Author: animal production team leader source: official account: animal production team
The Inner Mongolia Department of housing and urban rural development said that it would report the “cancellation of shared area” to the Ministry of housing and urban rural development as a legislative project. As soon as the proposal was released, it received widespread support from the public. To tell the truth, the world has been suffering for a long time!
Only China’s real estate has a shared area in the world. The shared area originated in Hong Kong, but developed in the mainland. It blossoms and bears fruit everywhere in China. Only consumers have become little fat sheep with unclear and unclear reasons. When you buy a bottle of mineral water, it will be marked with how many liters it is. However, if you buy a 100 square meter house, the living area may only be 80 square meters, and 20 square meters will become the shared area.
This shared area can be said to include stairs, elevators, corridors, shared walls, lobbies, fire passages, houses for property management companies and garbage disposal stations. However, how much are these areas? How much did all the owners share together? For the vast majority of owners, they are muddled.
In Qingdao, Shandong Province, a lady Li bought a 110 square meter house with a total price of more than 1.2 million yuan. Before buying the house, the sales told her that the shared area was 31%. However, when she received the house, Ms. Li found that the real living area of the house purchased by 110 square meters was only 61 square meters, and the shared area was as high as 46%, nearly half the discount!
If the total price is 1.2 million yuan based on 110 square meters, the unit price is 10900 yuan / square meter. However, if calculated according to 61 square meters, the unit price will reach 19600 / square meter, which is close to doubling the price. This is digging a huge pit and pushing the owner into the pit.
In my opinion, the shared area is extremely unfair and unreasonable to the owners.
First, there is a large invisible maneuverable space in the shared area, and it is difficult for owners to calculate and verify the rationality of the shared area.
Second, the shared price is seriously unfair and unreasonable. It mixes the housing price of residential area with that of other public areas. The house price of the living area is 10000 / m2. Is it possible that garbage stations, corridors, elevators, shared walls, lobbies, property company rooms and fire passages are also worth 10000 / m2?
The so-called “shared area” is to package these public areas into the house price and sell them together, which is a typical bundle sale. Just imagine, who would pay for a garbage disposal station at the price of 10000 / m2?
For developers, is the cost of building a waste treatment station the same as the cost of building a building? Which owner is willing to pay 10000 yuan / square meter to buy a garbage treatment station?
However, if it is included in the shared area, it will be virtually sold at the same price.
Third, why should the property company share the house with the owner? If the house used by the property management company is sold to the owner through the common share, does the property management company have to pay the rent to the authority? What’s more, why should the owner pay for the house used by the property company? Shouldn’t the property management company rent or buy the office space by itself? Besides, why is the unit price of the house used by the property management company the same as that of the residential building? The costs of the two are also very different.
In these three aspects, the valuation and sales of shared area have seriously damaged the interests of owners.
The biggest beneficiary of the shared area is precisely the real estate enterprises. The real foam level of real estate is covered by the shared area. As mentioned above, Ms. Li’s unit price on paper is 10900 / m2, but the real unit price is 19600 / m2. It disguises the truth of higher house prices and the real foam level of real estate. Real estate enterprises can also make use of the cost difference between the shared area and the living area to enlarge their profits.
Regarding the cancellation of the shared area, a public opinion trend has long been formed on the Internet. However, whenever someone proposes to abolish the shared area, a group of bricklayers will come forward and say: “it is meaningless to abolish the shared area, but it will only push up the house price.”
Their reason is that assuming that the total price of a 100 square meter house is 1 million, the shared area is 20 square meters, and the unit price is 10000 / square meter. If the shared area is cancelled, the total price of the house will still be 1 million yuan, but the unit price will rise to 12500 yuan / square meter.
This argument has almost become an important basis used by brick makers to dissuade the cancellation of the shared area. I must expose this lie!
This is an out and out lie, a lie that completely deviates from the truth.
We learned in high school that prices are determined by supply and demand. But these bricks use the cost method to define house prices. In the eyes of brick houses, when building houses, public areas have costs. These costs will certainly be added to the house price. This is the origin of the shared area. If the shared area is abolished, the cost of these shared areas will be added to the house price. Therefore, the cancellation of the shared area will not change the total price of the house, but will only push up the unit price of the house.
This is completely fooling consumers as fools. At present, China’s real estate market as a whole is in an oversupply, or even a serious oversupply. House prices have bid farewell to the era of high growth, and even entered a downward channel in many cities. When the supply exceeds the demand, don’t you have to sell even at a loss, let alone reduce the price? There is no decisive relationship between price and cost.
If the price can’t be lower than the cost, no one in the world will lose money in business. Real estate can not violate the law of the market. Then, why do these brick houses still want to deceive everyone and can’t cancel the shared area?
This involves a very hidden core interest point. Just imagine what would happen if the shared area was cancelled and the house price could not rise again?
As a result, real estate assets evaporated rapidly! Because under the current situation, there is no room for house prices to rise due to the cancellation of shared areas. Even it is difficult to sell out. What qualifications do real estate enterprises have to raise prices? This will become that all houses are priced according to the area of the flat, and the shared area will disappear. For real estate enterprises, it is the shrinkage and evaporation of huge assets!
According to China’s real estate situation, the common area of multi-storey residential buildings is 10% – 13%, that of small high-rise buildings is 13% – 15%, that of point buildings is 15% – 17%, and that of buildings with more than 30 floors is 14% – 24%. If we take the median value of 17.5%, then once the shared area is cancelled and the house price cannot rise, the total value of the real estate will evaporate by 17.5%.
This is the trend chart of country garden’s net interest rate since 2012. In 2012, the net interest rate of country garden was the highest in nearly a decade, reaching 16.4%, and then dropped to 5.1%. That is to say, when the shared area is cancelled and the house price cannot rise, country garden has not made money in a decade, especially for other real estate enterprises.
In 2021, the net interest rate of the vast majority of China’s real estate enterprises will not exceed 10%. In the channel of house price decline, the cancellation of the shared area may lead to a new dilemma of insolvency for real estate enterprises with insufficient cash flow.
It is unrealistic to cancel the shared area when the real estate is deeply tied with land finance, national economy and bank loans. In addition to being beneficial to buyers, it is also unfavorable to real estate enterprises, banks and local governments.
The suggestion of Inner Mongolia housing and urban rural development department is very good, but no one wants it to pass except the buyer.