Behind the soaring housing prices in state-level poverty-stricken counties: a 30percent rise after two years of school starts

 Behind the soaring housing prices in state-level poverty-stricken counties: a 30percent rise after two years of school starts

This phenomenon occurred in Longhui County, Shaoyang County, Hunan, a national poverty county. According to public information, Longhui County, with a total population of 128,000, is located in the southwest of central Hunan Province. It is a poverty-stricken county at the national level and a special and difficult area in Wulingshan area. In 2014, there were 221 831 poor people and 209 poor villages in Lika County, and 192 behind them, ranking first and third respectively in Hunan Province. At present, there are more than 120 villages and about 80 thousand people in the county have not yet been lifted out of poverty.

In March this year, departments such as the Hunan Development and Reform Commission held accountable the principal party and government leaders in three counties, Longhui County and other counties, who had not been able to tackle poverty effectively. In May, Ma Jianqiang, Secretary of the Longhui county Party committee, was removed from office.

Unexpectedly, in such a poverty-alleviation task is still very arduous at the national level poverty-stricken county, due to the idle land for many years has not been disposed of in time, coupled with reducing land supply, improving the volume rate, preferential purchase of home entrance, undocumented construction, market chaos and other factors, in recent years, Longhui County housing prices have soared. It has aroused social concern.

According to the person in charge of Longhui County Real Estate Bureau, the average price of commercial housing in Longhui County in 2016 was about 3500 yuan per square metre. At present, the average price of commercial housing has exceeded 4500 yuan per square metre, an increase of 30%. Its commodity housing price has leapt to the first or second level in eight counties and one city of Shaoyang City, ranking in the forefront of county-level cities in Hunan Province.

The real estate market in the county has been chaotically led by individual developers. The house price has risen so high. Its really hard to buy a house on the income level of the people in poor counties. But in order for children to read books in the county, they have to buy a house. Speaking of housing prices, Mr. Liu, a taxi driver in Longhui County town, revealed his helpless face.

Correspondingly, the income level of urban and rural residents is low. Longhui Countys statistical bulletin on national economic and social development in 2017 shows that the per capita disposable income of residents in Longhui County increased by 12.8% compared with the same period, but it is still only 13055 yuan.

After more than 20 years of land idle, comeback

And suspicious meeting minutes

It started 23 years ago.

On August 9, 1995, the Longhui County Peoples Government and Sichuan Blueprint Enterprise Group Company (hereinafter referred to as Sichuan Blueprint) signed the Contract for Cooperation and Contract for the Transfer of Property Rights. The two sides agreed to jointly develop the Longhui County Garden Farm and transfer 418 teams of the original mining bureau to Sichuan Blueprint. On September 24, 1997, the Land Administration Bureau of Longhui County and the Hunan (Longhui) Investment Company of Lanben Group (hereinafter referred to as Longhui Blueprint, which was registered and established by Sichuan Lanben Enterprise Group Company in Longhui) signed the Contract for the Transfer of the Right to Use State-owned Land. Sichuan Lanben won 418 teams of the original Mining Bureau for a total price of 900,000 yuan. The plot of 134460 square meters (201.69 mu) is equivalent to 4462.25 yuan per mu. The eighteenth Treaty of the contract stipulates that if Party B (Longhui Blueprint) fails to invest in construction in accordance with the contract or for two consecutive years, Party A (Longhui County Land Bureau) has the right to recover the right to use the land free of charge.

Since then, Longhuis blueprint has not been developed according to the contract.

According to the source, due to the shortage of funds, Longhui Blueprint later transferred part of the ownership of the land to others. Until 2011, Longhui blueprint put forward the application for developing the land to the county government department. Zhou Weichen, then County governor, believed that according to the Land Management Law and the Urban Real Estate Management Law, to acquire the right to use land for real estate development by way of transfer, land must be exploited according to the land use contract and the time limit for starting construction... If the land is not developed in two years, the land use right can be recovered free of charge, requiring the land department to recover the land for a new bidding.

From the policy point of view, the states disposal measures for idle land have a long history. After the adoption of the Measures for Disposal of Unused Land by the 6th Ministerial Meeting of the Ministry of Land and Resources on April 26, 1999, the 1st Ministerial Meeting of the Ministry of Land and Resources was revised on May 22, 2012. The measures are clear in terms of investigation and identification, disposal and utilization, prevention and supervision, and legal liability of idle land.

Sources also revealed that in early 2017, Zhou Pengfei, a Longhui businessman, found the person in charge of Longhui Blueprint through an intermediary, and conceded the plot at a price significantly lower than the market price. At this time, the land price of the same lot has reached about 2000000 yuan per mu, which is about 500 times that of the land sold 20 years ago.

In response to the above part of the situation, China Real Estate News reporter sent a short message to Fan Zhihai, director of the Land Bureau of Longhui County, for confirmation, but no reply was received. However, the change information of the national enterprise credit information publicity system shows that on January 24, 2017, the registered capital of Longhui Blueprint has changed from 6 million yuan to 20 million yuan, and the legal representative has changed from Dai Xiaojun to Zhou Pengfei.

According to the summary of the county magistrates office meeting on land for the project of Pengyang Xicheng Capital, No. 23, [2017], it is stated that: The land has not been fully exploited and utilized because of the change of circumstances. Because of the continuous change of contract, the economic pilot area was adjusted from three lands to one land, and the city at that time. The inadequate planning and imperfect infrastructure led to the failure to fulfil the agreement of attracting 100 million yuan of investment. The meeting decided: Referring to the practice of our county in dealing with such legacy problems, this land is not considered as idle land. We agree to continue the development of this land by the obligee according to the original ownership, and to sign a new development agreement.

According to sources, the county government has not yet signed a new development agreement with Longhui Blueprint, and the West City Capital Project has become a scale.

Capricious volume ratio adjustment

From requiring land to be retrieved and re-bidding, to the change of legal representative, the obligee agreed to continue the development according to the original ownership, which is interesting. On the basis of qualitative analysis of the legitimacy of the land ownership of 418 teams of the original Mining Bureau obtained from Longhui Blueprint, the county magistrates office meeting also identified the land planning conditions.

The meeting held that the planning conditions approved by the county government in 1996 and confirmed by the County Planning Bureau in 2010 had exceeded the statutory time limit and were no longer valid. Planning conditions should be re-issued according to the control plan. According to the countys practice of dealing with similar legacy problems and the basis for approval of the original planning use of the project, the original use of the land was identified as residential land, and the volume ratio was determined to be 1.5 according to the basic volume ratio. It is also pointed out that the main technical and economic indicators, such as volume ratio, building density and green space ratio, are determined according to the approval opinions of the fourth meeting of the county planning committee in 2017, involving the adjustment of the original land use planning conditions, and the land transfer fee and related taxes and fees shall be paid in accordance with the provisions.

However, to the puzzle of the outside world, the record of the land real property certificate displayed in the Sales Department of the West City Capital Project shows that the volume ratio of the plot was increased from 1.58 to 2.2 on January 22, 2018. And the previous county office meeting identified the volume ratio of 1.5, and a far cry from it.

Was it the fourth meeting of the county planning committee in 2017 that the volume ratio of the project was re-approved, or was the volume ratio of the project adjusted many times for what reason?

To this end, on October 22, a reporter from China Real Estate News rushed to Longhui County Planning Bureau to interview Liao Zhou, the head of the technical pipeline unit of the bureau. He said that Longhui Countys new projects, as long as they do not have a significant impact on the surrounding areas, can apply for adjustment of the volume rate.

After the county planning committee meets and agrees and the project site publicity passes, it can be approved to increase the volume rate. To increase the floor area ratio is to pay the land transfer fee and increase the local revenue. Liao Zhou said.

Liaos statement was also confirmed in Dongcheng No.1 Project in the county. Records of land real property certificates displayed in the Sales Department of Dongcheng No. 1 project also show that the volume ratio of the land has been increased from 1.95 to 3.0 after approval in 2018.

In fact, there is a strict management system for the adjustment of floor area ratio. According to Article 5 of the Measures for the Management of the Volume Rate of Construction Land, which was implemented by the Ministry of Housing and Construction on March 1, 2012, any unit or individual shall abide by the volume rate indicators determined by the regulatory detailed planning approved by law, and shall not adjust at will, nor shall the volume rate be adjusted in the form of minutes of government meetings instead of the prescribed procedures. Article 7 of this method also clarifies the adjustable situation of the volume ratio: because of the changes in land development conditions caused by the revision of urban and rural planning, and because of the construction needs of urban and rural infrastructure, public service facilities and public safety facilities, the size of the land transferred or allocated and the related construction conditions have changed, the state and provinces, and the provinces, respectively. The relevant policies and regulations of the autonomous region and municipality directly under the central government are changed, and other conditions stipulated by laws and regulations.

In addition, this method also puts forward requirements for the adjustment procedure of floor area ratio. The competent urban and rural planning authorities should solicit the opinions of stakeholders in the planning area through local main media and on-site publicity. They should publish the volume rate adjustment procedures and the responsible departments in all links on the office sites and government websites.

Amazing speed of accreditation

There are not only many doubts about land use and volume ratio adjustment, but also the illegal construction of the project, which has been criticized locally.

The reporter of China Real Estate Daily verified from the relevant departments of the local government that the projects of Xicheng Capital were successively granted Construction Land Planning License, Construction Project Planning License and Construction Project Construction License on January 26, February 2 and February 5, 2018 respectively. On February 9, four days after obtaining the Construction Permit for Construction Engineering, the project obtained the Pre-sale Permit for Commercial Housing.

According to He Jinqi, deputy director of Longhui County Real Estate Bureau, the commercial residences in Longhui County are generally two floors underground and 30-32 floors above ground. The precondition for pre-sale permission is that the aforementioned documents are complete, the construction image progress or the investment amount reached more than half, the underground floor is calculated by two floors above ground and the above-ground building is one. It can be approved only if it reaches 12 or more levels (half of the 32 level or 16 levels).

From approval of construction to pre-sale permission, 16-storey tall buildings were built in about four days, which is almost impossible in Longhui. It can explain the fact that the project started construction illegally and illegally. To the same confusion of a local government official who did not want to be named, it took only 14 days for the project to work overtime on weekends, from obtaining the Construction Land Planning License to obtaining the pre-sale permit for commercial housing, creating a Myth of Long Hui.

There is an unconfirmed claim that after the report of undocumented construction, the relevant county departments of the project have speeded up the completion of the relevant procedures. After that, these procedures and the speed of certification became the capital of the related personnel of the project.

It is these projects that violate laws and regulations so blatantly that they disrupt the real estate market in Longhui. However, it is said that some projects or the interests of local government personnel are mixed in them, and it is not easy for them to be investigated and dealt with locally. The foregoing brother Liu said with emotion.

Before the start of school, volume and price skyrocketed.

Strange Longhui property market

Some of the chaos in the Longhui property market, the local people are in the eyes, hate in the heart. At the same time, a reality that can not be ignored is that in recent years, housing prices in Longhui have risen sharply and the public has a larger opinion.

The data of Longhui County Real Estate Bureau show that the average price of commercial housing in Longhui County is about 3500 yuan/square metre and 3900 yuan/square metre in 2016 and 2017 respectively. At present, the average price of commercial housing in Longhui County has exceeded 4500 yuan/square metre, with an increase of 30%. The commodity housing price of this county has jumped to the first or second level in one city of eight counties in Shaoyang City, ranking in the forefront of county-level cities in Hunan Province.

Statistical bulletin also shows that in 2017 the countys real estate development investment 850 million yuan, an increase of 15.3% over the previous year. Commercial housing sales area of 307 thousand and 900 square meters, an increase of 18.9%.

Based on the analysis of local government officials, industry insiders and real estate consultants, it is concluded that the main reason for the soaring housing prices in Longhui in recent years is that the county has reduced land supply, coupled with the inadequate disposal of idle land, which has led to the occurrence of long-term land hoarding, as well as the boost of preferential home buyersenrollment policy and market chaos. Because of.

Land price. Last December, Longhui County took a commercial and residential plot of land in the south of the city, which was about 3.6 million yuan per mu. The equivalent floor price reached 1,538 yuan per square meter.

Education. On June 4 this year, Longhui County Education Bureau issued the Announcement on Enrollment of Compulsory Education in Urban Areas in 2018, which classifies the enrollment sources of compulsory education in urban areas into five categories according to batches, among which the first three are the first three. The premise is the purchase of households, the fourth category, the fifth category is for renters. This is generally interpreted by the local people as that if ordinary people can not afford to buy a house in the county town, it will be difficult to read books in the county town public schools, which further aggravates the housing panic.

Longhui County real estate network online signature residential transactions trend map shows that in June, July and August this year, the countys residential transactions were about 500 sets, 600 sets, 600 sets, to September after the start of school, turnover cut to more than 200 sets. The average price of residential transactions in July this year rose rapidly from about 4300 yuan per square metre in June to about 4800 yuan per square metre, and fell back to about 4500 yuan per square metre in August and September.

Longhui County residential transaction trend chart

In terms of market order, since October 2016 and September 2017, Longhui County has deployed the work of rectifying and standardizing the real estate market successively, the rectification of the real estate market has achieved certain results, but the chaotic phenomena such as oversell, hesitate to sell and market speculation are still incessant.

Take Dongcheng one project as an example, its No. 11 building was granted a pre-sale permit in September 30th. But when China Real Estate News reporters visited the project sales department as house-keepers on October 22, their pre-sale license for building 11 was not publicized on the spot. Property consultant said that the 11 building of the project is still in store and will not open until November.

It is noteworthy that, with the occurrence of various chaos behind the soaring house prices, the risk of the local property market is also gradually emerging, and some of the buildings have been unable to deliver normally.

In Longhui County, a reporter from China Real Estate News found that the Dihao Chengwan project located near the north side of Fangda Park was unable to receive housing normally due to inadequate supporting facilities. The relevant departments of the county have been stationed in the project to set up a working group. The Zijin Tower, which is located at the intersection of Donghuan Road and Taohong Road and adjacent to the Sales Department of Dongcheng No. 1 Project, has not yet been demolished due to the tight capital chain. Although there are potential safety hazards in the two projects, some owners have already checked in.

County Working Group has been stationed in the office of the emperor Cheng Bay project.

The construction tower has not yet been demolished, but some of the households have lived in Zijin mansion.

Behind the soaring housing prices, the chaos of the real estate market in Longhui County, a poverty-stricken county at the national level, may be just a microcosm of the real estate market in the cities of the fifth and sixth tiers. However, the degree of insanity and negative typicality exposed by it are shocking and need to be highly valued by higher government departments. Source: China real estate report editor: Huang Jia _NNB6466