Is it really a "hot potato" that Deng Zhong Group was investigated and triggered the real estate circle to shake the city reform project?
Recently, a well-known enterprise in Shaanxi, Deng Zhong, was investigated, and the news involving more than 2 billion yuan became a hot spot in the local real estate circle. The investigation of "Deng Zhong" has opened the scar of Xi 'an urban reform, making the urban reform project the focus of people's attention.
"The operation of the urban reform project is too difficult!" Become the knowledge in the industry. Some people say that behind every uncompleted residential flats in Xi 'an, there is actually a "Deng Zhong". Xi' an, where uncompleted residential flats frequently occur, changed the market and blacked out the experience of urban reform learned from other places.
Mr. Fang, who is familiar with the real estate market, said that what happened was only the tip of the iceberg of the Ancheng reform project. As many as 326 cities in Xi are officially defined as villages in the city. According to his understanding, the situation behind uncompleted residential flats in other cities is similar to that in Deng Zhong.
"These days, Deng Zhong's attack has become the focus of our discussion, causing great shock in the circle. In fact, there is nothing wrong with General Song's business philosophy. The key is greed for perfection and insufficient capital turnover. A few years ago, many developers were reluctant to touch the urban reform project, which basically became a hot potato. It is very likely that whoever did it will be ruined. " A local real estate industry insider said.
Wang Jianhong, deputy director of the Working Committee of Commercial Research Experts of the China Chamber of Commerce, said that the most uncompleted projects in Xi 'an are from 20 15 to 20 16, and there is no authoritative data and statement on how many uncompleted urban renewal projects remain. For unfinished projects, in fact, every city may have some more or less. However, the unfinished performance of Xi' an urban reform project is particularly prominent.
Li Lianyuan, a real estate critic, told Huashang Daily that there are similar uncompleted residential flats in other parts of China, because some enterprises blindly expand and build so-called "landmark" buildings such as super high-rise buildings, resulting in incomplete budgets. Local housing enterprises operating urban reform projects are not starved to death, but are dying. This is a common phenomenon caused by some private enterprises' overreaching, unbridled acquisition and coveting more profits in the development process. If there is no problem with its own funds, there is no problem in taking over the village-in-city project; If your own funds are limited, but you don't care about your own financial resources to take over the project, then this is the beginning of the end. Investigation on Deng Zhong's Four Old City Reconstruction Projects
The two communities delivered have no real estate license, and Deng Zhong Lakeview Garden has been unfinished for 8 years.
According to industry sources, on June 365438+1October 3 1, the reporter from Huashang Daily visited three major urban renewal projects under the Deng Zhong Group.
Near Fengcheng Fifth Road in the northern suburb of Xi, the reporter from Huashang Daily saw the Deng Zhong Building from a distance. People are coming in and out of the building, and the door is still under construction, covered with a green net. The reporter communicated with several owners and learned that the owners did not get the real estate license at present.
In the Deng Zhong Wenjing era near Fengcheng Jiu Road, the reporter of Huashang Daily consulted a nearby intermediary on the grounds of planning to buy a house. A man said that the housing in this community is one or two thousand yuan cheaper than other surrounding communities. The key is because there is no real estate license, the transaction must be a one-time payment, and then the contract is renamed. "If the documents are complete, the house price will be expensive!"
The reporter from Huashang Daily found Deng Zhong Sunshine Shili in Shilipu East Village, and saw that several buildings were not formed. After two turns, he didn't find the entrance to the community. When I came to a nearby real estate agency for consultation, a young man said that this house is a relocated house and has not yet been handed over. I don't know why it stopped for a long time. I heard that it was recently acquired by other enterprises and was under construction, but it stopped recently.
Deng Zhong Lakeview Garden was capped in February 20 14, and has been shut down since then. The reporter of Huashang Daily inquired and noticed that on the message board of People's Daily, Liu posted a complaint about urban construction on July 27th, 20th18th, saying, "I am a villager in Niuwangmiao Village, Weiyanghu Street, weiyang district. Our village was demolished by Deng Zhong Company on 20 10, and it has been 8 years. At present, the construction site is in an unfinished state, and the transition fee for more than 700 people in the village has been in arrears for more than 40 months. Up to today, there are no demolition procedures. The reporter noticed that the Weiyang District Committee's reply to this question was: After investigation, Niuwangmiao Village started the whole village demolition work on 20101/and the investment enterprise was Xi 'an Dengzhong Real Estate Development Co., Ltd., and four resettlement houses were planned to be built. Due to the break of enterprise funds, it stopped after the capping in June 20 14, and the villagers' transition fee was in arrears for a long time. The main leaders of Weiyanghu Street have interviewed the legal representative of the investment enterprise, asking the investment enterprise to come up with a solution as soon as possible to solve the villagers' transition fee and start the resettlement building to resume work. If they remain indifferent, they will take relevant measures to ensure the interests of the villagers. The investment enterprise promised to work out a solution as soon as possible, and has raised funds to start the construction of the resettlement building as soon as possible.
The urban reform project once occupied half of Xi 'an property market.
Tiandi Garden, Longji and Hongfu have all fallen into the quagmire of urban reform.
In the process of urban development in Xi city, the topic of urban village reconstruction is often mentioned. On the Internet, the old stories about "Top Ten Villages in Xi" are also enduring. This is because Xi was once one of the most densely populated provincial capitals in China. According to statistics, there are 624 villages in the urban planning area of Xi City, covering an area of 573,000 mu, of which 326 are officially defined as urban villages, covering an area of 210.6 million mu.
After the implementation of "Administrative Measures for the Reconstruction of Villages in Xi City" in 2007, the reconstruction of Xi City has entered a stage of all-round development. "The urban reform project once occupied half of Xi 'an property market, and almost half of it was converted into land six years ago. "Feng Ben, general manager of Hu Ya Planning, told Huashang Daily that Xi 'an's urban reform model is famous all over the country, and it has also attracted other provinces and cities to learn from it.
The huge urban reform cake has made a number of local housing enterprises such as Tianlang, Hairong, Deng Zhong, Ronghua and Hongfu rise, but it has also "fed" many players. Especially in 20 13-20 15 when the property market cooled down, the situation of real estate shutdown frequently appeared. Even the well-known real estate enterprises in Shaanxi, such as Tiandiyuan, Deng Zhong, Longji and Hongfu, once fell into the quagmire of urban reform projects. It is reported that the unfinished rate of Xi' an urban reform project is higher than the completion rate. There is no specific statistics on whether it is true or not, but it is an indisputable fact that there are many unfinished urban reforms.
People who pay attention to Xi 'an's market reform will be familiar with the names of Seoul Lakeside, Xijiang Moon, Xiangshan Hongye, Shifeng Central Park, International Happiness City and Bao Zhong North Shore Meiyu. Some of these projects have been suspended due to financial problems, some have been sold illegally without a license, some have stagnated due to judicial problems, and some are still waiting for rebirth.
Xijiangyue is an urban reconstruction project of Xijiang village in the south of Xi city. Due to the break of the capital chain of Changtong Company, the development enterprise has been in a state of suspension since 20 14. Last Thursday afternoon, the reporter from Huashang Daily saw in the marketing center of the project that only a few staff members were on duty. Asked about the progress of the project, one of the staff said that they had not fully resumed work and were still waiting for the follow-up capital injection. Similar to the situation, there is the famous lakeside in Seoul, which is located in the northwest of Xi 'an, and the second phase of construction has also been suspended due to insufficient funds. The reporter from Huashang Daily contacted a person in charge of the project last Friday. The other party said that it is still planning to resume work, and it is expected that the funds will not be available until the end of the year.
The problem of an international happy city lies in its administrative flaws. According to media reports, Hongrun Real Estate is the original developer of the project. 20 13 was changed by the creditor because of the pledged loan, but the materials on which the change was based were proved to be forged. This was identified as a "flaw" by the relevant judgment, which further affected the subsequent relocation of the project. Urban reform project "high gold content"
The first-line housing enterprises under the land are "cautiously involved"
What is surprising is why leading enterprises such as "Zhaobao Wanjin" were reluctant to accept urban reform projects in previous years. In Xi 'an's real estate industry, there used to be a saying that the national big brand housing enterprises basically did not touch the city reform. Even if you take over, you must have clear land property rights and smooth project operation to avoid unpredictable risks.
"Mr. Zhang" has worked in many real estate enterprises in An for many years and is quite familiar with the transaction process of urban reform projects. He told the Huashang Daily reporter that because the urban reform project needs to be approved by the government first, it is necessary to carry out land confirmation and demolition, and finally go through the land approval process. Generally speaking, developers need to build resettlement houses before building commercial houses. However, under the pressure of funds, developers often took risks in previous years-illegally selling houses to raise funds. Due to the complexity of the development process, not only local small and medium-sized developers can't afford to play, but also some large housing enterprises in the country are at a loss.
"The root cause of problems in many projects lies in funds." Xia Qiang, president of the Good Life Cultural Tourism Research Institute, said that because the land for urban reform projects involves a large amount of collective land, the approval procedure is complicated and long, but the development enterprises have invested a lot of money in the process of demolition and transitional resettlement, and they can't use land as collateral for financing, so there is often greater financial pressure for subsequent development and construction. In the chain of real estate development, capital affects almost every link from land acquisition, project turnover, marketing promotion, product design and talent flow.
Xia Qiang believes that in the past two years, with the rising housing prices in Xi 'an, the property market in Xi 'an has changed obviously, more and more national housing enterprises have rushed to land on the beach, and the newly sold residential plots are also concentrated in the outer suburbs, so the proportion of urban reform projects in the market is not as good as it was four or five years ago. However, with the rising housing prices, and the villages in the city often occupy the core area, and some of them are still around the business circle, the potential of urban reform market is still great.
Although foreign-funded housing enterprises have a huge momentum, local developers have another advantage, that is, they have a lot of land, including urban reform. In this context, foreign-funded housing enterprises that are hungry for land will either take the process of bidding, auction and hanging, or acquire or do urban reform. The argument that foreign housing enterprises "don't touch" urban reform is gradually losing its effectiveness. "The reason is actually very simple. The location of urban reform is good and the profit margin is large. "
In recent years, Vanke has participated in more "semi-finished" real estate development in Xi 'an. Last year, Vanke had more than 10 projects with cooperation background, including many original urban reconstruction projects. In February of this year, Longhu Real Estate won four urban reform plots near Liangqingshan in the south of Xi for 460 million yuan. In addition, Country Garden, Huayuan, Evergrande, Yunnan Chengtou, etc. In the process of marriage with local real estate enterprises, there are also many plots that were originally transformed into urban villages in recent years.
"Teacher Zhang" introduced that the private housing enterprise in Anmou, where he worked before, has been engaged in the development and operation of many local houses, office buildings and commercial real estate, but there are basically no independent new projects since 20 15. "The company is basically profitable by grafting brand housing enterprises and using the development resources such as the originally accumulated land."
The government's vigorous promotion is the main driving force for Xi 'an's urban reform. Due to the natural geographical advantages of such projects, urban reform is also difficult to disappear from Xi 'an's urban construction and real estate development. Before the Silk Expo was held last year, among the 38 1 key investment projects released by Xi 'an, 34 urban/shed reform projects were among them. Recently, the news that Yuhuazhai will be demolished and rebuilt is even more rampant. Although it has been confirmed as an industrial park and a resettlement plan is being worked out, it is not difficult to see the far-reaching impact of urban reform. Solve the dilemma of urban reconstruction projects
Owner's support+looking for foreign aid or the only choice
In the past two years, Xi 'an has been continuously concerned by real estate enterprises, and the scale of land transfer has also been rising. Leading housing enterprises in the country have rushed to the beach to stay. In June of last year, 5438+065438+ 10, Xi issued the implementation plan of the "Three-year Action Plan for Improving the Construction Quality of Xi 'an", which mentioned that it was necessary to speed up the transformation of urban villages and complete the transformation of shanty towns in key areas, and planned to implement the transformation of 63 urban villages and 25 shanty towns by the end of 20 19; After 20 19, it is planned to implement the renovation of 54 urban villages and 42 shanty towns. It seems that the promotion of urban reform projects will be accelerated.
Xia Qiang believes that the cake in the real estate market is so big that only a lot of strong people are involved, so it is difficult to reverse the trade-off between local and foreign housing enterprises. Local real estate enterprises have a large number of development resources including land and localization experience, which can form resource integration with foreign real estate enterprises in terms of capital, team and management, and revitalize the original stagnant water. He also pointed out that seeking foreign aid is the way to get rid of the predicament, but the key to solving the problem lies in lowering expectations. If the original profit forecast was 65.438 billion yuan, can we earn less now and look for strategic partners with a win-win attitude?
Li Lianyuan, a real estate critic, said that solving the unfinished project of villages in cities involves many aspects. First of all, policy guidance is needed. Second, it needs the understanding of the masses (owners) and society. Some of Xi 'an's projects have been supported by developers and potential owners. Qi Xin cooperates to raise funds to improve the living conditions. Of course, policy guidance is more important, for example, projects can be improved by backdoor.
Some insiders also pointed out that after Xi 'an's housing prices rose, many uncompleted residential flats have been sold, and developers are unwilling to take over because there is no premium space. For those owners who are still waiting, it is very important for the regulatory authorities to actively implement remedial measures and deal with and coordinate related problems. Finding foreign aid is the way, but even if powerful foreign aid comes, it needs the support of the owner, otherwise it will not be promoted.