、务工人员、新就业人员等群体，二者因性质不同，在适用对象上还有区别。推进廉租房、公租房并轨的要求，主要是要将这两种性质的房屋房源实行并轨，统称为租赁性质的住房，这些房屋将来都可以向原来的公租房适用群体和廉租房群体出租。

　　在实行租补分离、阶梯租金的具体做法上，将会把房屋以统一的价格低于市场平均价格出租，但是面对不同的保障对象，分别发放不同数额的租金补贴，即在补贴的时候，根据实际租住对象加以区分，如低保人群、城镇低收入家庭、中等偏下收入家庭等区别对待。“即把原来的暗补(现在租金交的少，视为暗补)改变为明补(将租金补贴按照不同对象，以货币的形式发到补贴对象手中视为明补)。目前，具体的操作和实施办法，省上有关部门已经初步征求各方意见和建议。”

　　该负责人表示，今后租赁性保障房将成为今后保障房的发展趋势，保障房建设也将以租赁性质的住房为主，销售型保障房为辅。“目前，这一项工作也是由各地根据自己的实际情况，逐步加快推进。”

　　【观察】

　　二线城市密集出台调控新政

　　十八届三中全会以来，已有4个一线城市“北上广深”、8个二线城市武汉、南昌、厦门、南京、长沙、沈阳、杭州、福州等接连“加码”调控楼市，此外，郑州在三中全会前出台调控令。相较以往的调控政策，“调控大军”都将目光锁定在二套房贷首付以及土地供应方面。克而瑞房价西安首席分析师曾启飞认为，近期全国普遍房价上行压力加大，是导致这轮调控的关键因素。

　　长期关注楼市的市民杨元燊在仔细比较各个城市的本轮调控政策后提出疑问，为啥南京、厦门、杭州等城市提出“二套房首付比例提高到七成”这样的严厉措施，但西安的七条意见相对平缓？

　　李连源认为这主要是因为西安房价整体基数较小，且一直处于较为合理的区间。“西安目前是一个以刚需为主导的市场，如果我们把政策门槛提得过高，将会拒绝许多因刚需而需要换房的人，因此不适合提高二套房付款比例。”曾启飞援引数据称，今年1~10月份，西安一些主流项目的房价累计涨幅在5%以内，整体表现相对平稳，因而再出台相关措施对房价的影响作用会相对有限。本组稿件由本报记者

　　陈琳袁小锋采写

(原标题：“西安七条”政策发布 定价过高楼盘暂不发预售证)

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