记者丨 凌晨 编辑丨陈洁 视频丨王学权 西安的房地产市场正在发生变化。 西安的所谓四代住宅，出现了"百人摇号"、得房率最高达150%，逆市飘红的背后却隐藏着一 些问题： 那些让购房者心动的"赠送面积"，大多无法获得产权登记，潜藏着未来的合规风 险。 上海易居房地产研究院副院长严跃进对21世纪经济报道记者表示，高得房率加剧了市场分 化，需警惕噱头多于实质、实际得房缩水等现象，应持续关注其规范发展。 事实上，在楼市宏观降温的背景下，包括上海、深圳、杭州、郑州等多地新盘均有赠送面积 现象。但是相比其他城市，西安市场的一些项目赠送面积相当高，出现了超过150%的得房 率，在整个市场中也并不多见。 这种"面积游戏"会带来什么？要回答这个问题，还需审视产品本身的发展逻辑。 未来，房地产市场终究会回归到建筑品质与真实居住价值的本质上来。 高得房率背后 11月中旬，在西安市未央区板块，21世纪经济报道记者实地探访了两个新四代住宅盘。 "我们项目主力户型是112平方米和128平方米。之前开盘100套，吸引了不到400个客户冻资摇 号。这次加推，前期积累的意向客户基本能消化掉房源，所以预计会平推销售。"一位项目销 售对21世纪经 ...

21世纪经济报道记者 凌晨 西安报道 西安的房地产市场正在发生变化。 西安的所谓四代住宅，出现了"百人摇号"、得房率最高达150%，逆市飘红的背后却隐藏着一些问题：那些让购房者心动的"赠送面积"，大多无法获得产权 登记，潜藏着未来的合规风险。 上海易居房地产研究院副院长严跃进对21世纪经济报道记者表示，高得房率加剧了市场分化，需警惕噱头多于实质、实际得房缩水等现象，应持续关注其规 范发展。 值得一提的是，曾专为改善型市场打造的西安四代住宅，其面积门槛正在显著降低。产品重心从过去的120平方米以上，下沉至90平方米起步的区间。 "四代住宅的走红，根植于两大转变：一是从远郊步入主城，区位价值获根本性重塑；二是采取'高备案价、高赠送、实折实扣'的弹性价格策略，抢占主城 区市场。"西安市未央区房产中介张丽说道。 事实上，在楼市宏观降温的背景下，包括上海、深圳、杭州、郑州等多地新盘均有赠送面积现象。但是相比其他城市，西安市场的一些项目赠送面积相当 高，出现了超过150%的得房率，在整个市场中也并不多见。 这种"面积游戏"会带来什么？要回答这个问题，还需审视产品本身的发展逻辑。 未来，房地产市场终究会回归到建筑品质与真实 ...

作为一名在房产圈摸爬滚打多年的博主，我总觉得这事儿背后不简单——得房率看似越高越好，可一旦 失控，反倒成了扰乱市场的暗器。 其实回过头看，这轮政策调整本意是好的。 最近我翻看各地楼市新规，发现一个有意思的现象：广州、北京、成都、上海这些城市不约而同开始 对"高得房率"动刀了。 去年计容新规松绑，加上今年《住宅项目规范》落地，原本是为了顺应改善型居住需求，让老百姓住得 更舒坦。 可谁想到，政策善意却被一些开发商玩成了数字游戏。 你搞100%得房率，我就敢做到120%，这场竞赛早就背离了提升居住品质的初心。 这相当于新房变相降价20万，他的房子瞬间就不香了。 现在二手市场挂牌量激增，价格持续阴跌，和新房这种变相降价有直接关系。毕竟除了顶级学区房，大 多数二手房根本扛不住10%-20%的得房率差距。 所以现在各城市密集出台补丁政策，实在是不得已而为之。 上海的新规把每户阳台面积控制在建筑面积10%以内且不超过16㎡，虽然比旧规宽松，但至少划清了底 线。 我见过最离谱的案例，有开发商把设备平台改成室内空间，把飘窗做到能当床用。 更隐蔽的做法是疯狂赠送阳台、花池、入户花园，这些"赠送面积"看似实惠，实则把容积率红线踩成 ...

Core Viewpoint - The article discusses the issue of "stealing area" in the real estate sector, where developers manipulate building area calculations to increase usable space, leading to safety concerns and regulatory scrutiny [5][6][7]. Group 1: Complaints and Issues - A complaint was received regarding a real estate project in Beijing, alleging that the developer converted balconies into bedrooms, exceeding the allowable area [4][5]. - The practice of enclosing balconies to increase usable area is common, but it raises safety and compliance issues, as it often does not meet structural and fire safety regulations [5][6]. Group 2: Regulatory Response - Regulatory bodies in major cities like Guangzhou, Beijing, Shanghai, and Chengdu are tightening regulations on building area calculations to curb the "stealing area" practices [7][19][22]. - New regulations have been introduced to limit the allowable area for balconies and other architectural features, aiming to ensure compliance with safety standards [19][22][23]. Group 3: Market Trends - The trend of high usable area rates has been increasing, with some projects advertising rates exceeding 120%, which is considered "super high" [11][12]. - The competitive advantage of high usable area projects is evident, as they are marketed as offering better value, but this has led to market distortions affecting both new and second-hand property prices [14][17]. Group 4: Shift Towards Quality Housing - There is a growing emphasis on quality housing, with policies encouraging developers to focus on overall project quality rather than just maximizing usable area [18][23]. - The article suggests that the focus on "good housing" will lead to a more sustainable and quality-driven real estate market, moving away from the numerical games associated with high usable area rates [23].

Core Viewpoint - The article discusses the issue of "stealing area" in real estate development, where developers illegally increase usable space by modifying balconies and other areas, leading to safety concerns and regulatory scrutiny [1][2][3][4]. Group 1: Complaints and Safety Concerns - A complaint was received regarding a real estate project in Beijing, alleging that the developer converted balconies into bedrooms, exceeding the allowable area [1]. - The complainant emphasized that such modifications pose serious risks to housing safety [2]. - The practice of enclosing balconies to increase usable space is common, but it must comply with weight-bearing, fire safety, and insulation standards [2][3]. Group 2: Industry Practices and Trends - Developers often utilize methods like enclosing balconies, modifying bay windows, and creating high ceilings to increase usable area without changing property rights [3][5]. - The trend of high usable area rates has been rising, with some projects advertising rates exceeding 120%, which is considered "super high" [6]. - In first-tier cities, high usable area projects are more competitive, as they enhance design space and product value [7][8]. Group 3: Regulatory Responses - Regulatory bodies in major cities like Beijing, Shanghai, and Chengdu have begun to tighten regulations on construction practices to curb "stealing area" [11][12]. - New regulations limit the allowable area for balconies and other features, aiming to ensure compliance with safety and planning standards [12][13]. - The shift towards regulating "stealing area" practices indicates a return to the focus on quality housing rather than just high usable area rates [4][13]. Group 4: Market Implications - The pursuit of high usable area has led to increased competition and has negatively impacted the pricing of existing homes [10]. - The emphasis on high usable area has created a perception of value, but it may mislead consumers regarding the quality and safety of the housing [9][10]. - The article suggests that the focus on "good housing" should prioritize overall quality and sustainability rather than just numerical metrics like usable area [13].

Core Viewpoint - The article discusses the issue of "stealing area" in the real estate sector, where developers illegally increase usable space by enclosing balconies and other areas, leading to safety concerns and regulatory scrutiny [1][11]. Group 1: Complaints and Issues - A complaint was received regarding a real estate project in Beijing, where the developer allegedly converted balconies into bedrooms, exceeding the allowable area and compromising safety [1]. - The practice of enclosing balconies to increase usable space is common, but it violates regulations that require compliance with safety and structural standards [1][11]. Group 2: Regulatory Response - Major cities like Guangzhou, Beijing, Shanghai, and Chengdu have begun to strengthen regulations on construction practices to curb "stealing area" [2][18]. - New regulations in Chengdu limit the increase in area to a maximum of 1.5% and set strict guidelines for balcony and window designs [15][18]. Group 3: Market Trends - The trend of high usable area rates has been rising, with some projects advertising rates exceeding 120%, which is considered "super high" [7][10]. - The competitive advantage of high usable area projects is evident, as they are perceived to offer better value, leading to increased sales despite potential safety risks [10][13]. Group 4: Industry Implications - The focus on high usable area has led to a competitive environment where traditional pricing strategies are no longer sufficient [10][13]. - The push for "good housing" emphasizes quality over mere area metrics, indicating a shift in industry standards towards sustainable and quality living spaces [19].

Core Viewpoint - The recent opening of the Changsha Jiaxin Yanghu Jinxie project has generated significant buyer interest, indicating a potential recovery in the local real estate market, driven by high usable area ratios under new regulations [1][3]. Group 1: Project Features and Buyer Interest - The project launched over 300 units and attracted around 600 buyers for the lottery, reflecting a strong demand [1]. - The high usable area ratio, exemplified by a 117㎡ unit that offers a practical layout of "four rooms and three bathrooms" with an actual usable area of 139㎡, has contributed to the project's appeal [3]. Group 2: Potential Risks and Concerns - The increase in usable area ratios has led to higher building densities, which may compromise public space and community amenities [5][6]. - The original plan for 10 buildings may expand to 14, resulting in reduced green spaces and recreational areas for residents [8]. - Increased building density also leads to reduced spacing between buildings, impacting privacy and comfort for residents [9]. - The design featuring numerous large windows may result in higher energy consumption and challenges in furniture placement, complicating living conditions [12][19]. - Promised high-end amenities may not be sustainable in a small community, leading to potential underutilization or increased management costs for residents [15]. Group 3: Location and Infrastructure Concerns - The project lacks proximity to essential infrastructure such as metro stations, quality schools, and mature commercial areas, which may affect long-term value [17][18]. - Surrounding factors like noise from highways and proximity to industrial sites may further detract from the living experience [18]. - The developer, Hunan Jiarong Real Estate Development Co., has limited experience in large-scale residential projects in Changsha, raising concerns about delivery capabilities and quality assurance [20][22]. Group 4: Conclusion and Recommendations - While the project has garnered attention for its high usable area, potential buyers are advised to remain rational and consider long-term living quality and community infrastructure before making decisions [24].

Core Viewpoint - The article discusses the rising trend of "high usable area" in the real estate market, highlighting that developers are increasingly using this as a selling point rather than competing on price. However, this has led to questionable practices where developers manipulate measurements to inflate usable area figures [3][4][5]. Summary by Sections Regulation of Residential Area Calculation - Recent regulations from various cities, including Chengdu, have sparked discussions on "high usable area." Chengdu's new guidelines state that the horizontal projection area of balconies and other auxiliary spaces should not exceed 30% of the residential area, compared to the previous 20% limit [4][5]. - The new regulations aim to standardize the calculation of usable area and curb the excessive expansion of certain spaces like entrance halls, which were previously not included in area calculations [5][6]. Addressing Grey Areas - The article emphasizes that the goal of these regulations is to eliminate grey areas where developers might "steal area" by manipulating designs to increase the reported usable area. Common tactics include designing balconies as semi-enclosed spaces or mislabeling equipment platforms [8][9]. - The push for high usable area has led to inflated marketing claims, with some projects advertising usable areas exceeding 100%, which can mislead consumers [10]. Market Dynamics and Competition - The article notes that while high usable area projects have seen initial success, the market is becoming saturated, making it difficult for such projects to maintain sales momentum. For instance, a project in Wuhan with a 97-98% usable area only achieved an 18% sales rate [12][13]. - The competition among similar projects is intensifying, and developers are encouraged to focus on overall quality and sustainability rather than just maximizing usable area [14]. Future Directions - Experts suggest that the focus should shift from merely increasing usable area to enhancing overall living quality, including better community facilities and building standards. This approach aims to improve the long-term value of properties and the overall living experience [13][14].

Core Viewpoint - The rising trend of "high usable area ratio" in new housing is becoming a significant selling point, overshadowing price competition, but it raises concerns about potential deceptive practices by developers [1][6] Group 1: Regulatory Changes - Recent regulations in cities like Chengdu aim to standardize the calculation of usable area, limiting the projection area of balconies and other auxiliary spaces to 30% of the residential building area, up from 20% [2][4] - The new regulations also include previously unregulated areas such as entrance halls and balconies in the calculation, tightening control over the total area [4][9] Group 2: Market Dynamics - The market has seen a surge in projects advertising high usable area ratios, but as these products become more common, relying solely on this feature is no longer sufficient to drive sales [8] - Some projects have reported inflated usable area ratios by including spaces like elevator halls, misleading consumers about the actual usable space [7] Group 3: Industry Practices - Developers have been known to employ tactics such as converting balconies into semi-enclosed spaces or mislabeling areas to inflate usable area ratios, leading to a "data bubble" in reported ratios [6][8] - The push for higher usable area ratios has led to a competitive market where projects must also offer other advantages like location, price, and amenities to attract buyers [8][9] Group 4: Future Directions - The focus is shifting from merely increasing usable area ratios to enhancing overall housing quality, including better public space design and sustainable development practices [9] - Industry experts emphasize the need for a holistic approach to housing that prioritizes quality and livability over just high usable area ratios [9]

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]