Reasons for the rotten tail of Xi 'an Apple City

Before 20 10, almost all urban reform projects approved by Xi' an were directly sold in the market with incomplete five certificates. Before the demolition of some projects, sales advertisements began to fly and brag.

After the funds broke, the developers ran away, and the sales department was empty, and the long road to safeguarding rights began. Leaving behind one unfinished building after another, it has harmed a group of property buyers.

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The uncompleted residential flats are like the scars of the city. For property buyers, it is like a bolt from the blue. As a result, the owners of uncompleted residential flats have embarked on a long road of safeguarding rights, and at the same time, some families have gone bankrupt. A bad ending is like a nightmare, which is a topic that all buyers are unwilling to mention. But it will never end.

On July 9th, the "Self-help Notice" of Apple City was issued, and the "Rebirth" plan was launched for the 12 Apple City Project in Yanta District. In 2008, the Apple City project, located in Dongyi Road, the core area of the south of the city, fell through because the capital chain of the developer Shihua Company was broken and the debt problem was complicated. The form of this "rebirth" is:

1. prospective owners raise funds to save themselves. The prospective owner makes up the difference 1350 yuan/_.

2. The government entrusts a third-party enterprise to resume work and rebuild: the renovation affairs center of villages and shanty towns in Yanta District of Xi issued a power of attorney to the state-owned enterprise of Yanta District, Xi Yanta Science and Technology Innovation Base Construction and Development Co., Ltd., and organized the collection of self-help funds for the Apple City project and other related matters.

Judging from the form of "rebirth", there seems to be no problem. However, there are many problems and contradictions in the operation:

1. What is the payment standard for the price difference of 1350 yuan/_ paid by the prospective owner?

The project is an unfinished building in the same city, and some owners buy houses through groups. The unit price is not uniform: the price difference is 2000-6000 yuan/m2; Payment methods are not uniform: 30% down payment, 50% down payment, full payment. Therefore, there is no uniform standard for making up the difference, and the raising of special "self-help" funds is the biggest difficulty.

2. The owner has any objection to the construction enterprise responsible for reconstruction.

Xi Yanta District Urban Village and shantytown renovation affairs center only issued a power of attorney, and Xi Yanta Science and Technology Innovation Base Construction and Development Co., Ltd. collected "self-help" funds from the owners to be responsible for restoration and reconstruction. In the absence of formal red tape or regulatory policies, it is normal for owners to worry about the reconstruction ability of taking over enterprises.

Judging from the analysis of the "rebirth" of the Apple City project from the above two points, it is very difficult to regenerate. Whether it is the collection of "self-help" funds or the resumption of work, without the intervention of relevant regulatory authorities and the unanimous opinion of all owners, this start-up reconstruction may be "aborted"

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At present, there are hundreds of unfinished buildings in Xi 'an. But through the inventory and analysis of uncompleted residential flats, the most fundamental reasons for uncompleted residential flats are as follows:

1. Capital chain break and debt reasons. In the past, the supervision system of the real estate market was not standardized and perfect. Speculative real estate enterprises only use a small amount of funds to invest and develop. After the capital chain broke, they directly built and built real estate projects, which became unfinished buildings. Or in the development stage, due to the creditor's rights problem of housing enterprises, the management of housing enterprises failed and the outcome was not good.

2. Reasons for incomplete documents. In the case of incomplete documents, start selling projects without authorization. In the harsh market environment, it is impossible to support the development and construction of the Capital Building with sales funds. The introduction led to the break of funds.

3. Reasons for compensation for demolition/city change. In the development project and the relocated households can not reach a relocation compensation agreement, the construction project. In the subsequent construction, demolition and resettlement will slow down the unfinished tail.

However, there are also some unfinished buildings that have been reborn. After the problems left over by the project were thoroughly and properly handled, the construction was restarted and finally reborn.

① Global Xi 'an Center, the core of Keji Road in High-tech Zone, 1996 capital chain is broken. 20 15 for blasting reconstruction. After the gorgeous turn, the current price of Xi 'an Center Global Apartment is 50,000-80,000 yuan/square meter.

② Shaanxi Information Building, west of provincial stadium, 200 1 capital chain is broken. In 2005, the municipal government was involved in the facade decoration by Shaanxi Investment Group, and it revived in 2009. Upon completion, it will be Crowne Plaza Hotel (five-star hotel).

③ Xijiangyue, the largest uncompleted residential flats project in the south of the city. 20 14, incomplete documents indirectly lead to the break of the capital chain. In 20 19, it was rumored that Poly would take over this rotten "famous dish" of thousands of acres.

Through analysis, in the final analysis, the core issue is the funding issue. Resurrection projects have their own regeneration methods, either developers start the project from scratch and rebuild it, or tear down the unfinished building and redevelop it; Either the government participates in the coordination and the third-party enterprise takes over (or the developer transfers it by itself).

Apple City project can only be revitalized through the "self-help" of prospective owners who have already bought houses. Without handling all core issues properly, it will undoubtedly lay another hidden danger for the later "rebirth".

three ...

Looking at the situation of land acquisition by housing enterprises in the port area in the past two days, we can see that there may not be uncompleted residential flats in the real estate market in Xi 'an in the future.

On July 8-9, the port area auctioned 795 mu of land for two consecutive days. However, the development and self-management ability of two large commercial entities with more than 6,543,800 yuan is the prerequisite for developers to develop residential projects in the port area.

On July 8, it was specially agreed that 654.38 million yuan _ commercial land acquisition:

1. The bidding applicant or its actual controller must be a Fortune 500 company (subject to the list published by Fortune magazine in 20 19);

2. The bidder must invest in the construction of a commercial complex with a total construction area of not less than 65,438+ten thousand _ _ in the parcel, and put it into operation within 3 years after the land transaction. After completion, it shall be responsible for its own profits and losses and shall not be sold to the outside world.

On July 9, it was specially agreed that110,000 _ commercial land acquisition:

1. The bidder shall introduce the characteristic sports industry into the plot with a construction area of not less than 1 1 10,000 square meters. It shall be held for not less than 8 years after completion, and shall not be sold separately within 8 years.

In other words, the land auctioned in the port area these two days is actually to assess the comprehensive strength of developers by taking land. You must have the ability to develop and build large-scale commercial complexes and self-sustaining operations, and have strong urban operation and construction capabilities to be eligible to participate in land acquisition. This is not just a traditional land auction: the highest bidder gets the land.

It can be seen that housing enterprises that do not have certain development and construction capabilities and urban operation and construction strength in the future will not even get land. The government controls the development ability and financial strength of housing enterprises from the source, and eliminates the emergence of bad housing enterprises from the qualification of land auction.

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