Core Viewpoint - The term "good house" has gained significant attention in the real estate sector this year, but some new housing projects are misleadingly calculating usable area by including balconies, terraces, and other non-building areas, resulting in "usable rates" exceeding 100% [1] Group 1: Usable Area and Market Trends - Some cities have reported new housing projects with usable rates as high as 130%, which is unusual since the typical usable rate should not exceed 100% due to shared areas [1] - Research indicates that new products with high usable rates have seen high sales rates in cities like Guangzhou and Shenzhen, reflecting buyer preference for these offerings [1] - Developers have been found to engage in questionable practices to inflate usable area metrics, leading to a misinterpretation of what constitutes a "good house" [1] Group 2: Definition of a "Good House" - A true "good house" should focus on product design, construction quality, community services, green energy efficiency, and supporting services rather than just high usable area [2] - The recently implemented "Residential Project Standards" aim to enhance safety, comfort, and sustainability in housing projects, emphasizing the importance of quality and planning [2] - Local governments are encouraged to align with these standards to accelerate the development of "good houses" that genuinely improve living conditions and quality of life [2]

Core Viewpoint - The article discusses the rapid development of the 640 land plot by China Overseas New Town in Shijingshan, highlighting its strategic location and unique mixed-use residential and public building design [2][10][27]. Group 1: Land Acquisition and Development - China Overseas New Town acquired the 640 land plot for a base price of 4.523 billion yuan, showcasing swift progress in development [2][3]. - The 640 plot is part of a "1-to-3" land combination, with the remaining plots (648, 649, 650) yet to show significant development activity [2][3]. - The company utilized its existing project company, Xinan Xingye, to expedite the development process [3][4]. Group 2: Project Characteristics - The 640 project is a mixed-use land designated for public and residential buildings, with a total above-ground construction area of 66,000 square meters, including approximately 19,700 square meters for residential use [10][22]. - The project features five residential buildings with a total floor area ratio of 3.5, and the residential portion has a floor area ratio of about 1.7 [10][12]. - The residential units will include significant additional areas such as balconies and flower beds, marking the first introduction of flower beds in the Shijingshan housing market [15][20]. Group 3: Market Positioning and Pricing - The project is positioned as a pure improvement product, with various unit sizes including 149 square meters, 168 square meters, 302 square meters, and 500 square meters [16][20]. - The expected selling price for the 640 project is influenced by nearby developments, with competitive pricing anticipated due to proximity to Haidian District [29]. - The project is expected to attract buyers looking for higher-end residential options, especially given the limited number of similar improvement projects in Shijingshan [27][29].

Group 1 - The concept of "good houses" is being promoted uniformly across cities and developers, indicating a larger strategic plan behind this trend [1][2] - The real estate industry is transitioning from a financial attribute to a manufacturing attribute, driven by the need to mitigate existing risks and bubbles [2][4] - The industry requires a fundamental transformation in product forms to stimulate demand, similar to the shift seen in the automotive market towards electric vehicles [3][4] Group 2 - The confidence of customers must shift from speculation on housing prices to trust in product quality, which is essential for a healthy demand in real estate [5][6] - The real estate market remains substantial, with a scale of trillions, but must now focus on product quality rather than price alone [7][8] - Changes in land policies and costs are leading to the emergence of innovative products that differ significantly from previous offerings [8][10] Group 3 - The gap between new and old properties is expected to widen, with a clear distinction emerging in the market [15][16] - The market will continue to focus on new developments, with smaller project sizes becoming the norm, enhancing market participation and maintaining interest [18][20] - The second-hand market will increasingly rely on intermediaries, with a potential shift in commission structures for agents [21][22] Group 4 - The pricing logic for new properties is evolving, where higher prices must be justified by product quality, reflecting a shift in market dynamics [23][24] - The market is expected to see the emergence of new leaders across various price segments, similar to trends in the electric vehicle market [26][27] - The competition in the real estate sector will be driven by product quality and customer engagement, leading to a more dynamic market landscape [27][28] Group 5 - The industry is undergoing a supply-side reform, combining new land and policies to transition into a new operational model [29][30] - Each city faces challenges in balancing the advancement of new models while addressing existing inventory issues [30][31] - The performance of local real estate markets will heavily depend on the management capabilities of local governments [32]

Core Viewpoint - The article discusses the controversy surrounding the layout and density of the Shougang Jingyue Chang'an residential project in Beijing, highlighting concerns about insufficient spacing between buildings and the implications of the "good house" concept on actual living conditions and density [3][5][10]. Group 1: Project Overview - Shougang Jingyue Chang'an is located in Beijing's Shijingshan District and is noted as the first "good house" in the area, but it has been criticized for its tight building spacing [3]. - The project consists of 16 residential buildings ranging from 6 to 18 floors, with at least 7 buildings having very short spacing between them, with minimum distances of 9.96 meters and 9 meters [5]. - The site covers an area of 28,000 square meters with a total above-ground construction area of 75,900 square meters, indicating a rectangular layout [5]. Group 2: Density and Building Height - The maximum planned height for the buildings is 54.6 meters, which is below the allowed height of 60 meters (with some areas permitted up to 80 meters) due to concerns about sunlight impact on surrounding properties [5]. - The actual density of the project is higher than the stated floor area ratio (FAR) of 2.71, with calculations suggesting an effective FAR of 3.16 when accounting for non-counted areas [8]. Group 3: Non-Counted Areas - The project includes several types of non-counted above-ground areas, such as four ground-level voids totaling approximately 1,200 square meters and various balcony types that do not count towards the building's total area [6][8]. - The inclusion of these non-counted areas has led to an increase in the effective density of the project, raising concerns about the implications for living conditions [10]. Group 4: Market Trends - The article notes a broader trend in Beijing's real estate market where many new developments are incorporating high-gifted areas, leading to increased invisible density in residential projects [10]. - Since the introduction of the "good house" guidelines in November of the previous year, there has been a notable rise in the number of new projects featuring balconies and other non-counted areas, which may lead to tighter living conditions despite the perceived benefits [10].