Recently, major cities are gradually releasing a new round of property market regulation policies. Generally speaking, they are generally more and more strict and comprehensive.
Just this morning, Hangzhou also issued a new regulatory policy called "Notice on Further Promoting the Stable and Healthy Development of the Real Estate Market", which can be summarized as the new "Hangzhou Six Articles".
This new "Liu Hang rule", each of which is worth savoring. Because, unlike many other cities, Hangzhou's policy has always been to constantly revise the stage market on the basis of implementing the general tone of "housing and not speculating":
Bad places should be patched, good places should continue to be carried forward, or moderately balanced, and efforts should be made to maintain the sustained stability of the real estate industry in the two-way adjustment of policies and markets.
Because the market is always dynamic, blindly "blocking" or "controlling" can easily deviate from one extreme to the other.
Therefore, stability is the best self-confidence of an industry.
I also want to analyze and think about the real estate industry from the perspective of the content of "Hangzhou Six Articles". What kind of supervision do we need?
Part 1è Strengthen the supervision of the land market.
The first is about land supply, especially to "increase the supply of residential land and optimize the supply structure". The implication is to solve the imbalance between supply and demand in the market from the source.
In recent years, the important reason for the boom of Hangzhou property market is the change of market supply and demand. Hangzhou today is not what it was five years ago or ten years ago. Hundreds of thousands of people are added every year, which brings more and more housing demand. An increase in demand will inevitably lead to an increase in supply. If you blindly "block" or "control", the demand will not be released, but the suppressed demand will form a greater explosive force.
Therefore, the property market policy needs to match Hangzhou's annual talent introduction and settlement policy and the annual new housing demand.
First of all, it is natural to increase the supply of homestead to meet the market demand with continuous and sufficient supply;
The second is to optimize the supply structure, from luxury homes to land just needed, there must be a reasonable supply, so that customers with different affordability can buy houses.
Only in this way can we gradually exchange time for space, let the short-term hot market gradually transition and return to rationality and normality.
Not only that, the attraction of Hangzhou is still increasing, and a large number of people flock to Hangzhou every year. Policy formulation needs to match the market demand from the perspective of Hangzhou's future120,000 people or even150,000 people.
What we need is a forward-looking vision and commitment to solving practical problems.
The second part. Strengthen the prudent management of housing loans
There are only two kinds of loans in the real estate market: corporate financing and loans, and personal housing loans.
Recently, the "three red lines" to prevent corporate capital risks and corporate financing loans have caused an uproar among major housing enterprises; Article 2 of the "Hangzhou Six Articles" sets a new "three red lines" for individual housing loans:
1. Strictly implement the differentiated housing credit policy and strengthen the qualification examination of borrowers.
2. Strictly implement the income recognition standard and monthly income ratio requirements, and accurately verify the real income of the borrower.
3. Strictly review the source of down payment funds for house purchase, and strictly prevent illegal misappropriation of consumer loans and personal business loans to purchase houses.
These three red lines, from loan qualification, repayment ability to the source of funds, have clear constraints. Its core purpose is to prevent personal credit risk and curb all kinds of misappropriation of funds and leverage in the purchase of houses.
This policy seems to be loose, but it is actually very strict, especially in the follow-up supervision and upgrading. This article is linked to personal credit reporting;
It seems to be "cracking down" on some people who have no loan qualification and repayment ability and misappropriate funds to buy houses, but in fact it is protecting those buyers who have loan qualification and repayment ability, standardized sources of funds and are not fraudulent.
What we need is such a law that can not only crack down on fraud, but also protect the interests of customers who meet the standards.
The third part. Further unify tax policies.
The content of article 3 is simple: "You can pay the deed tax only if you buy new commercial housing within this city."
Previously, in the main city of Hangzhou and Xiaoshan, the deed tax could be paid by signing a house purchase contract at the auction stage. When the house was delivered, it was basically two years. For real estate speculators, this just saves business tax, and the price of second-hand houses can be higher.
Now, this patch has been posted.
This has little impact on owner-occupied customers, but for speculators, it increases the cost of capital and time, and the expected income will also be affected, and some people may change their minds.
What we need is to reduce loopholes so that real estate speculators have no loopholes to drill.
The fourth part. Improve the housing purchase restriction policy
Like the third article, this article is also a "patching" policy, which newly sets the conditions for parents to take refuge in adult children to buy houses:
"If parents rely on adult children to settle in this city, it will take three years to buy new commercial housing and second-hand housing within the scope of the city's purchase restriction as an independent family."
This provision highlights the technology and art of regulation, and the wisdom behind it is to solve problems without hurting feelings:
First of all, it is affirmed that parents and adult children can buy a house after they settle in Hangzhou, but they must buy a house as a complete family with adult children. In other words, parents and children, as a complete family, can buy a house if they meet the qualification of buying a house in Hangzhou;
The wish of parents and children to settle in Hangzhou can be realized because of the goodwill and warmth of the policy itself.
At the same time, it also stipulates that parents need to settle in Hangzhou for adult children, and parents need to settle down for three years if they want to buy a house as an independent family. In other words, it takes three years for parents to get an independent room ticket after they settle in Hangzhou.
The children introduced their parents to Hangzhou as room tickets, and the behavior of speculating in real estate was curbed. This is a strict policy beyond goodwill.
What we need is to take care of the goodwill of individual families and curb the supervision of family members to divide real estate speculation.
The fifth part adjusts and determines the standard of families without housing.
Before this, many people thought that they were full of "malice" towards "single dog", and even stipulated that they were here to "promote marriage".
In view of the controversy caused by previous policies, the "Hangliutiao" was revised this time, and the criteria for identifying families without housing were adjusted, adding the following two groups that can be identified as families without housing:
"Buyers who are unmarried and single over the age of 30 and have no records of their own houses within the scope of this Municipality's purchase restriction, and buyers who have been divorced and single for three years and have no records of their own houses within the scope of this Municipality's purchase restriction can all be identified as families without houses."
There are also obvious differences between the two groups when determining that there is no space:
1. Unmarried singles over the age of 30 must meet the requirement of "no self-owned housing records within the scope of purchase restriction in this city", that is to say, unmarried singles over the age of 30 who have never had a self-owned housing record in Hangzhou can be identified as families without housing.
Single people who have a house or a record of buying a house are not counted. This also blocked the loopholes of single real estate speculation and protected the interests of real single households without housing.
Secondly, in order to be recognized as a family without housing, divorced singles must meet the two conditions of "divorced singles for 3 years" and "no self-owned housing records for 3 years within the scope of purchase restriction in this city".
This is not only a guarantee for the real long-term divorced singles' priority rights, but also a containment of the fake divorce to buy a house: although the loophole of fake divorce to buy a house has not been completely closed, it has put an end to the opportunity for homeless families to enjoy priority rights through fake divorce.
What we need is that this can not only guarantee the rights and interests of the parties, but also curb the regulation of those behaviors that infringe on the rights and interests of the parties.
The sixth part. Strengthen the sales management of hot-selling commodity residential projects
For the "red market" in the market, that is, hot commodity housing projects, the policy also focuses on:
1. For hot commodity housing projects, real estate development enterprises should make sales plans according to the principle of giving priority to meeting the needs of families without housing, and increase the proportion of housing for families without housing;
2. Commercial housing projects with a housing tilt ratio of 80% shall give priority to the purchase of housing obtained by families without housing, and shall not be listed and traded within 5 years from the date of signing the sales contract online.
Giving the opportunity of red disk to families without housing means giving priority to those who really need housing; At the same time, if the housing tilt ratio reaches 80%, the families without housing who have the priority to purchase houses must sell for five years.
The priority right and the time limit for sales are clear, and the rights and responsibilities are clear. This is also the genius of Hangzhou's regulatory policy:
Let people who really need housing give priority to buying houses, but since customers who have the priority to buy houses have the priority to buy them, they can't use their rights to speculate in real estate, and they must obey the sales restriction.
This makes the sales restriction not only agree on specific targets, but also avoid the one-size-fits-all sales restriction policy from hurting self-occupied customers who are eager to replace and improve their living quality and environment.
The self-occupied rights and interests of families without houses need to be protected, and customers who want to improve their house exchange are also self-occupied customers. Their rights and interests also need to be protected, and policies cannot be treated rudely.
What we need is accurate supervision that not only clarifies the rights and interests of specific people, but also stipulates their restrictive conditions without hurting innocent people.
Regulation is no longer a one-size-fits-all era. The state emphasizes "policy according to the city", and cities should pay attention to "policy according to people": treat different people differently.
Except for the first and third articles, the other four articles of this "Liu Hang Article" are actually measures aimed at specific people, which is more reasonable than the rude restriction of sales or the reduction of business tax on second-hand houses from 2 to 5.
Because it not only binds those who need to be bound, but also protects those who should be protected, and maintains the stability of the market with the balance of policies.
This is the rule we need.