图源:图虫创意
本文来源:时代财经 作者:陈泽旋
沪杭两地土拍市场再次上演狂飙行情。
2月20日,上海、杭州两地合计出让7宗宅地。在房企的猛烈攻势之下,所有宅地溢价成交,成交总额达到190.67亿元,对比起始总额142.55亿元,溢价48.12亿元。
其中,溢价率最高的是位于杭州主城区上城的城东新城单元地块(下称“上城宅地”),经过1个小时40分钟的77轮加价后,杭州国企大家房产以10.83亿元竞得,溢价率54.04%。
竞争最为激烈的是位于上海虹口区的hk329-11地块(下称“虹口地块”),多家房企竞价184轮,最终由央企金茂和新加坡房企庆隆集团以89.64亿元的总价联合拿下,溢价率约为38.20%,竞价全程将近两个小时。
虹口地块89.64亿元的总价刷新上海实行“双高双竞”政策以来的总价纪录,楼面价被推高至11.75万元/平方米,成为全国单价第三贵的宅地。
春节返工以来,全国多城土地市场陆续启动蛇年首拍,截至目前至少有昆明、郑州、北京、福清、杭州、上海等城市完成首秀,房企的积极参与共同创造了土地市场的“开门红”,房企对核心区域地块的预期较年前有了显著提升。
杭州地价上涨,外资房企加注上海
今年以来,房企拿地热情持续火热。
2月14日的杭州蛇年“首战”中,三宗土地有两宗溢价成交,整体溢价率为24.39%;2月20日的土拍中,整体溢价率上升至34.76%。
其中,大家房产斩获的上城宅地楼面价约4.75万元/平方米,与去年11月成交的滨江锦上万象府地块相邻,后者的楼面价约4.05万元/平方米。仅仅时隔3个月,地价上涨超7000元/平方米。
滨江集团以13.81亿元竞得主城区滨江的西兴宅地,溢价率约43.69%,楼面价约4.3万元/平方米。该地块与绿城晓风朗月地块直线距离约1公里,后者于去年6月成交,楼面价约4.01万元/平方米。不到7个月时间,该片区地价上涨超过2900元/平方米。
克而瑞浙江区域指出,滨江区西兴宅地靠近近期大热的“杭州六小龙”之一宇树科技总部,改善产业客户充足,因此房企对该地块表现出高热的竞争态势。
“杭州六小龙”的出圈正在对房地产市场产生积极作用。中指研究院华东大区常务副总经理高院生曾表示,在2月14日对临平经开区东湖新城地块的竞拍中,该地块65.1%的成交溢价率刷新预期,根本原因在于杭州近两年的楼市凭借红盘热度效应维持市场的韧性,“同时,近期杭州‘六小龙’事件的高热曝光全面提升市场的购房预期和置业信心,叠加取消限房价政策后的高价地现象和新项目的逐步入市,为2025年楼市的企稳打下坚实基础。”
民营房企在这场土拍中依然表现积极,除了滨江集团有所收获,由两个自然人股东持有的杭州乔智置业有限公司以6.76亿元竞得临平新城核心区一宗宅地,轻微溢价1.50%。
在上海,房企们的兴致也未因地块总价较高而被击退,不仅民企现身土拍市场,外资房企也闻风而来。
根据同策研究院的统计,上海蛇年首拍一共吸引17家房企参拍,包括5家央企、5家国企、3家民企、3家外企及1家混合所有制企业。最终,4宗地块全部溢价成交。
虹口地块由央企金茂和新加坡房企庆隆集团以总价89.64亿元联合拿下,溢价率为38.20%;浦东新区地块由央企华润置地和广州国企越秀地产以50.90亿元竞得,溢价率为 33.38%;奉贤区奉贤新城地块花落民企联合体龙湖集团和建华建材旗下地产子公司,成交价为10.57亿元,溢价16.5%;松江地块由新加坡房企星狮地产、厦门国企国贸地产和来自深圳的混合所有制企业金地集团夺得,成交价为8.15亿元,溢价率达13.98%。
4宗宅地均由联合体拿下。同策研究院分析认为,这种合作拿地的方式既能整合各方资源,发挥各自优势,又能共同应对市场竞争与开发风险,也反映出当下土地市场中,企业更倾向于通过合作来获取和开发优质地块。
偿债高峰已过,有房企重启拿地
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根据克而瑞研究中心监测,在2024年年末土地成交量周期性增加的推动下,全国30个重点城市出现更多溢价率超过20%的地块。
今年1月,土地市场交易规模迎来季节性下降,但在年初京杭深等地高溢价地块的助推下,市场“以质换量”将溢价率推至近三年新高,全国300城平均溢价率达到8.7%,30个重点城市平均溢价率更是高达15.3%。
春节后返工,全国多地陆续启动的蛇年土拍屡获房企积极参与。克而瑞浙江区域指出,从本场杭州土拍来看,房企对核心区域地块的预期较年前有了显著提升,原因是地块的楼面价在短期内实现增长,而随着这一轮核心区域地块地价的普涨,杭州主城新房涨价信号愈发明显。
上海土拍亦释放了积极信号。同策研究院表示,本批次上海土地拍卖延续既有规则,市场活跃度显著提升,多宗地块成功溢价成交,这显示出该规则激发了市场活力,吸引众多房企积极参与,竞争激烈程度显著提升,也表明房企对上海房地产市场前景依然看好,愿意投入资源参与优质地块的争夺。
在去年12月26日举行的媒体恳谈会上,滨江集团董事长戚金兴表示,公司2024年的战略定位是“主动卧倒、匍匐前进”,“之前是‘主动卧倒’,现在客观条件上来说可以站起来了;之前一直在‘匍匐前进’,而现在,我们已经做好马上站起来的准备,只要现在政策的落地性、有效性更强一些,我就马上站起来。”
滨江集团相关人士向时代财经透露,今年公司在土地市场的投入金额上“应该会和去年差不多”,主要关注的城市依然是大本营杭州。根据滨江集团公众号,2024年全年,滨江集团合计拿地23宗,总投资金额448.5亿元,权益投资金额219.35亿元。其中,滨江集团在杭州获取22宗土地。
此次现身土地市场的还有金地集团。今年1月21日,金地集团以总价约1.86亿元竞得杭州临平老城区一宗宅地,溢价率31%。这次是金地集团暂停拿地一年半之后第一次出现在土拍市场,如今,其投资范围仍在扩大。
据时代财经了解,2024年,金地集团通过大宗资产处置、加速销售去化以及拓展融资管道等一系列举措,完成约200亿元公开市场债务的兑付,已基本渡过偿债高峰,这让金地集团逐渐有余力着眼于经营层面的补库存需求。
接近金地集团的人士向时代财经表示,未来公司的投资策略,将充分考虑主要城市的新房市场去化周期及土地市场收益水平,并结合公司存货去化及现金流情况进行综合考量,“依然要在保证现金流安全的基础上,寻找合适的土地市场机会。”
随着房地产新政效果的逐步显现,今年开年以来,北京、上海、杭州、广州等热点核心城市的土拍市场明显回暖。上述人士表示,金地集团将延续此前深耕核心城市的一贯策略,将资源聚焦到杭州、上海等经营风险较低的高能级城市。