2014-11-17

Real Estate Great Leap Forward: Fangchenggang

This article dubs Fangchenggang, in Guangxi, as more crazy than Erdos. Over the past 5 years, this city with a population of 400,000 has seen 8.5 million sqm of property development, and if the average home is assumed to be 120 sqm, there are over 70,000 homes built. Also, over the past 5 years, 7.3 million sqm have been sold, but the population has only increased at its natural rate of less than 1% annually. Many buyers are out of town investors, looking to profit in this seaside town. Now that financing has become tight, all the problems seen in other cities are manifesting: developers aren't finishing properties, investor assets are frozen in these properties, investors returning properties, etc. Additionally, the city's steel industry is suffering due to nationwide factors, adding more trouble for the local real estate market.

iFeng: 楼市又现一新鬼城比鄂尔多斯还疯狂 遍地房子
Even "ghost town" Erdos, does not seem so crazy Fangchenggang. The town's resident population of only 400,000 Guangxi Beibu Gulf coastal town in the past five years, the newly developed residential area of ​​up to more than 850 million square meters, with 120 square meters each calculation, there are more than 70,000 residential units quickly take from the soil out.

Even more surprising is that in the past five years, there are 7.3 million square meters of residential been sold, while the urban resident population of less than 1%, but for many years to maintain the natural growth rate. In the end who bought the house?

Slow growth of the urban population, a sharp contrast with the frenzied sales of real estate, been fooled come to buy a house "showings Tour" visitors become suckers. "China Times" reporter recently repeated nighttime visits Fangcheng urban real estate, confirmed that the occupancy rate is very low; both sides of the "northern Gulf Boulevard" Even in the main road, rolling estate mostly seen lights.

With the rapid development of real estate and impressive Fangchenggang, in the context of poor pulling power industry, which is now stuffed bear bitter fruit under "Real Estate Great Leap Forward": a lot of real estate due to funding constraints delaying submitted, tourists trapped "speculation Flower" trap, the agency in order to "avoid the tax," the name swept away by high agency fees, various check-out disputes, no party is difficult to clean up government should "mess" ...... because floor and Xing Fangchenggang, and now because of floor into mourning.

"Showings tour" trap

October 31 morning, YANG super Fangchenggang arrived from the North Sea a "waterfront city" of real estate sales offices, and returned a year and a half ago he wants to subscribe a house.

Yang is the local "showings tour" of the victims. At the time, he was riding tour buses come here, at the instigation of eloquent guide, subscribed a house. Yang saved documents show, he chose a 88 square meters with two bedrooms, priced at 3860 yuan per square meter, a discount of 3,710 yuan after. Notably, in the "home schedule" but stated in the contract is priced at 3010 yuan room per square meter.

"There are 700 yuan per square meter in the middle of the difference, is to tax property consultant said, adding that this practice is in Fangchenggang unspoken rules." Yang said, prices here than their home in Jiangsu much cheaper, plus a coastal city He and many tourists did not mind the so-called "tax" issue.

Charging documents show Young twice purchase deposit paid 20,000 yuan, "tour" the same day February 23, 2013 to pay a 2,000 yuan, 10 days after they pay a 18,000 yuan, the payee for developers Yee Yin real estate development company affiliated sales company. While others show a receipt, Yang also to the "Investment Co., Ltd., Guangxi Beihai Dongliang" paid 700 yuan per square meter, the total cost of 61,500 yuan.

Order YANG super surprise, a friend shortly after doing the intermediary told him that the actual price of "Beach City" project of less than 3,000 yuan, he was "critically tour" fooled.

Now, in the real estate development company office Qi Yin, check out when YANG ultra proposed requirements, a person in charge is not surprising Huang. He said the check-out no problem, but only back 20,000 yuan deposit, and to deduct 15% of the liquidated damages. Avoid tax problems for 61,500 yuan, Huang is responsible for claims, which is handed over to the agency's service fee, Yang should ask to talk to the agency.

YANG ultra require developers responsible for contacting the sales agency Dongliang company tripartite consultations, but was refused. Huang said they did not cooperate with the East-company, nor sign any commissioned sales agreement, contact.

Because of unsuccessful negotiations, YANG Beyond the waterfront city project without obtaining pre-licensing and selling illegal grounds, go Fangchenggang City Housing Authority housing security and complaints. It is understood that the waterfront city project in Yang pay the deposit after six months, in order to obtain pre-licensing.

Market Regulation Division is responsible for the council, said, without obtaining pre-sale permit, the developer may not sell houses, nor charge any fees, illegal sellers, the purchase contract is invalid.

"Many such disputes are busy, but come." Market Regulation Division, a staff member said that in the past few years in real estate sales are not standardized Fangchenggang has accumulated a lot of problems, leading to disputes focus on the outbreak. Reporters interviewed during the market supervision department, at least five buyers went complaints aside, the staff also receive a number of complaints via telephone.

Seller conspiracy chaos

Sitting in front of the Housing Authority of the market surveillance department wait to check out the developer to negotiate Xinjiang buyers Anke told the "China Times" reporter, she was in July this year with friends to Fangchenggang travel, followed by "love at first sight 'decision to invest in here to buy a house .

Ms Ho said the same day to Fangchenggang pay 210,000 yuan to buy a house, this time to prepare to pay the balance, but found that the agency charged back the principal, not authorized developers.

Like Anke, as in the vast majority of buyers are foreigners Fangchenggang. Local Official data show that in 2012, the city sold the real estate, home buyers accounted for about 30 percent of the provinces (cities, districts); the second half of 2013, up to 70%; the first five months of this year, it is accounted for 75%. These fancy foreign investors, in addition to the environment, low price, there is the ear filled with investment value.

Fangchenggang A responsible person, the city's real estate booming in recent years, thanks to huge "MLM army", especially from the North Sea, "team", who is the subject of real estate Fangchenggang, turned a lot of agitation in the North Sea looking for fortune Dream invest.

"Showings tour" is the most popular form of those years. According to local media reports, Fangchenggang "day trip" showings rise in the second half of 2011, become the size of 2012, after two years of fairly prosperous. They do not windy heavy rain, the number of showings per day can be more than a thousand.

According to reports, the initial organizers also charged on the hundred tourists traveling expenses, and later reimbursed the developer direct bus fees. After the developers and intermediaries gang, "showings tour" has become a scene of Fangchenggang.

"Every morning, in front of the city hall of marine culture park will open to a dozen tour bus." Aforementioned company official said, when he went to the city government work, often see a truckload of tourists were guided with forward to visiting large-scale, sophisticated decoration marine culture park, "facing the sea and a beautiful park, the tour guide holding a trumpet introduces Fangchenggang, from urban construction to long-term planning, the development orientation to national support policies from value judgments to invest In return, they say very professional, very confuse sex. "

Fangchenggang done for many years in real estate agent Zhang (not his real name) said that in general these tourists were taken to twelve real estate visit. Which real estate away, it depends on the agency. In general, the agency first on a good cooperation with developers, including sales upset, and then directly substantial increase in the reserve price, then discounts to attract visitors to the site to make a purchase decision, "the agency service fee charged per square meter to 400 between 800 yuan, and some even as high as 1,000 yuan. "

"Per tourist bus can seat four or five people, each class there are two or three people willing to buy the car is normal." Zhang said. According to reports, most heyday, there are more than one thousand of intermediary companies engaged in real estate agency or organization "showings a day trip" activities. In order to allow visitors to pay, the agency had pains, service charges lied "to avoid taxes," exaggerated investment returns, under the guise of non-compliance with internal sale "speculation flower", etc. This is a lot of future disputes erupt planted seeds.

Can not be denied that in the past four years, Fangchenggang house sales astonishing. According to the Statistical Yearbook calculate the reporter learned that, in the wildest 2011, total sales of 2.33 million square meters, exceeding the year's residential area is completed.

What the government fight the abacus?

Fangchenggang urban boulevard along the front line, greeted by a crowded real estate, have just completed a no-show, there is no construction crane erected signs.

"The main city of the resident population of only 300,000, so many houses, no one to live. This is related industries, including the steel industry, including the weak economy will bring, but also on the development of the real estate industry with government policy failures are closely related." One in Fangchenggang years of operating company official said.

Fangchenggang sitting deep water port, the largest port in China's western region, the advantages of relying on the port, where the energy is focused on the layout for the steel base, Wuhan and other well-known companies settled. According to local government officials, if WISCO project is progressing well, which led to the effect will be very impressive, including the real estate boom, the tertiary industry development. But in recent years the steel industry cold, Wuhan Iron and Steel Project progress than expected, its stimulating effect was not apparent.

However, hoping to advance the prosperity of Wuhan Iron and Steel project driven and real estate, has been the strong support of the local government. From correspondents master data, between 2008-2010, the city annually residential construction area of ​​astonishing growth, respectively, 67%, 82%, 197%. Thereafter, although growth slowed, but definitely still a huge area, from 2011 to 2013 residential construction area is 7,950,000 square meters, respectively, 6.77 million square meters, 7.45 million square meters.

Fangchenggang everywhere from high-rise, pushing the government land sales surge in the past few years in a row. Data show that in 2009, the city's land acquisition costs only 601 million yuan, an increase of 1.019 billion yuan next year, in 2011 rose to 1.405 billion yuan. While its revenue data were 2.739 billion yuan, 3.512 billion yuan, 4.435 billion yuan.

Many government departments have recognized an interview with reporters, in view of the real estate financial contribution to the larger cities, it is quite the local government support, coupled with the construction of the city of Fangchenggang late, lack of experience in supervision, resulting in a large number of problems.

The city Housing Authority Market Supervision Division Zhongke Chang does not deny the problem exists, he took out a Bureau speeches, told reporters that the council is exposed to rectify the problem. Reporters noted that this conference speeches clearly lists the outstanding problems in the real estate development: the presence of the majority of the real estate business financing difficulties, leading to the slow progress of the project, and even project stopped funding strand breaks, into all kinds of debt, contract disputes; involved Interview with cases involving complaints increased, since the second half of 2013, due to complaints of the masses "day trip" due to the increasing exposure of showings, mainly in the unlicensed sale, disguised collection agency commission in addition to paying back the principal and the like.

"From the end of last year, we have conducted a number of consolidation." Zhongke Chang said. However, a Hunan buyers Wang functional departments for handling very unhappy. "We went to the complaint, they just coordinate the resolution of disputes, and the developers did not mention penalties for violations."

And in reporter during interview, a homebuyers report "Gulf mansion" developer undocumented sale and commercial building was not built to get pre-sale permit violations, have not been a positive response. Reporters saw at the project site on October 31, "Gulf mansion" pre-sale permit has been obtained many buildings commercial buildings, only just finished a building foundation.

It is understood that the pre-sale permit issued to developers, it is the city's Housing Authority Market Surveillance Section. "The government departments offense, may be contributing to the hidden roots of Fangchenggang real estate chaos." The buyers said.

Fangchenggang property market chaos, thus the accumulation of foam go? In this regard, this newspaper will follow-up reports.

No comments:

Post a Comment