To sum up, these seven contents involve two major focuses: first, how to free up land space in Shenzhen and solve the problem of scarce land resources; Second, Shenzhen may usher in a new breakthrough in the opening of the land market trading system.
According to industry insiders, this "Proposal" is more to provide a "shot in the arm" for Shenzhen's firm reform and encourage Shenzhen to "try boldly and do boldly".
Tengnuo land space
Will the limited land be used for housing construction or industrial development? This is a difficult multiple-choice question for the Shenzhen government.
For Shenzhen, soaring housing prices have always been a pain point to be solved urgently.
According to the second-hand housing price data of China House Price Quotation Network, the average price of second-hand housing in Shenzhen reached 74,929 yuan in June, up 14.37% from the end of last year, ranking second in the national increase list.
With the soaring housing prices, the gap between Shenzhen and other three first-tier cities has further widened-the average price of second-hand houses in Shenzhen in June was 20% higher than that in Beijing, 36% more expensive than that in Shanghai and 2.09 times that in Guangzhou. At the end of last year, the housing price in Shenzhen was only about 4% higher than that in Beijing, 20% higher than that in Shanghai and 1.83 times that in Guangzhou.
The main reason for the sharp rise in house prices is the long-term shortage of land. In April this year, Shenzhen Housing and Construction Bureau issued the "Implementation Plan for Housing Development in 2020", which mentioned that residential land in Shenzhen accounts for 22.6% of construction land, which is lower than the lower limit of 25%-40% in relevant national standards, and it is difficult to meet the requirements of housing demand growth and quality improvement under the conditions of rapid population growth.
On the one hand, residential land is stretched, but on the other hand, in order to protect the advantages of manufacturing, industrial land cannot be less.
Ding Song, deputy director of China Urban Economic Expert Committee, mentioned in an interview with Time Finance on June 28+02 that from the international experience, international metropolises such as new york, London and Paris are all within 10% of industrial land, while Beijing and Shanghai are less than 20%, but Shenzhen has set up 30% of the "industrial red line".
This "red line of industrial land" starting from the 13th Five-Year Plan for urban construction and land use (20 16-2020) clearly stipulates that by 2020, the proportion of industrial land in Shenzhen will not be less than 30%, that is, not less than 270 square kilometers.
Under the red line, how to balance the industrial land and residential land in Shenzhen is a key concern of many experts.
Regarding the "mixed land for secondary and tertiary industries" mentioned in the "Proposal", Dr. Deng, director of the Real Estate Research Institute of Shenzhen Vocational College, said in an interview on June 5438+03 that this is a way to improve land use efficiency, and there are many similar cases in Hong Kong.
But in reality, all localities still adopt strict land use control, and the transfer and use of land should be classified according to its use. Wang Yuchen, director of Beijing Golden Litigation Law Firm and real estate lawyer, told 13 Time Finance that in the past, the classification of land use was relatively simple, and a piece of land was either industrial land or commercial service land. The mixed land compatible with several uses lacked unified norms at the institutional level, and local governments were also cautious about this attempt.
However, as far as Shenzhen is concerned, due to the industrial transformation in recent years, the demand for industrial land in the past has gradually changed into the demand for service-oriented land in the tertiary industry such as business office.
Zhou Junmin, director of Industrial Economic Research Center of China (Shenzhen) Research Institute for Comprehensive Development, told 13 Time Finance that land shortage is a long-term practical problem in Shenzhen, and there is no good solution at present. He believes that the limited land for construction will mainly favor large and medium-sized enterprises such as listed companies, Fortune 500 companies and China projects, as well as large-scale industrial investment projects with technology "stuck in the neck".
Wang Yuchen believes that the possible ways to implement the requirements of the Plan to promote the mixed use of secondary and tertiary industries are not only to reduce the transfer of single industrial land in land supply and increase the proportion of mixed use of secondary and tertiary industries, but also to relax the review of planned use change on existing land and promote the transformation of secondary and tertiary industrial land in line with the overall requirements of national land space planning. For example, in the previous industrial zone upgrading, the existing stock of industrial land was converted into new industrial land (that is, M0, which allows a certain proportion of supporting commercial office land, residential land and public service facilities land to be allocated on the basis of unified planning).
"In 30% of industrial land, if commercial land accounts for 5%, then 5% of the space can be used for other purposes. This not only provides a way out for Shenzhen's industrial reform projects, but also lays the foundation for providing more residential land in the next step. " Deng said to him:
Ding Song's idea is more groundbreaking. In his view, this mention of "revitalizing industrial land" has a lot of imagination. "If 1% of industrial land can be reduced every year, 10% of industrial land (nearly 90 square kilometers) will be vacated in10 years, which will have a far-reaching impact on Shenzhen's future economy." Ding Song said.
In addition, the document also mentioned that the Shenzhen government should "decentralize" the conversion of agricultural land into construction land. Zhou Junmin said that this policy is mainly used to solve the historical problem that the village collective has actually developed into industrial workshops and agricultural land in the village. A lot of agricultural land in Shenzhen is concentrated in Dapeng, Pingshan, Guangming and other areas, but in fact, the number and proportion are very small, so it is necessary to protect and preserve it.
The land market transaction system should be tried first.
It is worth noting that another major direction of this document is to improve the construction of the land transaction market. It is mentioned in the "Proposal" that it is necessary to improve the land market service supervision system linked by the primary and secondary markets; Pilot implementation of the land secondary market announcement registration and transfer system.
The secondary land market refers to the market where land users sell and rent new real estate after development and construction, which generally refers to the market formed when commercial housing enters the circulation field for the first time.
Deng said, "To a certain extent, developing the secondary land market can better cooperate with the mixed land for secondary and tertiary industries mentioned above".
At present, there is not much land for construction in Shenzhen, and more land is excavated from the existing land. Deng pointed out that in the past, many enterprises were eager to get land, but later found that they could not develop, especially the more complicated industrial and commercial mixed reform. Therefore, an open and transparent trading market is needed, so that those who lack the ability can put their land back on the market and improve the utilization efficiency of existing land.
At present, there are still few typical cases in the land secondary market policy, but Shenzhen has established a "service platform for industrial housing supply and demand" led by the Municipal Planning and Land Commission.
"However, due to relevant supporting reform measures and policies (such as how to solve the problem of taxes and fees, etc.). ), the overall utilization rate of the housing platform has not reached the optimal state. " Deng said to him:
To this end, the "Program" has left room for Shenzhen's next policy breakthrough. Article 26 of the "Program" mentioned that the reform policies and measures proposed in this program, which involve the adjustment of existing laws or administrative regulations, can be implemented after being authorized by the National People's Congress Standing Committee (NPCSC) or the State Council.
This also makes people think, will Shenzhen take bolder steps in land listing and circulation?
Take the small property right house as an example, many media have exposed the "gray" trading chain of Shenzhen small property right house before. Wang Yuchen revealed that these are hidden transactions in the gray area, and the result will be the risk of invalid contracts.
Even if property buyers need to take very big risks, former CICC chief economist Hong Liang once wrote that a considerable number of houses in big cities are supplemented by small property houses, with Shenzhen being the largest.
This is because the legal circulation of housing prices in Shenzhen remains high, and many people have no choice but to choose small property houses.
But at the same time, it has also formed a vicious circle in which small property houses "illegally seize" effective housing. Xu Xiaole, chief market analyst of RealData, once said that the land supply in Shenzhen is insufficient. In addition to geographical conditions, there are a large number of small property houses, farmhouses, villages in cities and factory dormitories that do not have the conditions for listing and circulation and cannot form an effective housing supply.
In addition, Wang Yuchen also pointed out that the small property houses in Shenzhen are very different from those in other places.
"The land ownership of small property houses in other places is owned by village collectives, but the special feature of Shenzhen is that after 2005, through the process of urbanization, the collective land within the jurisdiction of Shenzhen has long been converted into state-owned land. Although the title of a large number of villages in the city is still retained, there is no village in the city in Shenzhen in terms of land ownership, and the village in Shenzhen presents a special state after the transition from rural to urban. " Wang Yuchen said.
It is worth mentioning that the state does not allow small property houses to be listed and circulated. On May 20 this year, the Ministry of Natural Resources also clearly emphasized that small property houses are not allowed to apply for permits.
Therefore, how to make good use of the "connection with the reform and abolition of relevant laws and regulations" mentioned in Article 26 of the "Plan" in Shenzhen, try first and creatively break through the problem of small property houses, is worthy of attention.
Wang Yuchen pointed out that "there is still a long way to go before the real listing and circulation of small property houses, and it takes longer practice and theoretical reserves."