A real-life investigation into Dinglong Bay: sales promotions are too "moist" and apartment hosting has many "routines"

"Dinglong Bay covers an area of ??25,000 acres, with tens of billions invested in its construction. Currently, more than 30 billion has been invested. Our project has three cores, Water World, Ocean Kingdom, Animal Kingdom, and This 16-kilometer golden coastline. ”

The sofas and tables and chairs around the sand table were filled with home-buying groups from different places, and various dialects were heard. According to real estate consultants, Dinglong Bay will have "nearly 10,000 acres of wildlife world, construction is expected to start by the end of the year", "3,000 acres of Ocean Kingdom theme park" and "multiple international hotels".

Publicity and reality form a "parallel world"

Information shows that Dinglong Bay is invested by Guangdong Dinglong Industrial Group Co., Ltd. (hereinafter referred to as "Dinglong Group"). Currently, the main amusement park that has been put into use in this tourist area is the Desas Water World Theme Park, which is surrounded by projects such as the Desas Cowboy Town and the Western Guangdong Intangible Cultural Heritage Experience Base.

If we take the theme park as the center, the south side is the beach and coastline, the west side is the Dinglong Bay Phase I, II and III residences, and the east side is the Phase IV residences that are being pre-sold. .

In mid-September, the area in Dinglong Bay where the first, second and third phases of housing are concentrated seems quite deserted. Tourists can rent a one-bedroom sea view room for just over 100 yuan per day. In the only lifestyle supermarket in the tourist area, only the arrival of home buying groups can bring popularity. More often than not, there are more clerks taking care of the goods than customers entering the store in twos and threes.

The "Guangdong Province Key Construction Project Plan for 2020" shows that the construction period of "Wuchuan Dinglong Bay International Marine Ecological Tourism Resort" is from 2009 to 2025, with a total investment of 60 billion yuan. By 2019 By the end of the year, a total of 6.35 billion yuan of investment had been completed.

In the "Construction Content and Scale" column of the above-mentioned plan, it is stated, "Construct the Ocean Kingdom Group, Dinglong Bay Thousand Seas (Plot D01), Ocean Park, Hot Spring Town, French Style The town, Le Meridien Hotel, Sheraton Resort Hotel, Hilton Hotel, Conrad Hotel, and Dinglong Bay Burj Al Arab Hotel have basic supporting facilities."

Among them, there is no "nearly 10,000 acres of wildlife world" promoted by real estate consultants and Dinglong Group to home buyers, and the number of international hotels built has not reached the " 15 star hotel kingdom”.

In fact, the Guangdong Province Investment Project Online Approval and Supervision Platform shows that the Wuchuan Dinglong Bay Shengtani Resort Hotel filed for registration on September 17 this year, and was reviewed and approved on September 27. The start and end years of the project are 2020 November 1, 2022 - November 1, 2022.

The selling price of residential buildings is much higher than the land price.

Thanks to the publicity campaign of Dinglong Bay, its sales volume also topped the list in Zhanjiang City. The "Analysis Report on Zhanjiang Commercial Housing Sales from January to June 2020" shows that Dinglong Bay ranks first in the number of commercial housing units signed online in Zhanjiang. Dinglong Bay also ranked first in the Zhanjiang residential online signing rankings from July to September.

Judging from the fluctuations in house prices, the average price of the fourth phase of pre-sale housing in Dinglong Bay is also much higher than the average sales price of commercial housing in Wuchuan City. According to Fangtianxia’s statistics on house price trends, prices in Dinglong Bay have risen to 12,000 yuan/square meter since March and to 13,000 yuan/square meter from June to September. During the same period, the average sales price of commercial housing in Wuchuan City was between 7,000 yuan and 8,000 yuan.

In 2013, Wuchuan Dinglong Real Estate Co., Ltd. won three parcels of land, G13-07, G13-08 and G13-09, at the lowest price. The floor prices were all 141.67 yuan/square meter. In 2017, Wuchuan Dinglong Jizhaowan Marine Ecological Resort Co., Ltd. won two plots of land, CWGC2017012 and CWGC2017014, with a floor price of 138.89 yuan/square meter. Comparing the current housing prices in Dinglong Bay with the previous floor and land prices, the difference between the two is more than 90 times.

On September 23, the above two companies successfully auctioned the CWGC2020020 and CWGC2020021 parcels of land respectively at the starting price. The land uses are commercial land and facility land.

In addition, the remarks of the parcel CWGC2020021 state that the building "setback shall be no less than 80 meters from the coastline, and the building setback shall be mainly greening within the range of 80 to 100 meters."

Relevant persons from the Wuchuan Municipal Natural Resources Bureau stated in the exchange that the request for the concession of the coastline was based on the detailed regulatory planning of the Qinba and Wangcun Port Coastal Ecological Resorts, and the detailed regulatory plan was also Prepared in accordance with the above-mentioned "Master Plan".

There are many "routines" for apartment hosting

Regarding the income described by the real estate consultant, the person admitted that it is difficult for owners to obtain an average income of more than 1,000 yuan per month. At present, Dinglong Bay has distinct off-peak and peak seasons. Only in the peak seasons from June to August can some rental income be obtained. In other months, it is difficult to guarantee income.

In November last year, Mr. Luo, who went to Dinglongwan to take over a house, saw a promotional booth for Biden Apartments at the door of the property company. Considering that he had no time to take care of the house, Mr. Luo signed a hosting contract with the other party, and then paid nearly 12,000 yuan according to the soft decoration quotation list given by Biden Apartment.

According to the contract content provided by Mr. Luo, the starting date for leasing income is mid-February this year, and judging from the income statement he received, as of the end of July, the cumulative income was approximately -300 yuan. Similar to Mr. Luo’s situation is Ms. Feng. As of August, her cumulative income was also negative. When Ms. Feng wanted to terminate the contract with Biden Apartments, she was told by the other party that she would have to pay an additional 3,000 yuan in liquidated damages according to the contract.

Looking back at the contract between the two parties and the profit and loss statements received every month, Mr. Luo believed that the two parties agreed at that time to give 60% of the income to the owners, but in fact, Biden Apartments deducted various costs. There is little net profit left, leaving owners with negative earnings.

The above-mentioned industry insiders bluntly said that in the process of hosting apartments, owners should be careful of three "routines". One is that the apartment charges the owner a soft decoration purchase fee that is higher than its own value. The second is that the apartment owner deliberately increased operating expenses during operation and profited from it. The third is that when the owner actively proposes to terminate the contract, the apartment owner can charge another liquidated damages according to the contract.