Wei Wenyi, editor of every reporter Huang Wanyin
The "shared area" which has been hotly discussed by the market for many years.AlienworldsgamecryptoRecently, new changes have taken place in many places.
According to the official website of the Shenzhen Municipal people's Government on May 15, the 2024 version of the Shenzhen Architectural Design rules will be officially released recently. the amendments include the reduction of shared residential area, the effective increase of housing acquisition rate, and the implementation of 150m height limit for housing and dormitory. In the past, the two major public spaces, such as the refuge floor and the computer room, which were included in the "public sharing" area, will be listed as "non-tolerance area" after the revision.
On May 13, the Huizhou Natural Resources Bureau also issued a statement that auxiliary rooms such as public staircases, elevator rooms, water tank rooms, civil air defense alarm rooms, communication base station rooms and other auxiliary rooms on the roof of the building will not be included in the floor area, but the total building area excluding the volume ratio shall not exceed 25% of the roof area, and the above floor area shall not be included in the shared area.
In other words, the new policies of Shenzhen and Huizhou will reduce the calculation of shared residential area. At the same time, the occupancy rate of the interior of the house will also be increased, the depth limit of the balcony will be relaxed, and the convex (floating) window sill can not be included in the construction area under the conditions.
A number of industry insiders said in an interview with the Daily Economic News on the same day that the above measures are essentially by increasing the area of the suite and the area actually used, thereby reducing the unit purchase price and cost, and lowering the house price in disguise, which is conducive to enhancing the enthusiasm of home buyers. For developers, it is also the loosening of product design, the housing rate of products will be significantly improved.
However, the lawyer reminded that the above changes in the calculation of housing area does not necessarily lead to an increase in the area of property certificates. Recently, many new policies have been introduced to clearly reduce the public sharing area, which is not the same as the marketing behaviors such as "stealing area" and "gift area" launched by some development enterprises in the market.
New policies in more places to reduce "shared area"
As a matter of fact, the "shared area" model has been implemented for many years, which originated from Hong Kong in the 1950s. As the real estate industry was sold as a whole at the initial stage and the price was high, real estate developers came up with the method of "tiered sale" and "household-by-household sale". The elevators, stairs, lobbies and corridors in the public part are shared by each household, and the "shared area" comes from this.
According to the current measures for the Management of the Sale of Commercial Housing, the construction area of commercial housing is composed of the built-in floor area and the shared building area, the part of the built-up area is independent property right, and the shared building area is shared property right.
However, Hong Kong officially bid farewell to the shared area as early as 2013. In recent years, there has been a long debate about whether the mainland should abolish the shared area.
According to the "some measures for the Planning and Management of newly transferred Residential Land in Huizhou Urban area in 2024-2025" issued by Huizhou Natural Resources Bureau, for land with an area of less than 30, 000 square meters, the building area of the first floor of a residential building used for the construction of a parking garage shall not be included in the floor area, but the floor height should not be greater than 4.Alienworldsgamecrypto.5 meters.
Recently, Zhaoqing City, Guangdong Province also clearly issued a document to optimize the capacity requirements of real estate development projects. Since May 1, public supporting facilities such as primary and secondary schools, child care, community service stations, cultural rooms, health stations, old-age facilities, neighborhood committees, police rooms, domestic waste collection and disposal facilities, substations and public toilets may not be included in the planning conditions, but should be handed over to the territories free of charge after completion. Along the urban trunk road, Lincheng square, public green space, important landscape belt, half of the balcony is closed due to planning requirements. The staircase, elevator room, water tank room, civil air defense alarm room and communication base station computer room on the roof of the building do not count.
It is worth noting that the Bureau of Housing and Urban-Rural Development of Zhaoqing City also issued a notice on standardizing the allocation of common construction area of newly-built commercial housing. Starting from May 1, 2024, commercial housing in Zhaoqing City will be priced and sold according to the area in the suite. All real estate development enterprises and real estate brokerage institutions shall clearly mark the price of each set of commercial housing, and place a price tag, price list or price manual in a conspicuous position in the place of sale, and the price shall be consistent with the unit price of the area in the suite.
It is understood that Zhaoqing is the first city in the country to implement on-site publicity of housing sharing area information and calculation methods, and it is also the only city in Guangdong Province to implement this practice.
Li Yujia, chief researcher of the Housing Policy Research Center of Guangdong Provincial Institute of Urban Planning, told Meijing reporters that in essence, the new policy of planning area and sharing is not product innovation, but the adjustment of planning indicators to improve the welfare level of property buyers. This time, the new policy of Huizhou proposes that auxiliary housing should not be included in the floor area of the volume ratio and the shared area, which is in fact borne by the government or developers. The content of the adjustment in Huizhou belongs to the municipal supporting and should be borne by the government, which also improves the housing acquisition rate of the owners.
There will be more room for operation in household design.
In the 2024 edition of "Shenzhen Architectural Design rules", the revision added "the depth of the balcony with half the area shall not exceed 2.4m, and the horizontal projection area exceeding the part shall be included in the prescribed building area". Prior to this, the depth of the balcony can not exceed 2.4 meters, the revised balcony can be deeper and bigger, and the part of more than 2.4 meters can be included in the required construction surface. When the conditions are satisfied, the convex window can not be included in the construction area, and the revised depth is also increased from 0.6 meters to 0.8 meters.
Shenzhen, a local real estate company told every reporter that Shenzhen's previous policy of 70x90, volume ratio requirements, convex windows and balconies are very strict, there is no room to relax. "if the above new policy is launched, there will be more room for operation in the design of residential products, although it is impossible to make houses with an occupancy rate of more than 100% as before 2014, but at least it can be more open on the scale of some bedrooms and living rooms."
On May 13, Foshan Housing and Urban-Rural Development Bureau and other nine departments also issued a circular on a number of measures to continuously promote the stable and healthy development of the real estate market. The document shows that enterprises are encouraged to develop diversified and high-quality residential products. For the newly sold residential land, the upper limit of the "half" capacity of the balcony in the residential suite is increased from 18% to 20% of the floor area; the depth and area restrictions on a single balcony are removed; the requirement that the height difference between the convex (floating) window sill and the ground is less than 0.45 meters is removed. When issuing planning conditions, a certain degree of flexibility is reserved for the preparation of subsequent building plans.
Zhaoqing new regulations also ignore the floating windows of fully daylighting residential buildings with a net height of no more than 2.10 meters and a depth of no more than 0.80 meters.
"according to Foshan's new policy, the built-in area can reach more than 90% of the construction area, so that a house with a floor area of 90 square meters can achieve three bedrooms, while the original two houses can only be achieved, which actually has the effect of controlling the total price and helping to improve the demand." Li Yujia said that for housing enterprises, projects with higher housing acquisition rates are more competitive than other projects, with lower unit prices and rapid removal, which will naturally boost the enthusiasm of developers to acquire land.
"with reference to the experience of Guangzhou, the policy is good for developers to take new plots and consumers who buy the project, but for projects that have previously entered the market but have not been developed or sold (there is no volume ratio or sharing advantage), it forms a relatively obvious competitive advantage. as a result, the latter faces great pressure in de-chemical, especially for projects with similar distances." Li Yujia added.
Foshan planning new policy is similar to Guangzhou's "method for calculating the volume ratio of construction projects in Guangzhou" issued in November 2023. Guangzhou also encourages the installation of multiple balconies, household gardens and so on. In addition, for duplex houses with a floor area of more than 144 square meters, Guangzhou also relaxed the reference value of the floor height of the living room and living room from the original 6 meters to 7.2 meters.
However, the recent introduction of new policies to clearly reduce the sharing area is not the same as the marketing behaviors such as "stealing area" and "gift area" launched by some development enterprises in the market.
Yang Dengji, a partner of Guangdong Hebang Law firm, reminded that buyers and developers should agree in detail in the "Commercial Housing Sale and purchase contract" on the area of purchasing commercial housing (in-suite and shared area), volume area, etc., including if the area difference in the actual delivery of commercial housing should be returned more and less compensated (specifically, what kind of standard compensation should be made up for the total area difference, the shared area difference, etc.) The calculation standard of the new deal should be stipulated or marked in detail in the contract, and the behavior of "stealing area" or "gift area" advertised by developers should not be trusted.
"secondly, as a result of the new policy for the capacity of the area and public sharing proposed a new calculation method, may lead to developers in order to increase the area and change the housing design, planning and other illegal building behavior. Some developers in order to enhance the market competitiveness of household products, may not pass the planning acceptance is to open the balcony, in full accordance with the planning drawings to be approved. After the acceptance of the planning, the balcony will be closed and glass installed according to the needs of the owners before handing over the building, and the original balcony has been turned into a bedroom. This surface increases the saleable area of the house, but it is very likely to be characterized as an illegal building, leading to the risk of being punished or forced demolition. " Yang Dengji said.