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Reporter of China Business Network: Chen Ronghao Editor of China Business Network: Chen Mengyu

Various places have gradually focused on the actual situation of houses.CARPARK RATE。

According to incomplete statistics from a reporter from the "Daily Economic News", since the beginning of this year, cities including Shenzhen, Fuzhou, Changsha, Foshan, Huizhou and others have successively adjusted their capacity planning methods. Many cities in Zhejiang Province have introduced policies from different angles, such as clearly reducing the common area of ​​residential buildings in land auctions.

During the interview, the reporter learned that some public spaces or sky gardens are not included in theFloor Area RatioAfterwards, it will have an indirect impact on the actual floor space ratio of the house. Developers can adjust the products during the design, which will help reduce the common area and effectively improve the actual floor space ratio.

For example, Hefei mentioned in its specific policy that "normal standard balconies with a projection area less than 20% of the floor area ratio, whether enclosed or not, will only be counted at half the floor area ratio". When developers design projects, in theory, they can make the area of ​​the balcony within 20% of the total floor area of ​​the house, and only count half of the area, which is equivalent to directly increasing the actual floor area ratio.

On the morning of August 19, a person from a leading real estate company in Hefei told a reporter from the China Business Network that after Hefei adjusted the new rules on floor space planning, the actual floor space ratio of most houses will increase. The larger the house, the more obvious the increase in actual floor space ratio. For home buyers, it is equivalent to spending the same amount of money to buy a house with a larger practical area.

"For example, for houses of more than 130 square meters in our project, the general occupancy rate on the market is around 78%, but after adjustments, we can achieve more than 90%."

Everyone is eyeing the actual occupancy rate indicator

Recently, many cities have adjusted the method of calculating floor area ratio to increase the actual house ratio.

On July 29, Kunming issued the "Kunming City Detailed Planning Technical Guidelines" (draft for comments), optimized and adjusted 25 indicators, and clearly proposed measures such as reducing the floor area ratio and reducing the common area, while encouraging the construction of the fourth generation of housing.

In particular, on the basis of optimizing the calculation of house area, Kunming has changed the way of calculating floor area ratio. Most public service facilities, including distribution rooms, domestic waste collection points, public toilets, etc., will no longer be included in the floor area ratio in the future.

On July 2, Hefei issued the "Notice on Optimizing and Adjusting the Calculation Rules of the Floor Area Ratio of Construction Projects and Other Related Planning Management Requirements", which relaxed the rules for calculating the volume of balconies and terraces; expanded community public leisure spaces; and controlled the lower limits of indicators such as parking spaces, green space ratio, and residential width.

In addition, cities such as Wenzhou, Huzhou, and Yiwu have also added new rules for calculating the volume of land during land auctions. Some newly listed residential lands state that sky garden green balconies, community landscape green pavilions and corridors, open wind and rain corridors, etc. are not included in the volume ratio, and high-ceiling living rooms are only counted as single-story areas.

On July 22, when Wenzhou was selling the Taohua Island unit plot in the core area, it mentioned that, under the premise of meeting specific requirements, the sky garden green balcony will not be included in the residential building area and floor area ratio.

On July 17, the land transfer requirements for the Deqing Wuyang Street plot in Deqing County, Huzhou City mentioned that the construction of the sky courtyard should not exceed 13,847 square meters (horizontal projection area, 25% of the total building area) and shall not be included in the floor area ratio.

It is worth mentioning that the "partial public areas are not included in the floor area ratio" mentioned in the above-mentioned cities has an indirect impact on the actual floor area ratio, which affects the actual floor area ratio by affecting the common area.

For example, certain public areas are no longer included in the floor area ratio, which means that they will not be included in the total building area, thereby increasing the proportion of the built-up area of ​​the unit in the total building area, that is, the house ratio is increased.

In addition, the adjustment of the capacity planning rules may also affect the developers' decisions in design and increase the flexibility of design. After the adjustment of the capacity planning rules, developers may reconsider the design and use of public spaces. For example, more efficient space planning can be used to reduce unnecessary corridor widths or optimize the layout of stairs and elevators to free up more space for residential units.

There are also some terms that will directly affect the actual room rate.

For example, Foshan raised the upper limit of the floor area of ​​balconies in residential units by half and cancelled the floor area requirement for bay windows.DepthNormal standard balconies that are no larger than 2.4 meters and whose projection area is less than 20% of the floor area of ​​the apartment, whether enclosed or not, will only be counted at half the floor area ratio. Shenzhen proposed that bay windows that meet certain conditions may not be counted in the building area, and the depth will be increased from 0.6 meters to 0.8 meters after the revision.

This adjustment to the capacity standard will directly increase the actual utilization rate if the developer makes adjustments in the design. For example, in Hefei mentioned above, the balcony area can be up to 20% of the house area, and only half of the area is counted.

On the morning of August 19, Wu Rui, managing director of Savills Shenzhen, told reporters from the China Business Network that the current real estate market regulation policy is mainly focused on the demand side and the supply side. Adjusting the calculation method of the plot ratio is essentially a supply-side policy. It mainly affects the area and type of houses that developers can build on a certain piece of land by changing the planning and architectural design specifications, encouraging developers to build better products and ensuring that there are more good houses in the market for consumers.

The actual occupancy rate of existing projects has increased significantly

As new regulations on floor space planning are introduced in various places, some voices in the market say that this may mean that common areas are gradually being phased out.

On the afternoon of August 19, Yuan Shuai, executive vice president of the Agricultural, Cultural and Tourism Industry Revitalization Research Institute of the China Academy of Urban Development, mentioned in an interview with a reporter from the "Daily Economic News" that adjusting the calculation method of the floor area ratio is indeed aimed at increasing the actual house ratio, but this does not mean that the common area will completely disappear, and they cannot be confused.

"In the long run, it may promote adjustments to the housing price structure, making the actual value of houses more prominent, while increasing the purchasing power of home buyers because they can get more real living space," said Yuan Shuai.

Zhi Peiyuan, a master's degree enterprise tutor at the School of Management of China University of Mining and Technology (Beijing), mentioned that the current way to increase the actual living space ratio is to optimize the architectural design and planning and reasonably allocate public space, rather than directly cancel the public area. Even if the actual housing ratio reaches 100%, it does not mean that the public area disappears physically, but it means that the ratio of the house's usable area to the building area has reached an ideal state.

It is worth mentioning that after the new regulations were introduced, projects in some cities have used the actual floor space ratio as an important promotional point.

For example, Hefei Zhonghai Yuefu, as the first project to enter the market after the new regulations on floor space planning in Hefei, uses the actual floor space ratio of over 90% as an important promotional point.

There are also the Vanke Guiyu Oriental and Vanke Metropolis Peninsula projects located in Kunming. After the floor area ratio calculation method was adjusted in Kunming, according to promotional materials, the actual house ratio of different apartment types in the above two projects can reach 94% to 145%.

During the interview, the reporter from Meike.com learned that after adjusting the floor area ratio rules, the actual house ratio in many cities can be increased by about 10 percentage points.

According to the above-mentioned real estate developer in Hefei, the actual floor space ratio of high-rise buildings in the Hefei market was generally around 78% in the past. Now, according to the new regulations, the usable area of ​​the units can be increased to more than 90%, which customers are relatively more willing to accept.

"With the increase in the actual floor area ratio, home buyers will get a larger actual living space. This is also a way for policies to respond to residents' increased demand for living quality." On the afternoon of August 19, Bai Wenxi, vice chairman of the China Enterprise Capital Alliance, told a reporter from the China Business Network that an increase in the actual floor area ratio may increase home buyers' willingness to purchase.

Daily Economic News