目前在上海新房市场，外立面材质的提升是一个明显趋势。意见规定，对住宅建筑外立面采用干挂石 材、金属、陶板或其他高品质材料，在申报图纸中提供设计详图，在施工阶段及时通知测绘单位进行跟 测，在"多测合—"测绘成果报告中明确饰面层建筑面积的，其饰面层不计入容积率。 阳台计容规定也有新变化。 9月26日，上海市规划和自然资源局发布了一份文件——关于印发《关于进一步促进本市住宅品质提升 的规划资源若干意见》的通知（以下简称"意见"），这意味着未来上海的"好房子"建设将更有规范可 依。 最受广大购房者关注的，莫过于新的室内建面计容标准，目前上海新房市场上已经出现了"三阳台"户 型，能把得房率做到接近100%。 在最新出台的意见中，在阳台计容方面的规定为：阳台（含封闭式阳台）同时符合以下条件的，面积按 其水平投影面积的1/2计入容积率：每户阳台水平投影总面积不大于该户型建筑面积的10%，且不大于 16平方米（含16平方米），户型建筑面积小于80平方米的，可以设置总面积不大于8平方米的阳台；每 个阳台的设计进深（取阳台围护结构外围至外墙面的最大垂直距离）不超过1.8 米（含1.8米）。超出上 述情况的阳台建筑面积，超出部分应 ...

Core Insights - The article discusses the comparison between new and second-hand housing in Ganzhou, focusing on the effective area ratio and pricing strategies for potential buyers [1][16] Group 1: Measurement and Analysis - A measurement of the effective area ratio was conducted for various housing types in Ganzhou, revealing that many sales claims by real estate agents may be misleading [1][5] - The analysis categorized properties into three types: super high-rise, small high-rise, and low-rise houses, with specific examples provided for each category [3][9] - The effective area ratios for the measured properties were as follows: 86% for Yunxing Park, 94% for Baoneng Dagu City, 93% for Jiafu New World, and 94% for Xinlv Mingyue Hall [5][7] Group 2: Effective Area Ratios - The effective area ratio for the super high-rise properties averaged around 88%, while small high-rise properties averaged 93%, and low-rise houses averaged 94% [13] - The new model unit, Rongjiang Yufu, achieved an effective area ratio of 105%, indicating a favorable design compared to older models [11] Group 3: Pricing Formula - A formula was provided to compare the actual usage cost of new and second-hand properties, allowing for a fair assessment of pricing based on effective area ratios [13][14] - For example, if the price per square meter for a new unit is 12,000 yuan with a 105% effective area ratio, the reasonable price for a second-hand unit with a 93% effective area ratio would be approximately 10,628 yuan per square meter [14] Group 4: Considerations for Buyers - The article emphasizes that the calculated price for second-hand properties should ideally be lower than the derived maximum price to be considered a better deal [14][15] - It also notes that the analysis focused on properties with independent elevators, which tend to have higher effective area ratios, and that this may not apply to all property types [15]

Core Viewpoint - The term "good house" has gained popularity in the real estate sector this year, but there is a misconception among buyers regarding the definition, particularly concerning the concept of "high usable area" which has led to misleading marketing practices [1][2]. Group 1: Misinterpretation of "Good House" - Many new housing projects are misleadingly marketing "usable area" by including non-counted areas such as balconies and terraces, resulting in claims of usable rates exceeding 100%, with some cities reporting rates as high as 130% [1]. - The typical definition of usable area is the ratio of the internal building area to the total building area, which generally should not exceed 100% due to shared public space [1]. Group 2: Market Trends and Consumer Preferences - Research indicates that new housing products with high usable rates have seen high sales rates in cities like Guangzhou and Shenzhen, reflecting consumer preference for these offerings [1]. - However, this trend has led to some developers engaging in questionable practices to inflate usable area claims [1]. Group 3: True Definition of "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 implementation of the "Residential Project Standards" in May aims to enhance safety, comfort, and sustainability in housing projects, emphasizing the importance of quality and service in defining a "good house" [2].

Group 1 - The term "good house" has gained significant attention in the real estate sector this year, with some new housing projects misleadingly including non-building area such as balconies and terraces in the usable area, resulting in "usable rates exceeding 100%" [1] - In some cities, the usable rate has reportedly reached as high as 130%, which is unusual as 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, although this has led to questionable practices by some developers [1] Group 2 - A "good house" should focus on product design, construction quality, community services, green energy efficiency, and supporting services rather than just high usable rates [2] - The implementation of the "Residential Project Standards" in May aims 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 and expedite the development of local implementation versions to promote the ongoing progress of "good house" construction [2]

Core Viewpoint - The article discusses the upcoming launch of the Jianfa Haichen project in Shanghai, highlighting its unique architectural features and competitive advantages in the real estate market. Group 1: Project Features - The project features a grand entrance with a width of 65 meters and a height of 14 meters, designed to evoke a sense of homecoming with a water fountain [2] - The project boasts a high usable area rate of 88% for high-rise units and 89% for villas, which is competitive within similar projects [3] - The layout of the 125㎡ model unit is designed to feel like 150㎡, maximizing usable space with minimal wasted area [6] Group 2: Unit Specifications - The project includes a variety of unit sizes, with small high-rise units ranging from 125-210㎡ and villas from 105-228㎡, catering to different market segments [9] - The design incorporates multiple balconies that can be converted into additional rooms, enhancing the overall usable area [8] - The project aims to provide a diverse range of housing options for first-time buyers, those upgrading, and those seeking improved living conditions [8] Group 3: Strategic Development - Jianfa has strategically acquired land in the Yangpu District, reviving interest in the New Jiangwan City area after a five-year hiatus [14] - The project is positioned as a high-end offering, with plans for 10 small high-rise buildings and 30 villa units, totaling 1,156 homes [14] - Jianfa's approach to land acquisition involved private negotiations to avoid competitive bidding, allowing for more reasonable costs [18][19]

Group 1 - The core viewpoint of the article highlights the challenges faced by traditional residential properties due to the emergence of new housing concepts like the "fourth generation" and "fifth generation" homes, which offer significant advantages in terms of usable space and design innovation [1][2][3] - Traditional homes are increasingly viewed as "outdated" as they struggle to compete with the higher efficiency and appeal of newer housing models, leading to a decline in their marketability [1][2] - The calculation of usable area in traditional homes is more stringent, resulting in lower effective space for buyers compared to newer models that utilize innovative design to maximize usable area [1][2][3] Group 2 - The fourth generation homes leverage design innovations such as "space gifting" to enhance usable area, allowing buyers to receive more space for the same price, thus appealing to consumer psychology [2][3] - These new homes not only provide more space but also incorporate ecological design elements, improving living quality and aligning with modern consumer preferences for health and sustainability [6][7] - The market value of fourth generation homes is higher due to their unique features, leading to shorter sales cycles and greater appeal to investors [6][7] Group 3 - Despite their advantages, fourth generation homes face challenges such as inconsistent regulatory standards across cities, which can complicate development and increase costs [7][8] - The construction costs for these homes are significantly higher, potentially limiting access for first-time buyers and increasing the overall price barrier [7][8] - Long-term maintenance costs and functional issues, such as privacy concerns and safety risks, are emerging as significant drawbacks for these new housing models [9][10] Group 4 - Traditional residential properties can still find opportunities by targeting specific market segments, such as budget-conscious buyers, and emphasizing their advantages in price and community stability [11][12] - Innovations in product design and marketing strategies can help traditional homes compete by improving space utilization and enhancing living quality [13][14] - Providing high-quality property management services can also enhance the appeal and value of traditional homes, creating a competitive edge in the market [16][21] Group 5 - The ongoing transformation in the real estate market presents both challenges and opportunities for traditional residential properties, necessitating adaptive strategies to meet diverse consumer needs [22][23] - Companies must remain agile and responsive to market changes to thrive in a competitive environment, emphasizing product innovation and customer service [22][23]

Core Viewpoint - The article discusses the recent surge in high usable area ratios (得房率) in real estate, comparing it to a past trend of "gifted area" in housing projects, and questions the validity and implications of these marketing strategies [1][4][35]. Group 1: Usable Area Ratio (得房率) Insights - The usable area ratio is a key indicator of residential practicality, calculated as the ratio of usable area to total saleable area [1][2]. - Misconceptions about usable area ratio include the belief that it can exceed 100%, which is often a marketing tactic by developers [7][8]. - A higher usable area ratio is generally perceived as better, but it must be balanced with considerations of shared space and overall living quality [8][31]. Group 2: Factors Influencing Usable Area Ratio - Building design standards and regional differences significantly impact usable area ratios, with regulations dictating minimum public space requirements [9][10][12]. - The height and type of residential buildings affect the usable area ratio, with higher buildings typically having lower ratios due to increased safety and design requirements [18][20][21]. - Community quality and public facility standards also play a role in determining usable area ratios, as higher quality amenities can lead to increased public space and thus lower usable area ratios [22][23]. Group 3: Policy and Regulatory Context - Current regulations lack upper limits on public space ratios, leading to potential disputes and consumer dissatisfaction [34]. - Transparency in area measurement is insufficient, with some cities implementing measures to improve clarity for buyers [34]. - International practices suggest a shift towards more consumer-friendly area measurement standards, which could influence future regulations in the domestic market [34][36]. Group 4: Future Trends - The balance between usable area ratio and public space is essential for enhancing living quality, moving towards a focus on design efficiency rather than mere area competition [35][36]. - As policies evolve, the industry may transition from a focus on area metrics to a more quality-driven approach in housing development [36].

Core Insights - The increasing importance of property management services has emerged as the top factor influencing homebuyers' decisions, surpassing traditional metrics like usable area ratio [1][3][10] - There is a notable generational divide in homebuyer preferences, with younger buyers prioritizing price advantages over usable area, while older generations emphasize space efficiency [1][10] Group 1: Property Management Services - 86% of surveyed homebuyers ranked property management services as the most critical factor in their purchasing decisions, with 100% of buyers aged 75 and above expressing this preference [3][10] - The rising focus on property management is attributed to increasing conflicts between homeowners and property management companies regarding fees, management, and service quality [3][4] - Quality property management is now seen as essential for enhancing living conditions and maintaining property value, marking a shift from merely selling homes to providing comprehensive services [6][7] Group 2: Usable Area Ratio - 85% of homebuyers still consider the usable area ratio a significant factor, with younger buyers more willing to accept lower ratios for lower total prices [10][11] - The average usable area ratio in new projects in Beijing has risen from around 80% to over 90%, with some premium projects achieving ratios of 95% to 100% [10][11] - Recent regulations have set minimum area standards for residential units, which is expected to phase out poorly designed units and improve overall living quality [11]

Group 1 - The first fourth-generation residential project in Tianjin has been constructed, raising questions about its authenticity and quality [1][3][7] - The project features a balcony depth of 2.5 meters, meeting the minimum requirement, but lacks significant differentiation from traditional residential designs [3][6] - The expected efficiency rate of the new project is likely below 100%, contrasting with the high efficiency rates seen in other cities [6][14] Group 2 - Tianjin's fourth-generation residential regulations have been slow to materialize, with no authentic projects launched despite the announcement of pilot regulations over six months ago [7][9] - The city is cautious about the impact of high efficiency rates on existing properties, leading to a compromise in the design and implementation of new residential projects [9][14] - Other cities, such as Guangzhou, are tightening regulations on efficiency rates to prevent market disruptions, indicating a broader trend in the real estate sector [15][24] Group 3 - The rapid evolution of residential designs is causing significant depreciation in the value of older properties, as seen in Guangzhou where efficiency rates have led to drastic price drops [19][22] - The competitive nature of high efficiency rates is creating a cycle of market instability, affecting both new and second-hand property prices [24][30] - The current market conditions suggest that new residential projects in Tianjin will not see further increases in efficiency rates, as regulations are tightening to stabilize the market [30][31]

Core Insights - The new regulations in Hangzhou allow certain enclosed balconies to count as half of their area, leading to an increase in usable space for new homes, with an estimated increase in usable area by about 3% [1][5] - The design of the Jun Chao Runfu project features a 108㎡ unit with a high usable area rate of approximately 96%, which is significantly higher than the typical 80%-90% seen in similar high-rise developments [1][3] - The project benefits from a lower overall plot ratio of 1.7, and the inclusion of non-counted areas such as wind corridors further reduces the shared area, enhancing the usable space compared to similar products [5] Regulatory Impact - The new regulations have reintroduced high usable area rates reminiscent of previous years, as developers adapt designs to meet market demands while ensuring room functionality [5] - The previous strict regulations from 2018 limited the area calculations for balconies and other features, reducing the developers' ability to "steal" area, but the recent changes have allowed for a resurgence in higher usable area rates [5] Market Comparison - The Jun Chao Runfu project showcases a significant improvement in usable area compared to past developments, where units like the 90㎡ from Shunfa and Meijia could effectively utilize space equivalent to 170㎡ due to design alterations [5] - The current market average for high-rise new homes in Hangzhou is around 80% usable area, indicating that Jun Chao Runfu's offerings are competitive and advantageous [5]