Original title: Beijing’s alternative business changes to live: high rent rebates, factory conversion housing, 188,000 low prices lead to a mysterious operating chain
Summary
[Beijing’s alternative business relocation: high rent rebates, and low prices of 188,000 for factory buildings lead to a mysterious chain of operations]Under the “old house old method, new house new method” rule, many projects are always on the edge. For more than a month, reporters from the “Daily Economic News” conducted various investigations and discovered that there was a mysterious operation chain behind it. (Daily Economic News)
“Basically, I bought everything that came to us to understand.”
During the conversation between the reporter and the salesperson, an old man paid a deposit at the simple “sales office”. The egg celebrating the deal was broken and colored paper was flying. The old man smiled and the salesperson laughed.
Is this a “pie” or a “trap”?
“250,000 a hard-covered apartment”, “350,000 buy a house and earn 750,000”,These ultra lowHouse priceAnd the temptation of high rebates, really happened in the Beijing property market, which is highly controlled and strictly controlled for business reform.
The conversion of commercial and residential buildings was a product of specific historical conditions and was once touted in the Beijing market, but it turned into a gray area due to policy regulation overnight.
Under the rule of “old house, new house, new house”, many projects are always on the edge. For more than a month, reporters from the “Daily Economic News” conducted various investigations and discovered that there was a mysterious operation chain behind it.
“350,000 changed to 750,000”
On a working day at the end of November 2020, on a flyover near Shuangjing in Chaoyang District, Beijing, a young brother generously handed over a thin leaflet, “Learn about the 250,000-yuan hardcover apartment.”Driven by curiosity, the reporter called the phone on the flyer, and the other party repeatedlyGuaranteeThere is an apartment of 250,000 yuan near the East Second Ring Road.
After several WeChat communications in the following days, the reporter and the telemarketer confirmed the time to see the house.Exit the Shilihe Station of Metro Line 10 and walk east for about 1 kilometer. It is the Hongshan Jiayuan Community given the address by the other party. This is located in the northJingdongA large residential area between the Second Ring Road and the East Third Ring Road.
In the cold season, under a telephone pole not far from the community, the reporter finally met Xiao Dong, a salesperson on site.
The project guided by Xiao Dong is the bottom business of a building in Hongshan Homeland. It is a 4-story building without any signs or advertisements. Without the guidance of sales staff, no one would realize that there will be a “sales office” inside.
Photo by reporter Zhao Xiling at the bottom of Hongshan Homeland where the project is located
Entering the interior through a small door that can only accommodate one person, a bright and open space similar to a hotel lobby suddenly appears. Many places have not yet been renovated. There was a brightly lit room next to the lobby. Another salesperson, Hu Dahai (a pseudonym), who looked like the project management, warmly received the reporter and offered to take a look at the house.
Passing through the dark corridors and taking the unfinished elevator, we arrived at the darker fourth floor. The three sales staff who accompanied them turned on the mobile phone to illuminate, opened the door, and turned on the switch. The reporter was finally able to see the room clearly. appearance.
The dim corridor inside the project is taken by reporter Zhao Xiling
This is a well-decorated house of about 60 square meters. The sofa bed is fully furnished, similar to the standard equipment of the hotel, and you can move in with a bag.
“A set of 250,000?” the reporter asked.
“No, the 250,000 set is a small apartment of 20 square meters, without windows, many customers will not choose.” The salesperson said, “This set is 15,000 yuan per square meter, and the total price is about 900,000 yuan.”
The project configuration that can be checked in with bags is taken by reporter Zhao Xiling.
This is obviously far from propaganda. Then the three sales staff showed the reporter the 90-square-meter apartment and the legendary 20-square-meter small apartment, with the same fine decoration and the same bags. However, the small apartment of 20 square meters is called a dark room, which is quite suffocating.
After about half an hour, the group finally returned to the brightly lit room and sat down. Hu Dahai asked, “Are you going to invest or live in?”
“Does it make a difference?”
“Investment and self-occupation prices are not the same. For self-occupation, the price is 15,000 yuan per square meter. For investment, the 60-square-meter apartment only requires you to pay 350,000 yuan.It is equivalent to less than 5000 yuan / square meter, And we will provide a stable rebate. “
Hu Dahai introduced it skillfully.
“This 350,000 yuan includes 20,000 yuan decoration cost, so your principal is 330,000 yuan. We provide an annual return rate of 15% rebate, so that the annual interest is 49,500 yuan,You will be able to pay back in almost 7 years, and the rest is what you earn,We signed for 15 yearscontract, A total of 750,000 yuan will be returned to you when it expires, which one nowFinancial managementproductIt’s not so cost-effective。”
Upon learning that the reporter wanted to live on his own, Hu Dahai even persuaded: “We return the money every three months, the average monthly is about 4000 yuan, This is enough for you to rent a house near Panjiayuan. “
“It’s not really cost-effective to buy us for self-occupation. Almost all customers will choose to invest. From the current situation, there are probably two or three households who choose to live in.” Hu Dahai said that if you choose to invest, you can sign the contract and it will take effect. .
After learning that the reporterenterpriseAfter questioning the rebate ability, Hu Dahai said with certainty: “You don’t have to worry about this at all.We have a cooperation with the Cancer Hospital of the Chinese Academy of Medical Sciences opposite. It will be transformed into a ward of the Cancer Hospital in the later period, so there is no need to worry about the source of customers and income.。”
“borrowDo your own business with your money”
Hu Dahai continued to skillfully display a series of contract documents to reporters, and the chain of operations of “250,000 an apartment” has now been fully developed.
The reporter found that it was Beijing Suwen Hotel that was actually operating these listings. Buyers or investors were required to sign a house lease contract with the hotel for a period of 15 years. This contract stipulated the lease-back clause, that is, the above-mentioned Hu The content introduced by the sea.
However, these listings are not held by Suwen Hotel, but rented from Hebei Anguo Pharmaceutical Group for the same period of 15 years.
However, Hebei Anguo Pharmaceutical is not the real owner of these listings. It is from Zhengyang Hengrui Real Estatethe companyRented.According to the information provided by Hu Dahai, the property belongs tobusinessOffice nature, the two parties signed a 15-year lease contract.
“So many formal procedures are laid out here, and our business logic has been explained clearly. There is really nothing to worry about.” Hu Dahai said bluntly.
But the facts are not so optimistic.
A reporter from the “Daily Economic News” contacted the Cancer Hospital of the Chinese Academy of Medical Sciences, and the other party said: “I don’t know about Suwen Hotel, nor have I heard about the cooperation between the two parties to establish a ward.”
In other words, the stable source of funds and customers in Hu Dahaikou may be imaginary.
The relationship between Suwen Hotel and Hebei Anguo Pharmaceutical Group is also quite ambiguous.
According to Qixinbao, Suwen Hotel was established on May 30, 2019. The controlling party is Beijing MingyiBusiness managementGroup Co., Ltd., the actual controller Li Peng, and the company has only one subsidiary of Suwen Hotel. The addresses of the two companies are in Building 404, Hongshan Jiayuan, Chaoyang District.
Suwen Hotel has a wide range of operations, including accommodation, retail tobacco, catering services, sales of food, catering management, retail clothing, etc., as well as “rental commercial houses”.
On the surface, Suwen Hotel has nothing to do with Hebei Anguo Pharmaceutical. The only relationship is that Guo Baogang, the hotel supervisor, is the actual controller of the latter.However, further digging reveals that although the establishment time is relatively short, Suwen Hotel has undergone two investor changes, and the earliest investor of the hotel is Guo Baogang, the actual controller of Anguo Pharmaceutical, who was on February 18, 2020. Changed to supervisor, Li Peng replaced asshareholder。
Later, Hu Dahai admitted: “The boss behind us is Hebei Anguo Pharmaceutical, a powerful pharmaceutical company.”
The current operating situation of Hebei Anguo Pharmaceutical Group is already full of flaws.
According to Qixinbao, the company is currently involved in 143 judicial litigations, involving private lending, loan contract disputes, and unjust enrichment disputes, and has become a person subject to enforcement up to 29 times.
The reporter noted that Hebei Anguo Pharmaceutical Group is also facing the dilemma of holding properties being auctioned off by justice. It owns all the attachments on the 63,678 square meters of land located on the Jingbao Highway in Baoding City, Hebei Province (Baoding City State-owned 2002 Zi No. 1306003138) will be evaluated and auctioned to repay the debt.
Hu Dahai did not shy away from this matter, and said“The hotel is not finished yet, in fact, our boss just borrowed your money to do our own thing”。
It is hard to believe that this is a company that can give “buyers” a stable rebate.
“We oneShareMore than 300 houses, now sold for less than a month, there are not many left。”
In less than an hour, the reporter had seen the skills of these people. How many people could resist the temptation to turn 350,000 yuan into 750,000 yuan?
In fact, after-sales chartering is prohibited, according to “ProductArticle 11 of the “House Sales Management Measures” stipulates: “real estateDevelopment enterprises shall not sell commercial houses in the form of rebate sales or rebate sales in a disguised form.real estateDevelopment enterprises shall not adopt after-sale charter or disguised after-sale charter to sell uncompleted commercial houses. “
Chief of PegatronAnalystGuo Yi also told the reporter of “Daily Economic News”: “No matter it is commercial or residential products, it is impossible to achieve such a high level of profitability. Such a high rate of return on investment is definitely unsustainable, and there must be high risks. ,If the company’s cash flow problems later, investors may face the risk of losing their money.”
180,000 sets of special room
“180,000 will allow you to settle in Beijing.”
This alluring language is always popular in the gray area of marketing, and the same is true for the project located in Fangshan Liangxiang Economic Development Zone.
The “Daily Economic News” reporter conducted an in-depth investigation and found thatAlthough the project is also under the banner of “commercial housing”, it is actually operating a more vigorous “reformed housing”.。
The reporter contacted the salesperson He Qing from the above-mentioned small advertisement posted on the street near Hongshan’s home. Walk 200 meters east from Suzhuang Station of the Fangshan Line Subway, and you will arrive at the entrance of Liangxiang Economic Development Zone. The roadside is full of pharmaceutical factories, industrial parks, research institutes and other units.
industryThe location of the office building project in the park is photo by reporter Zhao Xiling
He Qing led the reporter to the Xinde Innovation Zone where the project is located. She said frankly: “We are selling here by leasing, nopropertycertificate. “
Under her leadership, the reporter went straight to the “model room” in the office building. These so-called “model rooms” are indeed no different from ordinary apartments. They are well-decorated and have attached bathrooms, but they do not have natural gas.
“Our average here is 8000~8500 yuan per square meter. There are 70, 40, and 30 square meters. The 180,000 units in our advertisement are several sets of 20 square meters special rooms. Now there are not a few left. , I still suggest you choose a large apartment, which is bigger and comfortable.”
The “model room” in the office building is photographed by reporter Zhao Xiling every time
He Qing promised to reporters: “We will deliver the house on May 20, 2021, because the construction progress this year (2020) is a bit slow, otherwise it is already an existing house。”
In order to enhance credibility, He Qing took out his safety helmet and took reporters to the construction site. The “construction site” she referred to was a low building next to it, and the facade was completed.
The inside of the building is another construction scene, with workers busy transporting sand and building materials. Perhaps for the convenience of sales, the room number of each room has been posted early, which seems a bit incompatible with the rough and original construction environment here.
Every time the construction site is taken by reporter Zhao Xiling
Dozens of suites share a room book
“I see, our company is very powerful, and there is no place to bluff people.” He Qing said proudly. She led the reporter back to the sales office, ready to talk about the specific “buying” method.
She threw a thick document to the reporter first, “All of our property rights documents are here. I just want to tell you that we are regular commercial housing, which is reasonable and legal. Otherwise, would you dare to sell it like this? “
Having said that, in the column of land nature, the words “industrial land” are clearly visible.
Documents with the words “Industrial Land” are taken by reporter Zhao Xiling
“We only have one house book for the entire building here, so our house can only be rented for a long time, but rest assured, the effect of the lease contract we signed is almost the same as the one we bought, which is your house.”
“Our company has leased from the property owner for 31 years, we will sign a lease contract for 20 years, and the remaining 10 years are the time for donation.”
The lessor obviously has studied the law. According to Article 705 of the Civil Code, “the lease term shall not exceed 20 years. If it exceeds 20 years, the exceeding part shall be invalid”.
“There are also lease terms of 5 years, 10 years, and 15 years, but few people choose.If you don’t want to rent after 3 or 5 years, you only need to pay 5000 yuan for the name change fee.We will do the rest. “
The reporter carefully studied the text of the contract and found that what He Qing did not explicitly say is that the contract also stipulates that if the buyer wants to terminate the contract during the contract period, then 30% of the unused period of rent must be deducted as a liquidated damages, which is more than 5,000 yuan. It’s simple.
The rent rebate is also supported here. “If you want to invest, we can also help take care of the rent rebate. The monthly rebate for more than 20 square meters is 2500 yuan, and the monthly return for more than 30 square meters is 3,500 yuan.”
He Qing’s listingpricePhoto by reporter Zhao Xiling
The reporter saw a similar operation chain to the Suwen Hotel above in the “no photos allowed” information provided by the other party.
The property rights of these industrial land belong to Beijing Yushengtang Investment Group Co., Ltd. The company’s real estate is leased to Beijing Hengyi Foundation Investment Management Co., Ltd. (hereinafter referred to as Hengyi Foundation), which in turn leases the real estate to Beijing Xindehui Hotel Management Limited company (hereinafter referred to as Xindehui Hotel).
Xindehui Hotel is the project operating company, and the buyer is the lease contract signed with the company.
In order to verify the authenticity of He Qing’s statement, the reporter called the Xindehui Hotel, and the other party said: “We are not’selling’ the house in the industrial park, we are renting it.”
“What about the lease term?”
“The lease term is 3 years, 5 years, and 10 years.”
“Is there a 20-year lease, and the remaining 10 years of lease is free?”
The other party firmly denied:“No, it is not protected by law for more than 20 years. We have no such operation。”
Subsequently, the reporter contacted Hengyi Foundation. This company has just changed on December 1, 2020, and its business scope has also changed from investment management, asset management, and property management to property management, technology development, technical services, etc. Technical consultation, etc.
The reporter dialed the contact number displayed by Qixinbao and was told that it was an empty number. Hengyi Foundation is currently a restricted high-consumption enterprise. Currently, the company has a housing lease contract dispute with Yu Haishan, Cui Xuefei and others. From the judgment, the operation method is also “The lease period is 20 years…Right to useFrom 30 years to July 31, 2065, the plaintiff continues to use it free of charge after the overall period expires“, basically the same as the current operation mode.
Finally, the reporter contacted Beijing Yushengtang Investment, the property owner of Qixinbao Display. After the reporter identified his identity, the other party still made it clear: “I don’t know this situation, I don’t understand.”
“Does your company have someone responsible for the interview?”
The other party said: “No.”
All parties along the entire chain of the project evaded this, but the sales office is still open with fanfare, and construction is also in full swing in the cold wind.
The evolution of “no property rights” lease and sale
These side ball behaviors are not isolated cases. The reporter also met an agent Xiao Tang during the investigation. He told reporters: “We have projects in Chaoyang, Tongzhou, and Fangshan.”
But he also revealed thatThese projects of his company are sold in the form of lease, and there is no property right at all.
“Our company is actually a small team, and its main business is to sell such commercial houses. Normal houses are also available, but very few.”
Commercial reforms have always existed on the margins of policy.
On June 3, 2016, the State Council issued “Several Opinions of the General Office of the State Council on Accelerating the Cultivation and Development of the Housing Rental Market”, stating that “reconstructed houses are allowed to be used for leasing, commercial houses are allowed to be converted into rental housing in accordance with regulations, and land is used. The term and floor area ratio remain unchanged, and the land use is adjusted to residential land. After the adjustment, the price of water, electricity and gas shall be implemented in accordance with the residents’ standards.”
As a result, many cities have also introduced relevant supporting policies, and the market has improved.
However, in less than 9 months, on March 26, 2017, Beijing issued the “Regarding Further Strengthening of Commercial and Office Project Management”announcement》, strictly control the use of commercial office projects, and strictly manage the commercial office projects on sale.
The announcement clearly emphasizes that commercial and office projects should be developed, constructed, sold, and used strictly according to the planned use, and cannot be changed to residential use without approval.According to the announcement, commercial projects under construction (including on sale) cannot be sold to individuals. Individual purchases must meet two conditions: one is that they have no housing and commercial real estate records in Beijing; the other is that they have been in Beijing for five consecutive years. PaySocial securityOr pay personal income tax for five consecutive years.
Overnight, Beijing merchants changed their residences everywhere.
On May 23, 2017, the Beijing Municipal Commission of Housing and Urban-Rural Development issued the “Announcement on Further Strengthening the Management of Commercial and Office Projects” on March 26, which further stipulated the sale of commercial and residential housing. Rent, and does not limit the target; it can also be sold, but the buyer should meet the policy requirements. Before the implementation of the policy, developers can maintain existing facilities for commercial and office projects that have obtained pre-sale permits, have actual transactions and completed online signatures; buyers can maintain existing facilities for commercial and office houses that have been purchased.
That is, the old house with the old method, the new house with the new method. The criterion for judging the new and old is whether to get the pre-sale certificate before March 26, 2017.
In other words, the real estate that got the pre-sale certificate before March 26 can be rented and sold, and the real estate that got the pre-sale certificate after March 26 is in doubt. This question is the return of the construction permit. Whether to change the purpose of the project.
It is precisely because of this that some projects that are suspected of playing side-by-side policies are not uncommon in the following time, and they have repeatedly been on the “blacklist” of the Housing Construction Committee, and have been fined, suspended online signing, and cancelled their qualifications for filing.
In fact, the reason why the commercial reform is popular in the market is that it does meet the needs of many people with rigid needs.
Take Beijing Pixel, the largest commercial and residential building in Beijing as an example, the lowerunit priceAnd the small area greatly meets the needs of the majority of just-in-demand customers. In 2009, the average price of Beijing Pixel was less than 20,000 yuan per square meter at the opening of the market, and the 50-square-meter studio apartment was only more than 1 million yuan, which is less than half of the surrounding ordinary houses.
Photo by reporter Zhao Xiling every time the Super Hive Project
The Super Beehive in Gaobeidian, Chaoyang District, is also a giant commercial and residential project. Two buildings are particularly visible on the edge of the Fifth Ring Road. The project started operations in 2015 and was quite popular when it entered the market. According to the operator, the project “received more than 1,000 occupancy applications” that year.
At the end of December 2020, when a reporter from the “Daily Business News” visited Super Hive, he found that it had developed into a giant leasing community. Xiao Tang told reporters: “This is mainly for renting.”
Photo by reporter Zhao Xiling in the corridors of the project
The take-out and courier personnel in the lobby frequently shuttle in and out, and each floor is an extremely long corridor that can’t be seen at a glance, and each elevator has to carry dozens of tenants.
According to Xiao Tang: “In the past, it could be sold normally, but now only some workers are left, and long-term lease contracts can only be signed. Currently there are 38 years of property rights left and the housing payment is paid in one lump sum.。”
Reporter’s Notes | Routine is Risk
A scene in this interview made me unforgettable. In a sales office where the business was converted to live, the sales staff promised a high rebate. Most of the people who came here were elderly people. They thought that the purchase price could double the profit, but what awaits them in the future may be lost. .
Regarding the operation that one house on the work-reformed land was worth dozens of suites, in addition to being shocked, he also lamented the trader’s familiarity with the Civil Code or related legal documents, reasonably avoided restrictions, and improved his marketing rhetoric.
The obsession with buying a house is the booster of this phenomenon. The ultra-low price of more than ten or two hundred thousand yuan is indeed clear in today’s housing price data of millions. However, this is a temptation and a huge risk.
(Source: Daily Economic News)
(Editor in charge: DF398)
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