Recently, the Natural Resources and Planning Bureau of Chengmai County issued three land transfer announcements on the public resources trading platform of Hainan Province, listing three state-owned construction land use rights in the county. It is reported that the land area of these three plots for the construction of market-oriented commercial housing projects is 79 177 square meters (about 1 18.8 mu in total), and the initial transfer price is about 374 million yuan.
China Real Estate News reporter learned that these three land transfers are all plots where Hengdayue Longwan Project is located. As early as May 29th, 2020, the Natural Resources and Planning Bureau of Chengmai County issued the Publicity of the Constructive Detailed Planning of Hengdayue Longwan Project, which showed that the total land area of the project was 12 1376.56 square meters (about 182.5438+0 mu). At present, Evergrande has developed into the third phase on this plot.
According to the above three land listing and transfer announcements, the bidder must complete the task of "guaranteeing the bottom of the building" in Hengdayue Longwan. The estimated capital contributions of the three land projects are not less than 21/kloc-0.36 million yuan, 42.85 million yuan and 3 1.42 million yuan respectively. If it is the same bidder, the estimated investment is not less than 285.63 million yuan.
Someone calculated an account for these three plots: if the starting price of listing and transfer is taken as the transaction price, the floor land price is only 1889 yuan/square meter. Experts in the real estate industry said that although it is an innovative practice for local governments to bundle the "Baojiaolou" through land transfer, there are also some concerns for housing enterprises that take over the land because of the complex problems extended by the land, such as the complex creditor-debtor relationship involved in the "Baojiaolou" project.
The reporter also contacted relevant parties in Evergrande and Chengmai County on the announcement of land listing and transfer, but there was no response.
? Transferring land and bundling "affordable housing"
"It is an innovative practice to sell land and bundle' Baojiaolou'." 165438+ 10/8, Yan Yuejin, research director of think tank center of Yiju Research Institute, told reporters.
165438+1October 9, Hainan Provincial Public Resources Trading Platform issued three announcements, and Chengmai County Natural Resources and Planning Bureau listed three urban residential land for sale. The reporter learned that the three plots of land to be sold are located near the North First Ring Road of the old economic development zone in the county. The contents of the announcement are basically the same except for basic information such as land area and starting price.
According to the above announcement, the land areas of the three plots are 55997.88 square meters, 15 102.4 square meters and 8076.8 square meters respectively, and the corresponding initial selling prices are 2698 1 10,000 yuan, 665 1 10,000 yuan and 37.28 million yuan respectively. The total area of the three plots is 79 177.08 square meters (about 1 18.8 mu), and the starting price is 373.6 million yuan.
Originally, there were three general transfer information announcements, but in Articles 3 and 4 of the Bidder Qualification, it was clearly stipulated that "enterprises with creditor's rights and debts related to Evergrande Yuelongwan Project shall not participate in bidding" and "Bidders shall undertake social responsibilities and complete the task of" guaranteeing the bottom to deliver the building "in Evergrande Yuelongwan, and the bidder will contribute funds to complete the task of" guaranteeing the bottom to deliver the building "in the form of creditor's rights with Evergrande, which aroused widespread concern.
In addition, the announcement also clearly informed bidders that they can dock with the office of the leading group for real estate risk prevention in Chengmai County before registration, fully understand the conditions for transferring the parcel and the responsibilities and risks they will bear after winning the bid, and issue a written commitment that they have fully understood the conditions for transferring the parcel and the responsibilities and risks they will bear after winning the bid.
The announcement also estimated the capital contribution of the "construction and maintenance" task of the corresponding plots, requiring that the capital contribution of the above three projects should be no less than 2 1 1.36 million yuan, 42.85 million yuan and 3 1.42 million yuan respectively, and the final capital contribution shall be subject to the actual amount. At the same time, bidders are also required to invest in the construction of kindergartens. According to media statistics, according to the reserve price of three plots of land, the minimum capital contribution for the task of "guaranteeing the delivery of houses" and the total capital contribution for the construction of kindergartens, enterprises actually need to pay more than 669 million yuan.
The project has been submitted for construction and development to the third stage.
The reporter learned from relevant parties that Hengdayue Longwan Project is another commercial housing project developed by Evergrande in Chengmai County, with a total land area of 1.82 mu. In addition to the construction of more than 2,300 residential quarters, brand kindergartens with a building area of 2,200 square meters and amorous street with a building area of 3,700 square meters have also been planned.
As early as May 29th, 2020, Chengmai County Natural Resources and Planning Bureau stated in the Publicity of the Constructive Detailed Planning of Hengdayue Longwan Project that the Hengdayue Longwan Project, which was developed and constructed by Hainan Xinwei Real Estate Development Co., Ltd. and Chengmai Xinweisheng Real Estate Development Co., Ltd. (both Evergrande Project Development Company-Reporter's Note), consists of three plots with a total land area of 65,438. The above-ground building area is 309,856.89 square meters, and the underground building area is 1.2 1.737 square meters.
By the end of March, 20021,"Hengdayue Longwan Project" had been submitted for construction in three phases. On June 5, 2020, the public notice before the approval of the planning permission for the construction project of Hengdayue Longwan Project Phase I showed that the total construction area of 8 residential buildings, 1 commercial buildings and kindergartens was 1 1330 1 square meter. At the same time, it also reported the "Phase I and Phase II" of the project. The total construction area of the three residential buildings is about 325 10 square meter. In March, 20021year, the project of "Hengdayue Longwan Phase III" reported the construction of several residential buildings.
According to public information, the "Hengdayue Longwan Phase III" project obtained the pre-sale permit for the first time in 2020 10/65438+. 202165438+On February 23rd, Chengmai County Administrative Examination and Approval Service Bureau withdrew the pre-sale permit for Building No.7/KLOC-0, Phase II of Hengda Yuelongwan Project. The cancellation reason is that the Natural Resources and Planning Bureau of Chengmai County announced on 2021210 that a certificate of immovable property right under the name of the project development enterprise was cancelled, and the land ownership of the project changed.
On June 4, 2022, at 65438, Chengmai County Housing and Construction Bureau issued a notice to supervise the funds of "Hengdayue Longwan Project".
? Expert: Many aspects should be considered in the innovation of land supply mode.
The above-mentioned three cases of land listing for sale are the first land transfer mode in Hainan, which is juxtaposed with the "Baojiaolou".
On the afternoon of June165438+1October 18, the reporter also contacted relevant persons in Evergrande and Chengmai County respectively for the above three announcements, but none of them responded.
"The local government has taken the initiative to bind the' affordable housing' through land transfer. If the land transfer can finally be completed, it should be able to complete the task of affordable housing." Xie Yifeng, president of China Urban Real Estate Research Institute, told the reporter that apart from the measures of "guaranteeing the bottom" in land transfer, it is also very important to smooth the financing channels of developers, including rapid development procedures and tax relief measures. Only with the support of various supporting measures, the measures of "guaranteeing the bottom" of land transfer can really land.
Are developers interested in this way of land transfer? Xie Yifeng said that the key depends on whether there are preferential policies for financing channels, such as whether development loans and entrusted loans can be successfully passed and how much the loan interest is. He believes that it depends on whether the plot is "clean" and whether there are disputes over creditor's rights and debts, which is also a very important factor to ensure whether the land transfer bundle "Baojiaolou" can land.
Yan Yuejin also said that the policy significance of Chengmai County Natural Resources and Planning Bureau listing three residential land is that the local government has introduced some innovative practices and contents in land supply.
He believes that, first of all, this practice belongs to the bundling of land purchase mode and "affordable housing" mode, at least this bundling reflects the urgency of solving "affordable housing" in various places. This can better combine the work of land supply with the work of "ensuring the delivery of houses"; Secondly, this way of land supply is innovative, but there will be some concerns for housing enterprises. This is because the project of "guaranteeing the bottom floor" involves complicated creditor-debtor relationship. If we don't consider this relationship clearly, it seems that we have taken a piece of land with high cost performance, but the event of "guaranteeing the ground floor" may drag down the investment ability of such enterprises.
Yan Yuejin suggested that enterprises should systematically study this kind of land, especially the probability and time of revitalizing this kind of "Baojiaolou" project, as well as new situations and new problems that may arise in the middle. Only in this way can we better understand the innovation of this land purchase system and the government's current land supply and "guarantee the delivery of buildings".