Pay attention to property rights risks when buying a house and sending it to the basement for free.

Although in recent years, the gift area of the ground has been "bound" in the Dongguan property market, with the increasing scarcity of land, developers have begun to ask for space underground. The Real Madrid Palace and Guangyao Sandu Songshan Lake, which are under construction, will be given two floors of basements, which are already overwhelmed, larger than the property area that has been handed over, or even twice the property area. However, it should be noted that giving away the area is a way to scratch the edge, and there are risks such as unclear property rights, illegal expansion of buildings, and potential safety hazards. However, this practice has been relatively calm in recent years, and there have been no major problems. When buying a house, citizens should ask in detail, keep relevant materials and make audio and video recordings as evidence of rights protection.

This villa has a two-story basement.

Now developers have played the card sending, sending cards to basements, gardens, balconies, terraces, patios, rooms, elevators, bay windows and so on. , in various ways.

On the south side of Bayi Road in Dongcheng, the residential area of Gong Li Palace in Real Madrid is under construction. In the temporary consultation center, the sales girl introduced that the project is expected to enter the market at the end of this year or early next year, and the first batch of villas with more than 300 square meters will be launched, "4 floors above ground and 2 floors underground". She said that the donated area of the villa is very large, and the second basement is also donated. Together with the donated area, the total area of 340 square meters of townhouses reached 739 square meters, and the total area of 370 square meters of duplex and townhouses reached 928 square meters.

Based on this calculation, the donation area of 340 square meters is 399 square meters, which is more than the real estate area 17%. 370 square meters apartment, with a gift area of 558 square meters, 65438+ 0.5 times the real estate area!

Except for a few villas in a few projects, such as Fantasia Junshan, which has two underground outdoor rooms, the previous villas in Dongguan generally only had 1 basement, or even no basement. Nowadays, Real Madrid Gong Li has built a large number of villas with two basements, which really attracts the attention of the market.

Of course, Real Madrid Gong Li is not dominant, and there are similar villa units in Songshan Lake's Guangyao Sandu Songshan Lake project. According to industry sources, a 100 square meter "limited edition hardcover flat villa" will be launched in Songshan Lake, Sandu, Guangyao, with only 1 floor on the ground, but there is a hole in the ground with two floors. The whole villa grows underground, with a total area of 300 square meters and a gift area of 200 square meters, which is twice the property area!

In response to this news, the relevant person in charge of Guangyao Real Estate Dongguan Company is unwilling to specify the specific apartment structure, only that there are not many villas with 100 square meters, which are not the main products. The project is expected to enter the market at 1 1.

Gifts are complex and diverse.

In Dongguan property market, especially villa market, it is a common practice for developers to give away basements. In addition, developers also send gardens, balconies, terraces, attics, rooms and so on. Get on the ground and play free cards.

Tangxia Vanke Langrun Garden is selling 350 square meters townhouses. Sales staff said that the villa gave the lighting patio and elevator space, and all the vertical space of the lighting patio was given. After the floor is poured, the usable area is greatly increased, and the total area of the whole villa can reach 500 square meters. Based on this calculation, the gift rate is as high as 43%.

Zhonghui Kalilan, located in the East Plate of Dongcheng, specializes in duplex villa products. At present, there are 82,95 136 square meters of three-bedroom and four-bedroom units on sale. Of course, these units are only the area on the real estate license. After adding the gift area, these units become 122, 128 and 180 square meters respectively.

Cheng Nan Xiping Yujun Garden is selling 81-10 square meter "2+ 1" apartment, giving away 10- 15 square meters, the giving rate is about 13%.

Wanke Longrun Garden, Zhonghui Carreland and Junyi Garden adopt the way of floor delivery. Some projects give away ground gardens. For example, Country Garden Park Bay in Sha Tin is selling three rooms with 92 and 96 square meters on the first floor and 80-200 square meters in the backyard. As for giving away balconies, bay windows, gardens and terraces, it is even more common in Dongguan. Now most projects have more or less a gift area.

Ground tension gives birth to the delivery area.

Building area gift in Dongguan is nothing new. According to Che Derui, director of Dongguan Zhongyuan Strategic Research Center, as early as 2006, the developers in Dongguan began to play with the gift area, represented by Shangshuyuan and Xiang Bin Times Park in Dongcheng. For example, Xiang Bin Times Park sold duplex apartments at that time, "buy one floor and get one free", which was quite generous. Driven by apartments and houses, villas also began to give away basements, with Vanke Tang Yue and Hongxi Noah as pioneers.

After discovering that the free gift was welcomed by the public, the developer made a big gift card and expanded the construction area beyond the floor area ratio through design technology. For a time, the index of land volume ratio (the ratio of ground construction area to land area) sounded the alarm.

In 2009, seeing that the momentum was not good, the government stepped on the brakes. In March of that year, Dongguan Urban Construction Planning Bureau issued the Notice on Adjusting the Provisions on Area Calculation of Construction Project Planning Scheme in our city (No.8 [2009] of Dong Gui Fa). Although the notice is only more than 600 words, it puts a spell on the real estate gift area. Among them, "the sum of the balcony area of each household in the residential building (including indoor gardens, indoor gardens, etc.). ) more than 20% of the indoor construction area, should be included in the floor area ratio according to the whole area ",binding developers. Since then, on the whole, the gift area has been greatly standardized. At present, the gift area mentioned by developers often includes the bay window area, which is calculated separately from the balcony area. Meet certain indicators, can not be included in the floor area ratio.

According to industry insiders, each piece of land has a floor area ratio index, and the ground construction area has an upper limit. If part of the building area is expanded beyond the floor area ratio through design technology, developers can increase the usable area and get more RMB. Although these extra building areas are euphemistic presentations, the developers have passed on the cost to the property area because "the wool is on the sheep". And this part of the expanded area, because there is no land price cost, so the overall cost is lower, the profit is higher, and it can be sold at a lower price, thus improving the cost performance of the project. For some just-needed units, if there is an expanded area, it can make the units more compact and practical. If it is 80 square meters, it can achieve a three-bedroom pattern, which is more popular with the public and the project delivery speed is faster.

Chen Junliang, secretary general of Dongguan Real Estate Association, said that in the final analysis, there is such a thing as giving away the area because there is less land available. There used to be a lot of land, and there was basically no need to build a basement in the villa. Now, there is less and less land, and they need underground living space. Basement is not included in the floor area ratio, so the development freedom is greater. In some sparsely populated areas in Europe and America, there is no subway at all. Japan has a large population and a well-developed subway, so does the basement of real estate development. As for the gift area on the ground, if there is more land, then the house price will be low. Do you still need to play with gifts?

A two-story basement may be difficult to achieve.

Less land gave birth to the gift area. In the villa market, it is mainly reflected in the basement or even the second floor basement.

In the early years, villas in Dongguan did not have basements, such as Jinghu Garden, Fengjing Golf and Dongcheng Center. It was only in recent six or seven years that the villa was attached to the basement. Now, there is a villa apartment with two basements. Then, will Real Madrid Gong Li and Guangzhou Pharmaceutical Sandu Songshan Lake trigger a herd effect and bring many imitators?

Compared with the ground space, the underground space is more difficult to deal with in terms of ventilation, lighting, moistureproof and drainage. The living comfort is weak. Therefore, the basement is mainly used for entertainment, meeting guests, cellar storage and other spaces as well as servant rooms. The master bedroom and guest bedroom are generally on the ground.

Che Derui said that from the current construction technology and market demand, the two-story basement should be just an example and will not form a general trend. On the contrary, the sunny basement is a more obvious trend. Sunshine basement refers to the basement with a part of space on the ground, which has good ventilation, lighting and moisture-proof effects.

Analysts said that due to the shortage of land, the basement was born. The construction cost of the basement was high, but the comfort was not as good as the ground space. At present, there is no shortage of land in Dongguan, where a large number of people can live in basements. At present, villas are still blooming everywhere, and most of them only have 1 basement. From this point of view, the development of the second-floor basement in Dongguan will be slower.

skill

The real estate enterprise promises to give away the area.

Owner retains evidence

The gift-giving technique in the property market has been around 7 years in Dongguan, and the developers have played very well.

Giving away the area is a way to scratch the edge, and there are risks such as unclear property rights, illegal expansion of buildings, and potential safety hazards. However, in recent years, this practice has been calm as a whole, and there have been no major problems. However, some projects are also controversial in the later stage. Last year, for example, there was an argument about who should pay the post-construction cost of the donated site.

(The above answers were published on 20 16-09- 13. Please refer to the actual situation for the current purchase policy. )

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