Chao News Client Reporter Xu Shujing
This morning, a row house No. 8-3 with a construction area of 649.49m² in Tahoe Hangzhou Yard located in the Future Science and Technology City section of Hangzhou was foreclosed on the Ali Asset Platform. This house, with an estimated price of 66.509 million yuan and a starting price of about 44.22 million yuan, failed to sell again as expected.
Anyone who pays attention to the foreclosure market should be familiar with this house. This is because the house was listed on the foreclosure platform in May last year. However, in the past year, the first and second auctions of this house were successively failed, and the sale also failed. Now it's up for auction again, in the second round of auction.
The estimated price at the first auction last year was nearly 100 million yuan.
The owner was the main culprit in the "routine loan".
During the first round of auction last year, this house attracted public attention.
On the one hand, this is because the property is subject to criminal law and is involved in a huge "routine loan" case. It is reported that the actual owner of the house is the main culprit of Lanzhou's huge "routine loan". In March 2019, Lanzhou police dispatched more than 600 police officers to dismantle a large "routine loan" criminal group, arrested 253 suspects, and sealed 1,317 suspected illegal loan apps and websites. From April 2018 to March 2019, the cumulative amount of illegal loans made by this extremely large criminal organization reached 6.273 billion yuan, and the total repayment amount received was more than 9.11 billion yuan, making a profit of more than 2.8 billion yuan in less than a year. The criminal organization also frequently uses "soft violence" methods such as text message bombing, exposure of address books, and photos of insults to blackmail and coerce victims, with more than 390,000 victims.
On the other hand, when this Hangzhou courtyard house was put up for auction for the first time last year, netizens were surprised because the estimated price was as high as 95.01 million yuan and the starting price was about 66.51 million yuan. This assessed value is nearly 100 million, which is close to the level of Hangzhou's top luxury homes such as Taohuayuan Hangsongju and Jiangnanliheyuan. Hangzhou's courtyard is a townhouse. Although it is also a low-density product, overall, it is still different from these top luxury homes. There is a certain gap. At that time, many netizens believed that the appraised price of the house was on the high side and that it was highly likely that the house would not be sold. The subsequent trend also confirmed the judgment of netizens.
3 houses of the same area were foreclosed one after another.
The appraised prices differed by tens of millions of yuan.
In fact, in addition to this house No. 8-3, the house No. 8-1 of Tahoe Hangzhou Courtyard was also liquidated last year due to the bankruptcy of the developer. It will be auctioned on the Alibaba Assets platform; the house No. 8-2 will also be auctioned later this month. Comparing the appraised prices and actual transactions of these three properties, we can know the approximate current value of Hangzhou courtyards.
can be found on the Hangzhou Transparent House Sales Network. The 8 buildings in Hangzhou Courtyard are the kings of buildings in the entire community. The 4 houses with the largest construction area (649.49m²) in the entire community are here.
Among them, No. 8-1 is the most expensive house in the whole community. The original registered price of the new house was 48.51 million yuan, which is equivalent to a unit price of 74,692 yuan. This house has also been made into a finely decorated model house by the developer. There is a suspended ceiling indoors, and there are bathrooms on the first floor (kitchen) to the third floor above ground. The house has a separate entrance leading to the first and second underground floors. There is a swimming pool and a gym on the first floor, and there are two parking spaces on the second underground floor. . This house was foreclosed on in June last year, with an appraised price of 47.927 million yuan (lower than the original registered price of the new house). The house attracted 4 people to sign up for the second auction, and was finally sold for 38.82 million yuan. The equivalent unit price is approximately 59,800 yuan.
html No. 08-3 and No. 8-2 are the second most expensive houses in the community. The total registered price is 46.56 million yuan, which is equivalent to a unit price of 71,692 yuan. Now that No. 8-3 has been put up for auction again, the assessed price has been reduced to 66.509 million yuan, but it is still far higher than the registered price of the new house. The first auction of No. 8-2 failed in November last year, and now it is about to be auctioned for the second time. The estimated price is 47.74 million yuan, and the starting price is 30.5536 million yuan.These two houses have exactly the same construction area, new house registration price, and number of attached parking spaces. No. 8-3 is rough and No. 8-2 comes with luxurious decoration. However, the appraised price of No. 8-2 is 18.76 million lower than that of No. 8-3. Yuan is really puzzling.
So, how do the assessed prices of foreclosure houses come from? According to industry insiders, there are currently four main ways to determine the appraisal price of a foreclosure house.
One is to negotiate the price with the person subject to execution. Before the foreclosure house is put up for auction, the court will notify the person applying for execution and the person subject to execution, and bring both parties together for negotiation to determine a price that is acceptable to both parties; the other is to evaluate the company's pricing , which is also the most common way to confirm the appraisal price; one is online inquiry, and the three inquiry platforms currently recognized by the court are Alibaba, JD.com, and ICBC e-gou; the other is directional inquiry, directional inquiry The target is usually the housing authority or other government agencies.
Specific to the three houses in Hangzhou Yard, judging from the foreclosure announcement, they were all evaluated by appraisal companies. Among them, No. 8-3 were appraised by a Gansu company, and the other two were appraised by a local company in Zhejiang.
Industry insiders said that different appraisal companies may have different methods of appraising properties. Valuation methods are generally divided into three types: market comparison method, cost method and income method.
The market comparison method refers to using the recent transaction prices of the same or similar assets in the market to estimate the value of the assets through direct comparison or analogy analysis.
The income method refers to determining the market value of a foreclosure house by calculating its future income. This method is suitable for shops, office buildings, etc., and factors such as rental income, depreciation, and maintenance need to be considered.
The cost method refers to determining the market value of a property by calculating its reconstruction costs and depreciation. This method is suitable for newly built properties, such as new houses, villas, etc.
In addition to the differences in evaluation prices caused by different evaluation methods, the factors that affect the evaluation price of foreclosure houses are also the differences caused by different evaluation time points. Because housing prices fluctuate in different periods.
In addition, generally speaking, local companies have a better understanding of the actual local housing prices, so the appraised prices of houses No. 8-1 and No. 8-2 are closer to the market reality, while the appraised price of No. 8-3 is relatively high. Shooting is also expected.
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