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深圳发展租赁市场已走在前列 存供需匹配错位与低效等问题
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深圳发展租赁市场已走在前列 存供需匹配错位与低效等问题
July 21, 2017, 03:42:08 PM
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租赁市场发展提速 深圳已走在前列
证券时报记者 吴家明
中国整体上正在快速进入存量房的时代,房地产市场的运行机制和逻辑也因此发生了很大的变化。近日,住建部等九部委发文,要求在人口净流入的大中城市,加快发展住房租赁市场,支持相关国有企业转型为住房租赁企业,深圳等12个城市被选为首批开展住房租赁试点的单位。
对于发展租赁市场,深圳其实已走在前列。如何激活存量,合理调整住房结构,也成为控房价之外深圳房地产调控的重要议题。《深圳住房保障发展规划(2016-2020)》展示了一份基于2013年的深圳住房调查:全市1035万套的住房总量中,商品房约128万套,政策性保障性住房约34万套,单位及个人自建住房约55万套,原村民集体经济组织自建、合建房约650万套,工业区配套宿舍及其他168万套。数据显示,在深圳住房结构中商品房占比仅为12.4%。毫无疑问,深圳仍面临一定的住房供应缺口。
说起政府租赁住房,深圳目前实行的是人才住房与保障性住房双轨并行的公共住房体系。双轨制下,人才住房的面积要比传统保障性住房的公租房大。为了多渠道筹集建设人才住房,土地是最先着力点。深圳市土地房产交易中心去年11月出让的位于龙华、大鹏和坪山的三宗居住用地就采取了竞价模式,规定人才住房配建比例分别占住宅建筑总量的30%、20%和20%。
从2011年起,深圳土地市场上的存量土地供应首超新增供应,深圳提出要大力挖掘社会存量住房资源,例如鼓励利用自有存量用地建设人才住房,利用地铁、公交场站等公共设施上盖配建人才住房。鼓励房地产开发企业等市场主体共同参与人才住房的建设运营,鼓励企业将自有商业、办公用房、宿舍等改造为租赁型人才住房。业内认为,这将有助于盘活存量商办物业,提高住房租赁市场的供应面积。
这时,深圳兴起了长租公寓的风潮。深圳市房地产中介协会统计,深圳目前已有近200家长租公寓企业。自去年以来,长租公寓站上资本市场风口,许多房地产开发商、酒店集团、互联网企业进入该领域,万科、招商蛇口、龙湖等房企都在全力拓展这块未来容量将达到万亿市值的“蛋糕”。
而在近日,深圳市规划和国土资源委员会发布的《深圳市住房建设规划2017年度实施计划》则提出,要加快培育住房租赁市场,规范租赁市场秩序,培育多元化、规模化、专业化的住房供应主体,形成先租后买的梯度住房消费模式,努力构建分层次、多渠道的住房供应体系。
《深圳市住房建设规划(2016-2020)》也指出,“十三五”期间,预计全市住房总需求约180万套,其中,购房需求约70.8万套,租赁住房需求约109.2万套。可见,租赁市场在深圳有相当大的发展前景,“租”越来越成为深圳地产市场的核心竞争力。
不过,与国内其它高房价的大城市相比,深圳住宅的租金收益率水平却相对较低。全球最大的城市数据库网站numbeo的数据显示,深圳2016年9月租金毛收益率仅为1.47%。如不计其他成本,在房价增速和物价增速相同的情况下,在深圳购置一套房子用于出租需70年的租金才能收回购房款。排名第一的华盛顿租金收益率达到8.54%,北京、广州、上海分别为2.55%、2.28%、1.98%。
深圳市房地产中介协会认为,目前深圳租赁市场主要存在供需匹配错位与低效等问题,未来可挖掘房源供给潜力,盘活存量,增大供应量,扶持发展租赁企业尤其是长租公寓企业,促进供应主体多元化;完善租赁立法,保护承租人权益,强化信用监管,实现交易的安全、透明和高效。
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