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id="news_content"><p>2015年房地產(chǎn)市場加速分化，北京等一線城市供小于求，房價(jià)持續(xù)領(lǐng)漲。部分二線及三四線城市市場恢復(fù)緩慢，滯銷嚴(yán)重。開發(fā)企業(yè)之間，利潤率普遍下調(diào)，大房企集中度進(jìn)一步增加；中小房企則紛紛剝離地產(chǎn)業(yè)務(wù)謀劃轉(zhuǎn)型。業(yè)內(nèi)分析認(rèn)為，2016年樓市在“去庫存”基調(diào)下，政策面將趨向?qū)捤桑换猱a(chǎn)能、拉動需求的刺激政策出臺將是大概率事件，而房價(jià)也可能出現(xiàn)普漲局面。</p><p><br/></p><p>　　分化不同城市供需情況天差地別</p><p><br/></p><p>　　夏菲是我國中部省份一個(gè)地級市的房地產(chǎn)銷售人員，由于地處四線城市，他所在的項(xiàng)目存在著嚴(yán)重的積壓現(xiàn)象。為了能開發(fā)更多客戶，這段時(shí)間他每天打出的電話數(shù)量已經(jīng)上升到之前的3倍之多?！暗玫降幕貞?yīng)更多是對方瞬間掛斷電話，有時(shí)甚至?xí)艿截?zé)罵。”</p><p><br/></p><p>　　“您現(xiàn)在看到的已經(jīng)是現(xiàn)房了，交錢三天后就能拿到房?！苯哟赀@個(gè)月的第二個(gè)客戶后，他告訴記者，“現(xiàn)在房地產(chǎn)銷售市場和天氣一樣，沒有一絲暖意。很多同事都離職去了省會，那兒市場還相對好些?！?/p><p><br/></p><p>　　夏菲所描述的情形是他所在的三四線小城的普遍現(xiàn)象，也是今年房地產(chǎn)市場疲軟的一個(gè)縮影。當(dāng)?shù)赜嘘P(guān)負(fù)責(zé)人在接受《經(jīng)濟(jì)參考報(bào)》記者采訪時(shí)表示，今年賣出的土地也大幅減少，賣掉的幾個(gè)地塊還是降價(jià)賣出的?！岸巴恋刎?cái)政最高時(shí)可以占到總財(cái)政收入的60%以上?！?/p><p><br/></p><p>　　同樣是三四線城市，河北省廊坊市因?yàn)榫o鄰北京，加上京津冀一體化政策的帶動作用，當(dāng)?shù)胤康禺a(chǎn)市場的行情已經(jīng)開始向房價(jià)領(lǐng)漲全國的北京市靠攏。</p><p><br/></p><p>　　今年5月份，陳琛在廊坊市燕郊鎮(zhèn)看中了一套單價(jià)8000元的二手房，回老家遼寧和父母商量了一周后，這套房子單價(jià)已經(jīng)漲到12000元。不僅如此，當(dāng)?shù)氐姆績r(jià)在短時(shí)間內(nèi)紛紛提價(jià)。像陳琛這樣已經(jīng)交了定金的先期認(rèn)購客戶被中介公司大量毀約，當(dāng)?shù)氐姆康禺a(chǎn)中介為了提價(jià)愿意向他賠付雙倍的違約金。最終，陳琛做了妥協(xié)，在總價(jià)上追加了近40萬元后買下了這套房子。</p><p><br/></p><p>　　受陳琛影響，他的一位女同事李萌也看中了北京周邊幾個(gè)河北省縣級市房地產(chǎn)市場的升值潛力，首付5萬元后認(rèn)購了廊坊市固安縣內(nèi)一個(gè)期房項(xiàng)目。李萌告訴記者，簽約一個(gè)月的時(shí)間，該樓盤的銷售均價(jià)已經(jīng)上漲了1000元，這甚至超過了國內(nèi)大部分三四線城市一年內(nèi)的房價(jià)漲幅。</p><p><br/></p><p>　　根據(jù)中國房地產(chǎn)城鎮(zhèn)化聯(lián)盟針對2016年市場的預(yù)測，未來階段一二三四線城市的房價(jià)將出現(xiàn)普遍、差別化上漲現(xiàn)象；具體表現(xiàn)為：一線領(lǐng)漲、二線普漲、三四線企穩(wěn)或恢復(fù)性上漲、局部城市仍有下跌；另一方面，城市分化、板塊分化、樓盤分化現(xiàn)象將持續(xù)。</p><p><br/></p><p>　　發(fā)力促需求政策有望繼續(xù)加碼</p><p><br/></p><p>　　供需關(guān)系決定了區(qū)域內(nèi)的房地產(chǎn)市場是“買方市場”還是“賣方市場”。近日，同海咨詢發(fā)布《35個(gè)大中城市商品住宅投資價(jià)值》報(bào)告顯示，重點(diǎn)監(jiān)測的35個(gè)城市中，超過80%的城市住宅供應(yīng)在未來三年處于供大于需階段，“去庫存”壓力明顯。</p><p><br/></p><p>　　全聯(lián)房地產(chǎn)商會執(zhí)行會長任志強(qiáng)指出，目前去庫存難度仍然較大。以2億平方米左右的商業(yè)地產(chǎn)庫存為例，只有每月消化3000萬平方米才有可能降低庫存量，而這一難度可想而知。</p><p><br/></p><p>　　清華大學(xué)教授江憶接受《經(jīng)濟(jì)參考報(bào)》記者采訪時(shí)表示，房地產(chǎn)行業(yè)目前面臨著嚴(yán)重產(chǎn)能過剩問題。與此同時(shí)，在房地產(chǎn)行業(yè)下滑的影響下，建材行業(yè)更是出現(xiàn)了全行業(yè)過剩情況。</p><p><br/></p><p>　　針對國內(nèi)房地產(chǎn)市場大范圍庫存過剩的情況，中國指數(shù)研究院分析認(rèn)為，在經(jīng)濟(jì)增速下行和高庫存壓力下，今年以來，政府更加重視房地產(chǎn)在促進(jìn)消費(fèi)和拉動投資方面的重要作用，政策聚焦于挖掘房地產(chǎn)消費(fèi)潛能，鼓勵(lì)需求入市，進(jìn)而恢復(fù)并帶動投資信心。</p><p><br/></p><p>　　中指院方面認(rèn)為，在中央提出化解房地產(chǎn)庫存、促進(jìn)房地產(chǎn)行業(yè)持續(xù)發(fā)展的背景下，短期內(nèi)政策仍將鼓勵(lì)住房需求，繼續(xù)放松貨幣信貸及財(cái)稅政策，房貸利息抵個(gè)稅將是大概率事件。而長期來看，三四線高庫存區(qū)域去庫存仍有賴于地方政府抓住新型城鎮(zhèn)化和區(qū)域一體化機(jī)遇，推進(jìn)多項(xiàng)措施發(fā)展產(chǎn)業(yè)、吸引人口流入和就業(yè)保障，進(jìn)而拉動地產(chǎn)需求。</p><p><br/></p><p>　　克而瑞方面認(rèn)為，2016年政府會通過新型城鎮(zhèn)化等各項(xiàng)政策加速三四線城市去庫存，恢復(fù)樓市信心。而農(nóng)民進(jìn)城購房、租房所對應(yīng)的需求恰恰是剛需產(chǎn)品，在這樣的情況下，剛需產(chǎn)品占比上升應(yīng)是大概率事件。</p><p><br/></p><p>　　調(diào)整房地產(chǎn)行業(yè)內(nèi)部洗牌加速</p><p><br/></p><p>　　中國房地產(chǎn)測評中心副主任回建強(qiáng)在接受《經(jīng)濟(jì)參考報(bào)》記者采訪時(shí)表示，近年來，受調(diào)控、經(jīng)濟(jì)下滑等因素影響，不少非房地產(chǎn)企業(yè)在涉足房地產(chǎn)后，發(fā)展情況不容樂觀，部分企業(yè)甚至出現(xiàn)主業(yè)受損的情況，因而陸續(xù)剝離了房地產(chǎn)業(yè)務(wù)。此外，部分以房地產(chǎn)為主業(yè)的企業(yè)由于近年來經(jīng)營欠佳，也萌生退意，放棄房地產(chǎn)業(yè)務(wù)，轉(zhuǎn)而向全新的業(yè)務(wù)方向發(fā)展。</p><p><br/></p><p>　　事實(shí)上，近年來多個(gè)上市房企更名，以改變投資方向，今年這種現(xiàn)象尤為明顯。具體來看，2015年，有10余家房企更名，其中國興地產(chǎn)更名為財(cái)信發(fā)展，億城控股先后更名為億城投資和海航投資，轉(zhuǎn)而進(jìn)入金融資本類。華業(yè)地產(chǎn)更名為華業(yè)資本，運(yùn)盛實(shí)業(yè)更名為運(yùn)盛醫(yī)療，進(jìn)入醫(yī)療健康行業(yè)。同時(shí)，萊茵置業(yè)更名為萊茵體育，方興地產(chǎn)更名為中國金茂。</p><p><br/></p><p>　　對此，回建強(qiáng)表示，企業(yè)更名是十分慎重的事，現(xiàn)階段更名多代表著企業(yè)的發(fā)展方向正進(jìn)行轉(zhuǎn)型或擴(kuò)展。</p><p><br/></p><p>　　在業(yè)內(nèi)看來，房企加速去房地產(chǎn)化的主要原因是利潤的大幅下滑。根據(jù)WIND資訊近期的數(shù)據(jù)統(tǒng)計(jì)顯示，申萬一級行業(yè)下房地產(chǎn)類142家房企三季度銷售毛利率為28.4%，凈利潤率僅為9.66%，較2014年同期的32.92%與11.31%分別下滑4.52個(gè)百分點(diǎn)和1.65個(gè)百分點(diǎn)。142家房企中，67家凈利潤下滑，占比高達(dá)47%。而凈利下滑的企業(yè)中，下滑幅度超過100%的多達(dá)28家。</p><p><br/></p><p>　　任志強(qiáng)表示，“房企核心盈利能力下滑，財(cái)務(wù)風(fēng)險(xiǎn)加劇，融資難度加大，庫存高企難消，這種種跡象表明，房地產(chǎn)不再具備過去高增長的能力?！彼J(rèn)為，在長期去庫存壓力下，未來對于房地產(chǎn)行業(yè)來說，7%至8%的利潤率將成為常態(tài)。</p><p><br/></p><p>　　“中國房地產(chǎn)整個(gè)市場進(jìn)入了深度調(diào)整?！笔⑹郎裰莘康禺a(chǎn)投資基金董事長張民耕日前在由長富匯銀主辦的2015金融領(lǐng)袖高峰論壇上表示，房地產(chǎn)行業(yè)正面臨著利潤覆蓋不了資金成本的窘境。在此背景下，自有資金將被逐步侵蝕。因此部分中小房企選擇退出。</p><p><br/></p><p>　　張民耕認(rèn)為，未來在3至5年的深度調(diào)整中，百強(qiáng)房企集中度可達(dá)市場份額近半。</p><p><br/></p><p>　　河南建業(yè)集團(tuán)董事長胡葆森日前也表示，開發(fā)商洗牌僅剩三年時(shí)間。他認(rèn)為，作為資金密集型產(chǎn)業(yè)的房地產(chǎn)行業(yè)，資金流向?qū)Q定企業(yè)的去留。因此，未來2至3年時(shí)間內(nèi)，整個(gè)中國每年都有新開工項(xiàng)目的開發(fā)商數(shù)量可能會減到10000家以內(nèi)，甚至5000家。</p><p><br/></p></div></div> 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