Yanjiao is only separated from Beijing by a bridge. The bridge is only 500 meters long.
At the beginning of 2021, on the day when Yanjiao commuters came to Beijing to implement the New Deal, it took Zhang Yu four hours to get to the company. It took two hours to complete the 500-meter bridge.
An epidemic has made more people lament: "There are so many cities around Beijing, Yanjiao is closer to the International Trade Center, and Gu'an is closer to Daxing Airport. After all, they are not Beijing."
Disappointed, Zhang Yu left Yanjiao in early March. Before leaving, he sold the house for 1.7 million. When I bought this house, the price was 4 million. Zhang Yu's social platform "Lost Everything" is paired with the sad music "I'm No Longer Happy".
The four years since the purchase restrictions were implemented on March 17, 2017 have been four years that have made home buyers around Beijing anxious: the property market has turned from magic into reality, with some people entering the market, some leaving the market, and some being trapped.
Public data shows that housing prices in the real estate market around Beijing have fallen sharply from the high point in 2017. In this process, housing price trends have diverged, with slight fluctuations occurring in some areas. However, in many areas, house prices have fallen by an average of as much as 40% over the past four years, with some areas falling by as much as 71%. According to the 30% down payment, many people's down payments have gone down and become negative equity.
The so-called Beijing periphery refers to the area within 70 kilometers from Beijing, including Yanjiao, Dachang, Xianghe, Gu'an, Yongqing, and Zhuozhou.
On March 18 this year, although Yanjiao welcomed a large wave of people settling in due to the relaxation of the settlement threshold, the Yanjiao property market also made waves again. However, there are still lingering dark clouds for the property market around Beijing that has a four-year home purchase restriction: real estate agents are demanding commissions, real estate companies around Beijing are struggling, customers are just waiting to be cautious, and senior buyers of properties have defaulted and become insolvent.
Even so, there are still some people who are anxious and waiting for hope.
After years of price cuts, the property market around Beijing is no longer prosperous.
In November 2020, the average price of commercial housing nationwide exceeded 10,000 yuan. If you look at the list of the top 100 county-level cities with housing prices over RMB 10,000, you can only see Xianghe, Zhuozhou and other cities surrounding Beijing on the list.
Anjuke data shows that in March this year, the average price of new homes in Zhuozhou was 10,600 yuan per square meter, the same as last month and down 6.62% from last year. The average price of new houses in Hexiang was 12,400 yuan/square meter, down 1.55% from the previous month.
In the property market around Beijing where housing prices are still fluctuating, people from all walks of life are moving forward with anxiety.
A broker from around Beijing told the city that before the epidemic has completely passed, it is inconvenient for many people to view properties. They do one or two deals a month, and some don't start work for several months.
The phenomenon of real estate agents arrears with commissions to developers still exists. In early March, a netizen posted a post on the Hebei News Network called "The Tsinghua University Sales Office in Gu'an County, Langfang, Hebei Province defaults on agent commissions." The developer of the Tsinghua University building is a small and medium-sized real estate company called Zhongding Real Estate Development Co., Ltd.
In the post, the netizen wrote: "The house has been sold and the customer procedures have been completed. . The developer refused to pay the buyer (broker) for various reasons. It has been in arrears for half a year, totaling more than 4 million yuan. "
Since the implementation of the purchase restriction policy four years ago, the Gu'an property market has been in arrears. It has been tepid. The arrears in real estate agency commissions are all efforts made by local small and medium-sized real estate companies to make ends meet. On the Hebei News Network, there are many posts complaining about Zhongding Real Estate, such as the delay in processing the real estate certificate, illegal charging of house price differences, etc.
On the other hand, Yanjiao (affiliated to Sanhe City), known as the bridgehead around Beijing, is also in turmoil. On February 18, on the website of the Sanhe City Housing and Urban-Rural Development Bureau, a netizen posted that "the 4th generation of existing houses in Tianyang City in Yanjiao cannot be delivered, and the developer has disappeared." The missing developer is Tianyang Real Estate (Sanhe) ) LIMITED.
Sanhe City Yanjiao Economic Development Zone
In response to complaints from netizens, the Sanhe City Housing and Urban-Rural Development Bureau responded that due to an economic dispute with the Beijing Branch of China Huarong Asset Management Co., Ltd., a sum of Financing
Six months ago, Zhang Qian learned from a real estate developer in Gu'an that under the leadership of a well-known real estate company, Gu'an No. 6 Middle School signed an agreement with Tianjin Nankai Middle School.
The general meaning of the agreement is: If Beijingers with Tianjin household registration buy real estate near the school, their children can attend Gu'an No. 6 Middle School and enjoy the same treatment as Tianjin's college entrance examination.
After hearing the news, Zhang Qian was overjoyed. She thought it was tailor-made for her family. However, after multiple outbreaks, Gu'an was closed down in early January, and Zhang Qian's plan to buy a house was put on hold.
Now that the epidemic situation has improved, Zhang Qian has put the plan to buy a house on the agenda. But what he didn't expect was that in mid-to-late March, Zhang Qian received bad news from a real estate agency: the well-known real estate company that introduced this policy had sold a lot of land in Gu'an this year due to financial difficulties.
Almost all the properties around Guliuzhong were developed by this well-known real estate company and its holding company.
“I really don’t dare to buy real estate projects whose capital chain is broken, for fear that they will become unfinished buildings.” Zhang Qian said.
The mentality of those buyers who bought houses when housing prices around Beijing were high can be described as "having no love for life." On a social platform, a netizen named "Houtu" posted, "The gift of (Yanjiao) Tianyang City real estate (currently with a loan) is first come, first served, and the loan can be repaid by yourself."
When housing prices in Yanjiao were rising in 2016, this netizen bought this 40-square-meter one-bedroom apartment at a price of 27,000 yuan per square meter and a total price of 1.08 million yuan. The mortgage on this house has been paid off for more than 4 years. The monthly repayment is 4,200 yuan, and there is still a loan of 736,400 yuan.
The aforementioned SkyOcean City boss said, “This matter is true.” He also revealed that due to "insolvency", many owners in Tianyang City have mortgaged their houses to banks, making it impossible to obtain real estate certificates.
In the property market around Beijing, home buyers often default on their properties. These home buyers initialed home purchase contracts with developers or unqualified second-hand home owners. After the housing prices around Beijing continued to fall, many people lost half of their houses before they even got them.
Why is the property market around Beijing so slow?
In 2014, Beijing and Tianjin
After the coordinated development of Hebei was launched, the property market around Beijing began to surge. In 2015, after Beijing introduced the "330 New Deal", the property market "increased both volume and price."
House prices in Beijing are so high that many Beipiao people who have no hope of buying a house in Beijing have gone to the surrounding areas to buy real estate. At the same time, real estate speculators are also flocking to the property. In a short period of time, the demand for home purchases increased significantly, resulting in a shortage in the property market. Housing prices around Beijing have since grown wildly, with housing prices in Yanjiao, Dachang, Xianghe and other places almost doubling.
Xianghe
Around 2016, housing prices in Yanjiao even reached nearly 40,000 yuan per square meter. The real estate market around Beijing is in full swing, and developers are rejoicing. Some large developers have launched projects and even mobilized 200 sales staff at one time.
Compared with areas such as Yanjiao, Zhuozhou does not have an advantage. Its housing prices have also risen from more than 5,000 yuan per square meter to more than 10,000 yuan per square meter.
It was at this time that Feng Zhi became a professional real estate speculator. "It doesn't matter if you don't know how to read house plans. If you stand at the forefront of the market, a pig can fly into the sky."
At that time, the popular word in Zhuozhou was "bet a set". The so-called deposit for a new house refers to a new house. Regardless of the apartment type, area, etc., the home buyer only needs to say hello to the developer, pay a deposit ranging from 100,000 yuan to 200,000 yuan to get the house, and add more money to pay for a higher price. Price to sell to others.
Feng Zhi recalled to the city, "Second-hand houses don't even need to be transferred. They can be sold quickly by just adding money." After partnering with others to buy and sell several houses, Feng Zhi earned 200,000 yuan in one month. With this money, Feng Zhi bought his first car.
His friend found another way to buy a large number of top-floor houses in slab buildings at low prices. At this time, the property market in Zhuozhou was extremely crazy. When all the houses were sold out, Feng Zhi's friend released the house on the top floor.
There is no suspense. After selling the top floor house at a high price, Feng Zhi’s friend made a lot of money.
When Zhuozhou fell into madness, the property market in Gu'an also surged. In 2016, Daxing Airport determined the high-speed route and closed construction, which affected Gu'an, which is across the river from Daxing. In just one year, housing prices in Gu'an soared from more than 8,000 yuan per square meter to more than 20,000 yuan per square meter.
Liu Xin, who has 8 years of real estate sales experience, still remembers the booming property market in Gu'an in those years.
When it was the hottest, some people couldn't buy a house even with money. There are 1,000 houses, and the number can be as high as 4,000, 5,000 or even more.
There are also priorities for who will be given priority in selling the house. Those who pay a deposit first to be selected will be selected on a first-come, first-served basis. Customers with full payment are ranked first, customers with 50% down payment are ranked second, and the remaining customers are customers with 30% down payment.
Soon, the average house price in Gu'an soared to 27,000 per square meter. Restricted by the government-registered price, which cannot allow the average price to be higher, the developer came up with a "trick": bind the excess premium to a parking space.
For example, for a house of 80 square meters, the government’s registered price is 17,000 yuan per square meter, and the market price is 27,000 yuan per square meter, which is a premium of 10,000 yuan per square meter. 80 square meters is 800,000 yuan. On the surface, "this 800,000 yuan is the money to buy a parking space," Liu Xin told the city.
House prices in the surrounding Beijing area at this time were driven up by speculative demand. But putting real estate first is not a good thing for the integration of Beijing, Tianjin and Hebei and the development of various regions around Beijing.
As a result, in March 2017, after Beijing’s property market control policies were tightened, a purchase restriction storm also set off in the property market around Beijing. For example, after a purchase restriction order in Langfang blocked liquidity in disguise, housing prices in Langfang quickly stalled and officially turned downward in March 2018.
After the Yanjiao purchase restriction order was issued, house prices began to fall immediately. By October 2018, they had fallen to 16,000 per square meter, a drop of nearly 35%.
The skyrocketing tide has receded, and the real estate market in many places around Beijing has plunged into freezing point. In 2017, intermediaries such as Lianjia and I Love My Home have successively withdrawn their guide stores in the real estate market around Beijing.
Two years later, house prices in Yanjiao have dropped from the highest point of 40,000 yuan per square meter to less than 20,000 yuan per square meter; house prices in Dachang area have dropped from 35,000 yuan per square meter. , dropped to more than 10,000 yuan per square meter.
Under the cruel reality that housing prices in many places around Beijing have halved, life for many Hebei real estate companies is also not easy. In 2019, Baoding Xiulan Real Estate exploded, and it has a lot of plans in places such as Huanjing Xianghe.
A large number of house salespeople and front-line agents have either changed careers or moved south in order to survive. Many real estate speculators and Beipiao people who took over high-ranking positions lost their pants. This year, the number of foreclosure houses in Yanjiao increased to 94.
In 2020, the epidemic hit hard, and the Beijing property market became even worse. Taking Yanjiao as an example, the average house price at the beginning of the year was 20,600 yuan per square meter, and at the end of the year the average price dropped to 17,600 yuan per square meter.
At this time, the number of foreclosure houses in Yanjiao reached 210, 2.2 times that of 2019.
Some Beipiao people who had struggled to support themselves finally wavered after the epidemic recurred in early 2021.
Song Zhen bought a house in Gu'an. From Gu'an to Beijing, you have to cross a bridge. Just like the bridge in Yanjiao that Zhang Yu crossed, it would have taken several hours for Song Zhen to cross the bridge in Gu'an when inspections were strict.
"I plan to sell my house in Gu'an and move to Huangcun in Daxing. It doesn't matter if it's smaller, I won't be unable to go back because of the epidemic." Song Zhen said.
Even if the situation is like this, there are still people waiting for the wind to come.
In 2020, the Beijing real estate market will welcome a group of real estate speculators. They purchased 50 houses in a group in Beisan County (Sanhe City, Dachang County and Xianghe County of Langfang City) with almost full payment. Their purpose is clear: pure investment, optimistic about the development of the three counties around Beijing and north.
Some developers are also waiting for the right time. Some properties have been capped, and even if they don’t have enough money to buy shirts for their employees, the developers won’t sell them.
“We need to think against the trend. The lower the price, the better the opportunity.” A developer told the city.
Secretly, the direction of the wind is indeed changing quietly. Several Huanjing real estate agents told the city that starting from 2020, although the purchase of second-hand houses in Yanjiao will still be restricted, there will be no purchase restrictions on new properties, and both Beijing and non-local residences can be purchased.
Yanjiao Town
Under the new trend, some Huanjing salesmen who left have returned, and they seem to have seen hope again.
As a native of Yanjiao, Huang Xiang is somewhat resistant to the views on the Internet that pessimize the Beijing property market. He insists that areas around Beijing, such as Beisan County, have self-occupancy and investment value, but their development is a little slower.
However, an epidemic in early 2021 made the Yanjiao property market, which had recovered a little, become deserted again.
Under the reality of bleak trading volume, some intermediaries cannot sit still.
Starting from March 5, some platform intermediaries posted information in WeChat Moments and Tieba saying, “Purchase restrictions for second-hand houses in Yanjiao have been opened.” This news has made many home buyers ready to move to Yanjiao.
However, staff from the Sanhe City Housing and Urban-Rural Development Bureau told the city that this was false news and Yanjiao was still implementing the 2017 purchase restriction policy.
In Xianghe, it is unclear whether the purchase restriction policy will be relaxed. On March 8, a Huanjing real estate agent called Yu Tao. He recommended a house in Xianghe. "This house is priced at 9,500 yuan per square meter and comes with a free parking space."
< p> Yu Tao checked online. At the end of 2020, the price of this project was still about 11,000 yuan per square meter. Now it has dropped to about 9,500 yuan per square meter, and free parking spaces are included. This is equivalent to the price drop from last year to now. About 20%.The agent also told Yu Tao, "There is no purchase restriction, and the developer can help solve the problem of home purchase qualifications."
In fact, the story of the crying wolf has been repeated here repeatedly . Since the area around Beijing was regulated on a "county" basis in 2017, news of "relaxation of purchase restrictions" broke out many times during this period, but each time the rumors were "refuted" by the officials.
“The entire development and construction of Huanjing has just started. We cannot relax in the early stage. Once the purchase restrictions are relaxed, housing prices will go up again, which is not conducive to the development of Huanjing area. The foundation is too weak now.” A senior real estate person Frankly.
Like thousands of migrant workers in Beijing, Xia Feng still hopes to own a house of his own, and the area around Beijing is his current best choice.
However, since the purchase restrictions were imposed 4 years ago, the property market in Beijing has been hovering at a low level. Xia Feng's friends have told him more than once that if he wants to buy a house in Huanjing, he should do so now. When the purchase restrictions are lifted, the price will not be the same.
Xia Feng has also been looking for a suitable house, but there is always a lingering question in his mind, "If I buy now, am I buying at the bottom or taking over?"
As we all know, cities around Beijing mainly host people who do not have Beijing hukou. However, due to strategies such as reducing development and alleviating non-capital functions, Beijing’s urban population in 2019 was 127,000 less than in 2015.
The decrease in Beijing’s population has, to a certain extent, affected the purchasing power of the property market around Beijing. This makes many home buyers feel unsure about whether housing prices will continue to fall.
However, how to absorb people and keep them to settle down and find employment is still a difficult problem for the development of the Beijing-ring area.
From March 13th to March 18th, in just over a week, from "You can settle in Yanjiao if you have a house certificate and the house is residential" to "I was told that the settlement business will be suspended and you will not be allowed to settle in Yanjiao at that time." Go and apply for it again." Yanjiao's settlement policy has changed again and again.
Although Yanjiao’s settlement policy is changing day by day, the threshold is still being relaxed after all. The lowering of the threshold for settling in means that the number of people with the qualifications to buy housing has increased. This has made all major intermediaries happy and the Yanjiao property market, which had been deserted earlier, is rarely in trouble again.
However, from the perspective of the industry, although the relaxation of settlement can stimulate demand for improved home purchases in the short term, it cannot reverse the Yanjiao property market that has been in decline for many years.
“Not only are infrastructure facilities such as transportation not fully up to date in most areas around Beijing, but software facilities such as educational resources and medical resources are also scarce. More importantly, their industrial structures are relatively single.” As mentioned above A senior real estate expert said.
The single industrial structure means that the employment problem of home buyers cannot be solved. Even if they have a household registration, people can only work in Beijing during the day and come back to sleep at night. In this way, cities around Beijing may still be "sleeping cities".
Therefore, strengthening infrastructure construction, using industry to support local economic development, attracting talents to stay and find employment, and in turn promoting the development of the entire property market, are the most important things that the Beijing area needs to do.
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