How did Rushan Silver Beach become the "second Hegang" when the sea view room sold cabbage prices? Geography of real estate market

Golden sunshine and soft beaches. In Rushan City, Weihai City, Shandong Province, China, there is a beach as white as silver. Across the sea from South Korea and Japan, it is known as "the first beach in the world" and "Hawaii in the East". For more than ten years, the beauty of Rushan Silver Beach has not escaped the attention of real estate developers and housing groups, and has become a land rich in sea view rooms.

According to incomplete statistics, there are more than 200 communities on this coastline with a depth of 3 kilometers and a stretch of more than 20 kilometers. Around the "thumb" landmark of Yintan, there are rows of residential areas, such as Waterfront House, Xianghai Garden, Haiyun Sunshine Garden and Haidu Garden. Each name must be associated with the sea.

However, unlike the traditional sea view rooms, which are scarce and expensive, the sea view rooms in Rushan Yintan have a large amount of development and a high vacancy rate. Now, the second-hand market sells "cabbage price", which is called "the second Hegang" by the locals.

The reporter found on the real estate information platform that as of June this year165438+1October 1 ~ 17, the average transaction price of second-hand houses in Yintan was 2722 yuan/square meter, which was lower than that of the previous week14.1. Specific to the micro-housing, there are many sea-view rooms near the sea with a total price of only about 50,000 yuan, and the total price of 92 square meters of housing is only 68,000 yuan, with an average price of 740 yuan/square meter.

Compared with the average price of second-hand houses comparable to Hegang, the new house in Rushan Yintan has sold for nearly 10,000 yuan. According to local agents, many viewing groups don't know the price difference between a second-hand house and a second-hand house. Some people buy several sets, but when they want to resell them, they find that they have already suffered a huge loss. "I basically don't recommend new houses in Yintan, and second-hand houses can be seen."

Sea view room in the hometown of longevity

Apart from seascape and oysters, Rushan in Shandong seems to be little known. In fact, Rushan is not only the "hometown of longevity" along the coast of China, but also the story background of Feng Deying's novels "Kucaihua", "Winter jasmine" and "Shanju", a famous writer in China, and the heroic deeds of the national pioneer "Ten Warriors of Mashishan".

However, it is Silver Beach that tells more stories. According to the official description, the sand in Rushan Silver Beach is all high-grade quartz sand with fine sand and high magnetic content, and the silica content in the beach is as high as 98%. This is a natural sanatorium. In 2003, Rushan was the only place in China that won the UN Habitat Award.

There is even a widely circulated propaganda saying that Yintan is one of the healthiest and longevity places in China, where 90-year-old people can be seen everywhere, the air is particularly fresh, and it is also a convalescent place for patients with various chronic diseases and senile diseases. Many people suffering from skin diseases, asthma, cardiovascular and cerebrovascular diseases and joint diseases have improved after living in Yintan.

Whether the above remarks are scientific or not is unknown for the time being, but for real estate developers who see business opportunities and people who are depressed about health and old-age care, it is tantamount to a huge temptation. It is precisely because of this that in recent ten years, a series of sea view houses have sprung up in Rushan Silver Beach, and old people all over the country have unknowingly bought a set of "old-age houses".

The craziest period is from 2007 to 20 10, which is considered as the peak of Rushan real estate development. During this period, the total completed area of Rushan Real Estate reached 5.62 million square meters. With the promotion of seascape, convalescence and old-age care, many seascape rooms have sprung up, dazzling many local people, and the elderly who follow the house-viewing group are also in an endless stream.

According to local agents, at that time, many sea view rooms were in the name of providing for the aged, traveling to see the house and renting and raising loans. The old people of the viewing group came here by bus in the name of free play, and were finally taken to the sales office. Many people started with non-stop sales. Buying a suite depends on investment and pension.

However, due to the large-scale development and oversupply of real estate, the housing price in Rushan has stagnated in the past decade, failing to bring benefits to investors like other economically developed places. People who want to provide for the aged also find that besides the beautiful seascape, other facilities here are not perfect, the transportation is inconvenient and the business is monotonous. When they want to sell, they can't find a "receiver".

The reporter saw on the real estate agency platform that the prices of second-hand houses in Zhou Haiyang Pearl, Jiangjun Binhai Garden, Guan Hai Tingtao, Gong Yu Garden and Bihai Hua Ting North District dropped significantly, among which the average listing price of Ocean Pearl was 2,757 yuan/square meter, down 8.3% from last week, Jiangjun Binhai Garden was 2,370 yuan/square meter, down 8% from last week, and Tingtao in Guan Hai was 2,600 yuan/square meter, down 5.5% from last week.

Among the communities with the cheapest housing prices, the average listing price of Donghai Garden is only 1.083 yuan/square meter, Hu Hai Jiayuan 1.233 yuan/square meter, holiday seascape Yonghuayuan South District 1.427 yuan/square meter, and Baihai Binhai Jiayuan 1.606 yuan/square meter. ......

According to a local intermediary, Rushan was once called a "ghost town", mainly because the first-hand houses grabbed the market. At that time, many old people "bought multiple sets by one person", but found it inappropriate and difficult to change hands, resulting in a high vacancy rate in the community. In many places, the heating in winter is not up to standard, and the huge inventory leads to the price of second-hand houses.

Some of these elderly people from other places choose to live quietly on this beach regardless of the investment-income ratio and have the right to provide for the elderly in summer; Some people can't stand the inconvenient transportation, and the urban environment is primitive, so they choose to sell at a low price and leave. Nowadays, it is rare to see the scene of large-scale development of new houses in Rushan Yintan. Most of them are widowed old people and unsold second-hand houses.

The long road to destocking

For a long time, people living in Rushan Silver Beach have been deeply troubled by inconvenient transportation.

In June this year 165438+ 10, in the proposal of the 11th session of Rushan CPPCC 19, some members suggested "increasing the bus frequency or lines in Binhai New Area". Rushan City Transportation Bureau replied that the proposal is feasible and necessary, but it is still difficult to increase the number of bus trips or lines in Binhai New Area due to objective factors.

The data shows that there are a total of bus lines 10 in Binhai New Area to facilitate the travel of residents in Yintan, of which 4 lines reach the urban area and 6 lines operate in Yintan area, accounting for 13% of the total number of bus lines in the city. 45 vehicles are put into operation every day, accounting for 25% of the total number of vehicles put into operation every day.

However, due to the increasing number of private cars and other factors, the number of people traveling by bus is decreasing year by year, which leads to serious losses for bus companies and makes it difficult to maintain normal operation. In addition, affected by the epidemic situation in COVID-19, the floating population in Yintan has obviously decreased in recent years, and the demand for public transportation has also decreased. It is still difficult to increase the number of bus trips or lines in Yintan.

The inconvenience of public transportation is the corner of the embarrassing situation of Rushan Yintan. In recent years, the local authorities are still trying their best to stock up and upgrade the sea view room to a healthy city, but they have never fundamentally reversed the situation of the property market.

As early as 20 15, Rushan began to adjust the positioning of Yintan tourist resort to a new city, build a livable new city and seek transformation. Rushan Yintan cancelled the planning approval of ordinary sea view rooms in the early days, requiring all coastal projects to provide catering centers, medical care, cultural entertainment and other services in the planning to create a "healthy paradise for the elderly".

It was also during that time that various apartments for the elderly emerged in Rushan, and many health care and pension institutions such as Fuxing Apartment for the Elderly, Love Source International Center for the Elderly and Lily Apartment for the Elderly were introduced and built locally. However, at that time, there were also old brands who quietly ran away after raising funds, leaving the elderly with nowhere to cry in the face of "chicken feathers in one place".

For the existing second-hand houses, Rushan is committed to making full use of them, guiding the development enterprises to introduce professional health care institutions, and consuming the vacant buildings caused by investment or short-term vacation through the whole building leaseback, unified renovation and joint operation with hotel management companies and health and property service companies. Introduce capital to revitalize some unfinished buildings.

However, until today, nearly 10,000 new houses in Rushan are still paid by people, and the price of second-hand houses continues to be low.

At the end of 2020, due to frequent reports from buyers, they were forced to buy a house while participating in a tour group. Rushan held a symposium on the healthy development of real estate, saying that it will improve the supervision mechanism of the real estate market, use big data to supervise the whole process of the real estate sales industry chain, explore the cooling-off period mechanism of buying houses, and avoid the difficulty of checking out and refunding from the system.

At the end of 20021,in order to standardize the sales market of sea-view houses, Rushan city implemented the "six-step house purchase law" in combination with the characteristics of Yintan housing market, created a supervision mechanism from signing to after-sales, and safeguarded the legitimate rights and interests of buyers.

The so-called "six-step house purchase law" is to safeguard the legitimate rights and interests of buyers through six mechanisms, such as "house inspection group" filing, active disclosure of information, notification of rights and obligations, signing of house purchase instructions, unified signing of "contract house" and implementation of "cooling-off period" for house purchase. Housing enterprises must take the initiative to fulfill their obligation to inform, and put an end to the sea view room transaction disputes caused by false propaganda.

In the work plan of the Housing and Urban-Rural Development Bureau of Rushan City in 2022, it is also necessary to strengthen the supervision of the sales process of sea-view houses, interview the development enterprises with poor policy implementation and irregular sales process, and order them to make rectification; And fully implement the "three-code publicity" and "five real houses" to improve the transparency of housing transaction information.

Some insiders believe that the development and policy evolution of Rushan real estate market reflects the embarrassment faced by some cities with seascape or rich tourism resources, that is, the pressure of destocking in the property market. In the long run, digesting idle real estate needs the support of population and industry, which is a long way to go for Rushan, which has a population of just over 500 thousand and is still promoting the transformation of marine fishery.