Revitalize the stock, work and life ... There are many highlights in Beijing's new policy of encouraging renovation and renting houses.

The development of affordable rental housing in Beijing is expected to accelerate further. On September 30th, Beijing Municipal People's Government issued "Guiding Opinions on Revitalizing the Use of State-owned Construction Land (Trial)" (referred to as "Opinions") to provide effective land use guarantee for the high-quality development of the capital. Among them, the "Opinions" innovatively put forward eight support policies, clearly defining that in key functional areas and around existing rail stations, it is encouraged to use existing buildings to rebuild rental housing.

In this regard, insiders pointed out that this policy may enable Beijing to establish a long-term financing mechanism for affordable rental housing. It is expected that other areas with mature urban construction may also introduce relevant policies in the future to encourage the conversion of existing land or buildings into affordable rental housing.

Beijing encourages the use of existing buildings to rebuild rental housing.

Specifically, the above-mentioned "Opinions" mentioned that the original land use right holders are encouraged to actively use it through independent and joint means; If the original land use right holder has no intention to continue the development and construction, it can be transferred through the land secondary market transaction supervision platform or stored by the institution listed in the reserve institution list of the Ministry of Natural Resources (there are buildings on the ground). Encourage state-owned enterprises to explore the establishment of professional platform companies, and make overall use of land and housing resources owned by enterprises through retirement and integration.

At the same time, encourage mixed use of industrial land. In the single-purpose industrial land, the supporting proportion of other industrial uses and living facilities shall not exceed 30% of the total building scale above ground, and the supporting proportion of living facilities such as retail, catering and dormitory shall not exceed 15% of the total building scale above ground. In line with the planning, ownership unchanged, the implementation of the building scale increase or decrease requirements, in line with safety requirements, to encourage key functional areas and existing rail stations around the use of existing buildings for renovation and rental housing. In terms of land use methods and years, the Opinions clarify that if land is used in flexible years, the transfer period shall not exceed 20 years; If the land is used by means of long-term lease, the lease term shall not exceed 20 years, and an application for renewal may be made at the expiration.

It is worth mentioning that the "Opinions" also stipulates that houses that are transformed into public services such as education and old-age care shall not be transferred in installments; For mortgage financing of construction land use rights, facilities and other properties obtained by enterprises in social fields such as education and pension, the mortgagor and mortgagee shall promise to ensure the continuity and stability of the original business activities after the realization of the mortgage right, and ensure that the land use will not change and the rights and interests of stakeholders will not be damaged.

In this regard, Zhao Ran, president of ICCRA Housing Leasing Industry Research Institute, pointed out that Beijing, as the first super-large city in China, should "shift from incremental-led extensional quantitative development to stock-led connotative quality development" in the process of exploring new models of real estate development. In this context, encouraging the use of existing buildings to rebuild rental housing is not only in line with the basic logic of urban renewal, that is, through the activation and upgrading of the system, improving the spatial attributes, deeply excavating and enhancing the value of existing assets, but also one of the five channels for the state to raise rental housing, which can guarantee the basic rental needs of new citizens and young people and improve urban functions.

In addition, Zhao Ran also said that this move can also realize the closed-loop business of "investment, financing, construction and management" of existing assets through public offering of REITs for rental housing, and realize the sustainable development of rental housing.

Source of data /ICCRA Housing Leasing Industry Research Institute

Or establish a long-term financing mechanism for renting houses.

The development of affordable rental housing is the top priority of China's housing system construction. Since the State Council issued "Opinions on Accelerating the Development of Affordable Rental Housing" in June last year, relevant supporting policies for affordable rental housing have been introduced one after another, including increasing land supply, reducing taxes and fees, giving financial awards, establishing a multi-department joint audit mechanism, simplifying the examination and approval process, and revitalizing the housing market by rewarding the qualifications for purchasing houses. , accelerate the development and promotion of affordable rental housing construction.

It is reported that during the Tenth Five-Year Plan period, 40 key cities across the country initially plan to add 6.5 million sets (rooms) of affordable rental housing, which is expected to help solve the housing difficulties of nearly 20 million people. Beijing, Shanghai, Guangzhou, Shenzhen and other key cities. It has also increased the proportion of newly rented housing, which generally accounts for more than 40%-45% of the new housing supply.

Under the policy objectives, the construction of affordable rental housing in various places has been accelerated, management projects have been steadily advanced, and the supply increment has expanded rapidly. From the perspective of rental housing, Jaco, president of 58 Anjuke Real Estate Research Institute Branch, pointed out that the principle of multi-subject investment and multi-channel supply is adopted at present. On the one hand, actively promote the construction of affordable housing, and generally support a certain proportion of rental housing in the land transfer link; On the other hand, increase the supply of rental housing from various channels.

Taking Beijing as an example, the construction of affordable housing has been vigorously promoted in recent years. In August this year, the White Paper on Housing and Urban-Rural Construction in Beijing (2022) was officially released. According to the white paper, in 20021year, Beijing raised 6 1003 sets of policy housing, exceeding 50,000 sets of tasks for the whole year. Among them, collective land lease houses 1 1899 sets, public rental houses 325 1 sets, property houses 7042 sets, and directional resettlement houses 3881sets.

By 2022, ICCRA statistics show that from June 5,438 to August this year, 56,830 sets of guaranteed rental houses have been built in Beijing. In this context, Zhao Ran said that this policy may enable Beijing to establish a long-term financing mechanism to guarantee rental housing, which is conducive to achieving the goal of raising 400,000 sets of guaranteed rental housing during the Tenth Five-Year Plan period.

It is conducive to the balance between occupation and residence and optimizing the housing supply structure.

It is worth mentioning that the housing problem of Beijing, Shanghai and other big cities is not only reflected in the imbalance between supply and demand, but also in the strong imbalance between occupation and housing.

In June last year, the General Office of the State Council issued the "Opinions on Accelerating the Development of Affordable Rental Housing", proposing that the upper limit of supporting land area for industrial projects in industrial parks can be increased from 7% to 15%, and the increase is mainly used to build dormitory-type rental housing; The plan of renting housing land alone is mainly arranged in industrial parks and surrounding areas, near rail transit stations and key urban construction areas, and a certain proportion of rented housing is encouraged to be built in subway superstructure.

In fact, Beijing's urban construction is at a relatively mature stage, and the land resources that can be developed and constructed are relatively tight. Compared with new construction land, many existing construction land is in a better position, so that after it is converted into guaranteed rental housing, it can better meet the work and housing needs of new citizens and young people and improve their rental quality. In this context, Huang Hui, a senior analyst at RealData, believes that the policy explicitly encourages the construction of rental housing next to key functional areas and existing rail stations, which is conducive to the balance between occupation and housing and the optimization of housing supply structure.

Jaco also said that this policy follows the principle of multi-channel supply, selects key functional areas and areas around existing track stations, and uses existing buildings to rebuild rental housing. This way can make full use of buildings with low utilization rate, including some commercial projects with high vacancy rate, so that they can enter the rental market in a more reasonable form; On the other hand, because the geographical location is relatively closer to rail transit, it is also conducive to the travel of renters.

In addition, Huang Hui said that this policy has clearly put forward the implementation path, such as encouraging land use rights holders to make active use independently and jointly, and encouraging state-owned enterprises to explore the establishment of professional platform companies. It is expected that more private housing leasing enterprises will participate in the construction of stock land and rental housing projects in the future.

Guo Yi, chief analyst of Heshuo, believes that some commercial and small-scale commercial and residential projects, as well as products such as factories and office hotels, have limited market demand space at present, and their assets have depreciated significantly, which has squeezed a lot of funds from enterprises. In this context, the above policies can revitalize these stock assets of enterprises. However, in practice, enterprises need to consider the relationship between overall operation and asset withdrawal.

It is worth mentioning that after the introduction of this policy, will more cities follow suit in the future? In this regard, Huang Hui believes that this policy clearly regards the construction of affordable housing as one of the directions for the conversion of existing construction land and buildings, which is conducive to improving the efficiency of the use of state-owned construction land and promoting the development of affordable housing. It is expected that in the future, other areas with mature urban construction will gradually introduce policies to encourage the transformation of existing land or buildings into rental housing.

Zhao Ran also said that Beijing's new policy has made a detailed explanation in the aspects of building function transformation, land use mode and years, land transfer price payment and transition period, and it has strong operability and is worth learning and popularizing in other cities.