What's the matter with a monthly salary for a suite? Near the rainy season, Jiangnan is already "red and purple in every way, but Hegang City in Heilongjiang Province, located at 48 & deg; N latitude, suddenly cooled down on April 18, with a gale of force six blowing and snowflakes floating in the air. And here, the day before yesterday was still sunny, the old people of the community were lazily basking in the sun and chatting.
Changeable, and the property market here.
As a prefecture level city in Heilongjiang Province, Hegang was well-known throughout the country for its coal mines in the early years. It is as famous as Shuangyashan, Qitaihe and Jixi in Heilongjiang Province, and is also known as the four "coal cities" in Heilongjiang Province. Recently, Hegang has become more and more popular on the Internet because of its "cabbage price" of more than 10000 yuan.
A reporter from China first finance and economics recently visited Hegang and found that although the low-priced houses with "cabbage price" do exist, they do not represent the average level of the local real estate price. They are just the cases caused by the factors of changing the house property of the trading houses themselves, the inconvenient location of the community, and the top floor without elevator houses.
However, in Hegang, where there is a population outflow across the country, real estate transactions are not active and it is difficult to support house prices. Compared with previous years, house prices have dropped significantly, which is also a stage performance in the process of industrial transformation in resource exhausted cities.
Recently, the national development and Reform Commission issued the "key construction tasks of new urbanization in 2019", which pointed out that "small and medium-sized cities should be downsized and strong, change the habitual incremental planning thinking, strictly control the increment, revitalize the stock, and guide the concentration of population and public resources to the urban areas". The concept of "shrinking city" was put forward for the first time, which indicates that "shrinking", as another aspect of urban development and change, has been paid attention to at the national level.
Yan Yuejin, research director of the think tank center of E-House Research Institute, told the reporter of China first finance and economics that the follow-up orientation of a shrinking city should be "compact city". The key is to integrate all kinds of resources in the urban area, prevent the city from being too large, and actively do a good job in the transformation of existing housing stock. Of course, it is very important to actively introduce new industries and industrial workers, so as to cultivate and gather popularity.
'you can buy a suite for a month's salary'
Recently, articles all over the Internet said that the price of cabbages in Hegang, Heilongjiang Province, has begun. "The price of cabbages has fallen to an incredible level.".
The average price of Hegang real estate in March is 1240 yuan per square meter, of which 300 yuan per square meter is around the residential area built in Kyushu, and 150000 yuan for a 320 square meter duplex high-rise building. '
Is that true?
Hegang City presents a long and narrow belt shape. Standing on the road of new century square, the landmark of the city, although the weather turns cold, it can't stop the enthusiasm of the old people to come out early in the morning to dance square dance. It's a pleasure for the onlookers and dancers.
At 90 a.m., on the spacious and tidy Road, traffic and people began to increase gradually.
Next to it is the commercial building in Times Square. There are also many famous watch and clothing stores. As usual, the occasional passers-by seldom feel that the city is on sale.
On April 17, when the reporter turned to Jianshe district and Songhe district (shantytown reconstruction project), he was able to clearly see that there were signs of house sale on the billboard, on the walls and on the wire pillars. However, by the 18th, most of the notices had been cleaned up and could only be vaguely identified.
In the eyes of the local people, the economy of the whole city is not what it used to be: in the past, when the economy was booming, shopping malls and restaurants were crowded, people still had considerable consumption power, and house prices were also pushed up.
Although the economy has slowed down, life still needs to continue. There is no high house price beyond the economic strength, and the pressure of housing loan mountain. The living pressure of this small fourth tier city is not great.
Both the intermediary and the local residents told the reporter that these low-cost houses are the local shed houses. The property of the houses is obviously different from that of the ordinary commercial houses, and the geographical location is not good. They are still on the top floor - because there is no elevator, it is not convenient to go upstairs and downstairs.
'local people generally don't buy to live. Most of the people living in the community are the original shantytown residents, and the economic conditions are limited. 'Most people told reporters.
Reporter survey found that in the local area, a number of second-hand housing prices in 2000 yuan / square meters. It is understood that in Hegang, European garden, Shuxiang garden, fortune home, Yongfeng international city and Xuefu Shangyuan have higher occupancy rate and value preservation rate.
Wang he (a pseudonym), who is familiar with the local real estate market, told the first finance and economics reporter that before Hegang, when the house price was the highest, it really reached the level of 4000-5000 yuan / m2. Of course, at that time, it was driven by many factors. On the one hand, it was supported by social and economic development. On the other hand, local people also considered the house as an investment channel. Now, with the decline of local house prices, it means that the wealth of those high-level groups, especially the speculators, has shrunk.
However, Wang he also stressed that although the housing prices in Hegang have declined compared with those in previous years, they are also divided into different projects: due to the housing quality, location, surrounding facilities and other factors, the decline of some projects is not large.
Wang he also believes that for the people who meet the demand for self housing, whether it's just demand or improvement type, even the decline in house prices does not have a big impact. Because the overall decline is limited, as long as it is not a real estate group, the owners who buy houses pay more attention to whether the surrounding facilities are perfect, and ultimately for the convenience of living and living.
More than one local resident reported to the reporter that at present, the local people in Hegang have almost 2-3 houses, whether they invest or are allocated after the shed reform.
Sun Jia (a pseudonym) is a native of Hegang. His children settle down outside. In order to help them take care of their grandchildren, he just came back from other places a few days ago. He has more than two houses on hand. The residential area where one house is located is located on the seventh floor of the top floor, with an area of nearly 70 square meters. It only costs 28000 yuan to transfer ownership, and the converted unit price is nearly 400 yuan / square meter. And the house price of the bottom floor is about 1500 yuan per square meter.
He said that if the total house price is 28000 yuan, the salary of children working in other places can be equal to one suite per month.
Too many houses is also a worry
What kind of city is Hegang?
As a prefecture level city under the jurisdiction of Heilongjiang Province, Hegang faces Russia across the river in the north, and borders Jiamusi on the Songhua River in the southeast. It has a total area of 14684 square kilometers and governs 2 counties and 6 districts. In 2017, the total population was 1.09 million.
It is worth noting that the local industrial economy is undergoing a difficult transformation.
In view of the phenomenon of "small, scattered, disorderly" and frequent safety accidents in the coal industry, Heilongjiang Province has started the special rectification work of eliminating backward production capacity and resolving excess production capacity in the coal industry since 2018, requiring all small coal mines with an annual output of less than 150000 tons in four major coal producing cities in Heilongjiang Province, namely Jixi City, Hegang City, Shuangyashan City and Qitaihe City, to close and exit by the end of 2018.
In fact, behind the decline of house prices, the main reason is that the number of shanty towns has increased, coupled with the consolidation of the local economic pillar coal industry, and the outflow of foreign and local population, which leads to the oversupply of houses and the natural decline of prices.
Sun Jia told the first financial reporter that for the people who used to live in shantytowns, they used to envy those who lived in buildings. Now, with the demolition and resettlement of shantytowns, a considerable number of people have moved to new houses. After the shed reform, more houses were allocated to the common people.
Of course, "going upstairs" also has to pay a price. For example, if you originally lived in a bungalow of 80 square meters, you will only get 40 square meters in half. If you want a larger area, you need to make a supplement of 1950 yuan per square meter according to the house type, and pay 300 yuan per square meter at the same time.
Hegang people even feel that it is a worry to have more houses, because they also need to pay for heating and water and electricity. Fortunately, it can be rented to other people as long as the annual rent exceeds the heating fee. This is also the truth that as long as you pay the heating fee, you can check in with your bag.
However, from the perspective of tenants, the cost of living has been greatly reduced. This is not easily perceived by the outside world.
For the housing prices in Hegang and other cities, Yan Yuejin said that they need to be treated objectively. He believes that the real estate market in many cities in Northeast China is basically relatively cold, and the main reason is the obvious outflow of population. Similar cities, such as Hegang, Shuangyashan and Qitaihe, have similar logic. In the past, they were relatively developed in coal and industry, but in recent years, due to the consolidation of the coal industry and other reasons, the development of urban economy is often affected, and the local and foreign population gradually flows out.
This kind of outflow can be divided into two types: one is to settle in Shenyang, Dalian, or Beijing and other surrounding cities; the other is capital outflow, which mainly flows into Sanya and other southern coastal cities. Therefore, in the absence of population support, the property market transaction is not good, the price is naturally relatively low.
'This kind of house price itself is not representative, 'Mr. Yan said. However, we should also see that some cities in Northeast China have begun to rise in the past two years, such as Jiamusi, Mudanjiang and Dandong. In the past, the performance of the property market in these cities was very average, but now with the improvement of infrastructure and other factors, the performance is actually very good.
'urban development and housing prices are both a dynamic process, so don't be too pessimistic. 'he said.
In Yan Yuejin's view, similar phenomenon also shows a problem, that is, cities with hollowing or shrinking cities need to pay attention to the phenomenon of weak property market. For such cities, we should actively cultivate new industries, for example, actively develop forest industry, including forest tourism and forest processing, ice and snow, industrial and mining area scenic spots, Northeast Asia related trade platform construction, traditional Chinese medicine and other industries; Secondly, some new industries can be properly studied, such as making full use of land resources and developing new manufacturing industries. At the same time, it is necessary to study the factors such as the return of population and the opening of high-speed railway, so as to form a better attraction for house purchase.
On the transformation of resource-based cities, the reporter called the Publicity Department of Hegang municipal Party committee. However, as of press release, the other side refused to respond.