4平米阳台爆改“卧室”、110平3房有15平阳台！中建东孚中环麓岛“高得房率神话”背后

Core Insights - The Shanghai new housing market is experiencing a significant shift, with the "super high usable area rate" becoming a key selling point for new developments like the Zhonghuan Luyuan project, which reportedly has a usable area rate exceeding 90% [1][2] - The design strategy involves using features like "three balconies" and bay windows to increase the actual usable space for buyers, leading to controversies over "stealing area" [1][6] Design and Compliance - The "three balconies" concept allows for additional usable space by counting only half of the balcony area towards the total area, which can lead to a usable area rate of 85%-90% [1][3] - Recent regulations limit the balcony area to 10% of the total building area, but the Zhonghuan Luyuan project exceeds this limit, raising questions about compliance [2][4] - Sales personnel claim that the design was approved before the new regulations were enacted, suggesting that earlier projects may not be subject to the same restrictions [2][4] Market Dynamics - The developer, China State Construction Engineering Corporation, faces significant pressure to sell units quickly, having acquired a large plot of land for 8.195 billion yuan with strict conditions [8][9] - The project aims to attract buyers through competitive pricing and innovative design, as the overall market has cooled and new developments must create sufficient buzz to draw interest [9][10] - The average price for units in Zhonghuan Luyuan is set at 66,025 yuan per square meter, which is lower than nearby developments, indicating a strategy to remain competitive in a challenging market [10][11] Sales Performance and Challenges - The company has set an ambitious target of 80% sales absorption, but the current market conditions make achieving this goal difficult [9][11] - The developer's sales performance has been declining, with a significant drop in land acquisition budgets and sales rankings among peers, indicating a need for successful project execution to reverse this trend [10][11]