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    二线城市房产商违规售房乱象频生:捂盘3个月多赚几亿

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    2016-8-26 08:16
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    发表于 2016-6-3 09:41:13 | 显示全部楼层 |阅读模式
    记者获悉,随着市场升温,一房难求重现,在此背景下,开发商捂盘惜售、强制捆绑搭售变相涨价等现象频生。为稳定房地产市场健康发展,南京、合肥等地已开始对房企捂盘惜售等违规行为严查管控。
      业内人士表示,今年多个二线城市房价疯狂上涨,固然有一线城市政策收紧后资金外溢的原因,但房企违规恶意制造恐慌也在某种程度上助推了涨价。应建立全国联网的黑名单制度,抬高房企违规成本。
      猫腻 不捂盘才是傻
      现在一二线城市房子不愁卖,捂一下市场更热,卖得更高。一位不愿透露姓名的开发商对记者坦言,在一些热点城市,买房就和买白菜一样,疯了抢,而且土地又热,不捂盘才是傻。
      3月初开始,南京物价局会同南京市房产局,对商品房销售价格行为开展了专项检查。南京市物价局负责人表示,富力南京地产开发有限公司开发的富力尚悦居涉嫌捂盘惜售。截至4月,该楼盘第11栋在领销售许可证5个多月后仍没卖出一套房子。
      南京市物价局价监局局长徐军表示,目前已经责令其按备案公示价格对外销售。但对于开发商捂盘惜售行为,目前暂时还没有相应的处罚措施,但如果开发商再不对外公示开售的话,他们将提请房产部门对该楼盘进行封盘。
      业内人士表示,富力捂盘的原因可能是因为房价的变化。他介绍,根据南京市物价部门的规定,房子如果3个月没卖掉,就可以申请重新调整价格,目前南京楼市整体大好,开发商有可能不满意之前申报的价格。
      据了解,富力尚悦居10、11号楼领取销售许可证的时间为去年10月24日,11栋的申报均价为15100元/平方米,10栋的申报均价为14900元/平方米。但到今年1月30日,8、9、12号楼领取销售许可证时,该楼盘8栋的申报均价已涨至17529元/平方米,9栋的申报均价为17964元/平方米,12栋的申报均价为17231元/平方米。目前,该楼盘对外报价已经超过18000元/平方米,但公司表示已无房可售。
      富力并不是捂盘惜售的个例。位于南京市江宁区的一房地产项目,原本计划在4月份推出近百套房源,但在物价部门申报价格时被告知,价格不能超过18000元/平方米,较目前售价仅有500元上涨空间。总公司房价目标是2017年3.2万元/平方米,但是现在物价部门控价严格,房价很难达到他们的预期,暂时就不推新房源了。上述项目营销人员说。
      南京林业大学城市与房地产研究中心主任孟祥远认为,去年以来南京楼市进入价格快速上涨通道,所以部分楼盘捂盘惜售,与政府博弈。另外,现在南京市场供应量不足,这个预期也刺激了部分房企通过捂盘惜售、毛坯改精装等方式变相涨价。
      合肥方面,市场更是持续出现一房难求的局面。4月初,记者走访位于繁华大道上的某家楼盘,该楼已封盘,该售楼部的工作人员说,接总部通知暂时不向市场销售。问及什么时候能买,工作人员回应,具体时间也不能确定,但开盘价格应该比之前要高一些。
      伎俩 先买车位才能买房
      2016年1月,合肥某大型房企推房时被爆出先买车位才能买房,700个车位引发购房者连夜排队认筹。值得注意的是,平日仅卖到8到10万元的车位,价格却已涨至40万元到50万元。
      车位的价格其实是房价的隐形上涨。有业内人士介绍,合肥市物价局对于已经开盘过的项目有3个月限制涨价的规定,超过3个月,涨幅限制在2%以内,半年在5%以内。因此,开发商为了绕开这样的规定,便利用不被限制的车位将涨价的幅度补足。
      这一行为引发合肥各大中房企的效仿。一个车位开价四五十万,先买车位才能获得购房资格。但由于市场需求旺盛,现有存量又较少,就算房子车位一起买,依旧挡不住购房者的热情。
      北京也出现了捆绑销售的现象。此前北京一繁华区域的项目,购房者在准备签约时被告知,若购买该项目,首付比例需较正常情况下的30%上调至45%,其原因是购房者在获得该套住房的同时,也将获得位于辽宁丹东的一套住房。
      合肥学院房地产研究所所长朱德开表示,房价进入快速上涨周期后,供给相对不足的条件下,楼市将进入卖方市场。他分析称,2015年合肥市土地出让明显减少,新开工商品房面积有所下降,有预售的新房面积相对不足。在此情况下,当需求受政策刺激集中释放后,供需矛盾累积到一定程度开始爆发,再加上一些开发商捂盘惜售等不规范市场行为,房地产市场便呈现出过热势头,连带二手房市场也量价齐升,不少区域二手房单价远超新房备案价,倒挂严重。
      事实上,除二手房倒挂外,土地价格的倒挂更为明显。6月2日北京延庆拍出延庆新城05街区R2二类居住用地,成交楼面价高达3.1万元。这意味着,对于目前延庆住房成交均价仅在12062元/平方米来说,地价已是当前房价的三倍。
      同日,深圳龙华区域上塘地块出让,最终由电建联合体以82.8亿夺得,成为深圳年度总价地王和龙华区域地王,5.6万的地价接近甚至超过了周边在售项目房价。中原地产市场总监张大伟表示,高昂的拿地成本进一步推升房价上涨预期。
      重罚 抬高违规成本
      4月1日,合肥市房地产管理局等四部门联合出台了楼市调控新政,将加强市场监管,开发企业在取得《商品房预售许可证》后,须在10日内全部公开房源并一次性对外销售;对商品住房已达到预售条件,但不及时申请预售许可的项目,经督促拒不申报的,将要求开发企业现房销售。
      同时调整了申请预售的规模,其中,单次申请预售最低规模建设规模小于建筑面积2万平方米的商品住房项目,开发企业宜一次性申请预售;建设规模大于建筑面积2万平方米的商品住房项目,确需分批预售的,每次申请预售规模不宜低于建筑面积2万平方米(尾盘除外),从而扩大商品住房有效供应量。
      针对此前市场出现的购买住房捆绑车位等销售行为,合肥市还要求规范车位(库)等各类销售管理,商品住房配套规划建设的产权车位(库),须在该住房项目竣工验收后方可销售和出租,不得销售或通过长期租赁等方式变相销售人防车位(库)。对违反这一规定的,相关部门要联合严厉查处,及时公开曝光典型案例。
      但截至目前,针对合肥此前违规的具体项目与针对该项目的处罚,记者对相关管理部门进行采访,未能得到任何答复。
      违规成本过低是房企频繁违规销售的主因。业内人士表示,一个盘捂盘三个月,涨价多挣几千万元到几亿元,但监管部门处罚最多也就交几万元。
      朱德开提出,应及时调整土地供应节奏,加大有效供给,调整市场预期,逐渐缓解供需矛盾。同时,曝光并严惩一批开发商捂盘惜售、捆绑销售等行为,确保市场交易秩序良好。

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    发表于 2017-4-21 04:29:40 | 显示全部楼层

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    发表于 2017-4-24 11:48:25 | 显示全部楼层

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    发表于 2017-5-18 01:14:21 | 显示全部楼层

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