记者 任重

Reporters have

　　“北京万柳地块，26.3亿的土地价，建筑面积77739平方米。其中，16400平方米的回购房，回购价格仅为1万元/平方米，请问，建房是亏还是不亏？”7月10日，这道类似脑筋急转弯的数学题，让无数地产开发商的大脑在飞速运转。

“Beijing wanliu plot，The land of 2.63 billion price，A building area of 77739 square meters。Among them，16400 square meters of back to the house，The repurchase price only 10000 yuan/square metre，Excuse me，Building a house or not the kui is deficient？”July 10,，This way similar brainteasers math，Let the brain in real estate developer countless fast operation。

　　在拍下土地的开发商中赫置地有限公司（以下简称“中赫置地”）眼中看来不亏。发源于重庆的龙湖地产（00960.HK ）的答案却是亏；在竞争的最后阶段，龙湖却在土地价26.1亿、回购房竞价面积7150平方米的时候，黯然退出。

Take the developer of the land in the holdings Co., LTD hittite（Hereinafter referred to as“Holdings of Hector”）Eye does not the kui。Originated in the chongqing longhu real estate（00960. HK ）The answer is a deficit；In the final stage of the competition，But the land price in lake. 2.61 billion、Back to purchase for area of 7150 square meters，Dim and exit。

　　北京有记录以来“单价最贵者”

Beijing record“Unit price of the most expensive”

　　这是北京有记录以来的新的“单价最贵者”。7月10日，中赫置地以总价26.3亿元，单价33800元/平方米，配建保障房面积16400平方米夺得北京万柳地块。不但刷新了今年4月16日南昌市政以2.57万元/平方米的楼面价取得的东直门香河园地块，更超过了2009年顺义区后沙峪镇天竺开发区22号住宅用地29859元/平方米的单价。

This is Beijing record of the new“Unit price of the most expensive”。July 10,，Running in 2.63 billion yuan in total price hittite，The unit price is 33800 yuan/square metre，PeiJian security room area of 16400 square meters won Beijing wanliu plot。Not only break this April 16, nanchang municipal to 25700 yuan/square meters of floor price obtained dongzhimen xianghe garden pieces，More than 2009 years after the sand valley shunyi districts (development zone 22 housing land 29859 yuan/square metre of the unit price。

　　“单价最贵”的意义不仅于此，这是全国第一次采取“限价+回购保障房”拍卖模式，首开土地拍卖史的先河。对于政府而言，此种模式抑制了土地价格的飙高，又促进了保障房的建设。

“Unit price most expensive”Not only the significance of that，This is the first national take“Price + repurchase security room”Auction model，First open land auction history precedent。For governments，This model to suppress the prices of the land price high，And promote the construction of the security room。

　　物业形态未来单价16万有些离谱

Property form the future price 160000 some unusual

　　“只要定位不过于高端，销售情况应该不会差。”北京地产圈一位人士昨天告诉记者。来自中原地产数据表明，万柳地块所在的海淀区，目前二手房均价已经接近6万元/平方米，碧水云天、万泉新新家园等小区单价都已超过5万元，而万城华府等项目单价已超过8万。北京某中介机构人士说，万柳地块将来最适合的形态，应该是小高层或大平层，单价哪怕是在10万出头，都应在意料之中。以此而观，这个价格比北京奥运会期间热炒的楼盘“盘古大观”要贵。

“As long as the position is not too high，Sales should not poor。”Beijing real estate circle one person told reporters yesterday。Centaline property data show that from，There in the plot haidian district，At present average price has close to 60000 housing yuan/square metre，Sky blue、WanQuan new new homes as district has more than 50000 yuan price，And Washington projects, such as the unit price has been wancheng more than 80000。The Beijing some intermediaries who said，There are the most suitable for the shape of the future plot，Should be small high or Pacific layer，The unit price even in their early 100000 s，Should be in surprise。Thereby view，The price of the Beijing Olympic Games is building a storm“Pangu grand view”To your。

　　对于网上提到万柳地块的物业形态未来单价将达到16万的说法，北京地产圈人士普遍觉得有些离谱。“不排除个别形态，能卖到这样高，但是定位过高，中赫置地承担的风险必然会加大。”

For online mention wanliu plot property form the future unit price will reach 160000 claims，Beijing real estate circles generally felt that some unusual。“Don't rule out individual form，Can sell to such high，But high positioning，Of the risks of Hector also will increase。”

　　“这与公司的战略核算有关系”

“This and the company's strategic business accounting have relations”

　　“回购，这个要小心算。”本报记者连线了在拍卖场当地的一位京城资深媒体人士，他表达了这样的观点。“这会增加开发商的风险。”这位匿名人士这样分析。面对媒体，中赫置地CEO孙鹏却认为“经过精细测算，该项目只追求合理利润。”北京龙湖相关人士分析“这与公司的战略核算有关系。”该人士分析：“只要不定得太高，应该不会亏本。”

“repurchase，This is to be careful。”Our reporter in the attachment of a city at the auction local senior media people，He expressed the view。“This will increase the risk of developers。”The anonymous personage such analysis。With the media，In running his CEO but think hittite“After fine estimates，This project only for reasonable profits。”Beijing longhu relevant personage analysis“This and the company's strategic business accounting have relations。”This personage analysis：“As long as uncertain too high，Should not lose money。”

　　万柳地块更多是个案，这种模式暂时不会推广到全国。当记者联系到重庆国土房管局一位人士时，后者表示北京采取的这种限价+回购政策的模式，仅仅是地方行为，重庆目前并没有跟进的趋势。

There is more land plot case，This model not for a while promotion to the country。When a reporter to chongqing contact of land room canal a personage，The latter says Beijing is the price to buy back policy mode +，Only local behaviors，Chongqing is no follow up trend。

　　亏不亏，本报记者也详细算了笔账。（见本版广告下方）

Kui not the kui，Our reporter also detailed calculate bill。（See the advertising below）

　　记者算价

Reporter calculate price

　　单价8万/，有20%利润

The unit price / 80000，A 20% profit

　　“面粉”价高，“面包”该卖多少才不亏？业界习惯于将地价称作“面粉”，房价称作“面包”，面粉卖了26.3亿，楼面地价卖到33800元，且有部分便宜回购房，那么商品房部分该卖多少钱？且看记者算账：

“flour”Price is high，“bread”The only sell how many losses？The industry used to will land price called“flour”，House prices called“bread”，Flour sold 2.63 billion，Floor price sell to 33800 yuan，And some cheap back to the house，So how much is the commodity house part？And see settled accounts with reporters：

　　建安成本约15000元/

The fabrication cost about 15000 yuan /

　　规费杂费税费约4000元/

Incidental expenses of charges and fees are about 4000 yuan/tax

　　楼面地价33800元/

Floor price 33800 yuan /

　　投入成本 商品房部分32亿 回购房部分8.7亿

Cost of commodity house to buy 3.2 billion of 870 million

　　单价（每平方米） 商品房部分？ 回购房部分10000元

Unit price（Every square metre） Commodity house part？ Back to purchase part 10000 yuan

　　总成本+合理利润/商品房总建筑面积=？元/

The total cost + reasonable profit/commodity house a total construction area of =？Yuan /

　　结论：?8万每平方米

conclusion：?80000 per square metre

　　业内观点

The view

　　这是个案

This is the case

　　并不说明楼市回暖

Not that property market buoyancy

　　万柳地块更多是个案，并不具备说明全国楼市即将回暖。上海房地产研究院副院长杨红旭表示，万柳地块这样的“金地”无论处于什么市场背景下，皆有可能成为高价土地，只是由于当前正处于调控敏感期，一群地产大鳄抢拍，客观上肯定有催热市场情绪的作用。

There is more land plot case，Does not have the national property market that is about to thaw。Shanghai real estate, vice President of the institute YangGongXu said，Wanliu plot so“ltd.gemdale”No matter what the market in the background，All may be high price of land，Just because the sensitive period is in control，A group of real estate big alligator person you may，Objectively must have urged the hot market sentiment role。

　　一位参加了这次竞拍的开发商，在要求不具名的情况下表示：万柳地块其实更大程度上是其所在区域的稀缺性。央企退出，是因为中央出于坚持调控的考虑，那些没有坚持到最后的民企开发商，更多是出于整体资金链的考虑，而中赫得手则是公司目前的资金，能够集中到这个项目上。

A took part in the auction developers，In the case of asked not to be identified said：Wanliu plot actually more degree in the area of scarcity。Scholars from renmin exit，Because of the consideration of the central to control，Those who do not hold out until the last corporation developers，More is out of the whole capital chain consideration，And in the way is a company now hertha the funds，Able to focus in on this project。

　　同策咨询研究中心总监张宏伟认为，“土地市场频现"高溢价率"现象，尽管这可以增加政府的土地财政收入，但是，从楼市调控政策走向大局的角度而言，有可能引来房地产调控的再度收紧。”

Strategy consulting research center director with d think，“The land market frequent"High premium rate"phenomenon，Although it can increase the government's land finance income，but，From the property market regulation policy towards in the view of the big picture，May draw the real estate regulation tightening again。”

　　北京土地市场盛夏了

Beijing land market midsummer

　　重庆还没入夏

Chongqing haven't enough

　　中赫置地一再强调，万柳板块仅仅是个案，并不能说明楼市就此回暖，但不少业内人士都认为，这对北京之前较为疲软的土地市场，算是一剂强心针。北京土地很热，重庆的土地却有点冷，卖了64宗地，底价成交48宗。

Trading in repeatedly stressed that the hittite，There is only the case plate，This does not mean that property market buoyancy，But a lot of the industry insiders think，This is the weakness of Beijing before land market，A violent temblor。Beijing the land is very hot，Chongqing land is a little cold，Sold 64 Pope，Clinch a deal price 48 cases。

　　来自铭腾公司的数据显示，1~6月，重庆共成交64宗地、共8226亩1179万方米，楼面地价2067元/平方米。其中两江新区成交可建设体量762万方，占62%。

From the inscription of the quantum figures show，1 ~ 6 months，64 cases of chongqing clinch a deal、A total of 8226 mu of 11.79 million square meters，Floor price 2067 yuan/square metre。One of the two new city construction dimension 7.62 million party can clinch a deal，62%。

　　和北京品牌开发商冲出去“抢地”相比，品牌开发商拿地不活跃，也是重庆土地市场的一个特点。2012年重庆拿地排名前10 的企业中，除了金科、雅居乐外，其余为新兴房地产开发企业，其中高科集团以160万平方米的拿地量，排名2012年重庆开发商之首。富力、和记黄埔、龙湖地产为目前重庆开发商中土地储备量排名前三的企业，今年上半年在重庆都没大动作。

And Beijing brand developers rushed out“Rob to”compared，Developers to not active and brand，Chongqing is a feature of the land market。In 2012, chongqing give land top 10 enterprise，In addition to jinke、YaJu joy outside，The rest for new real estate development enterprises，Among them high technology group to 1.6 million square meters of give land quantity，In 2012 the developers in chongqing。FuLi、Hutchison whampoa、For the chongqing longhu, real estate developers of the land banking in the top three of the enterprise，In the first half of this year in chongqing didn't big action。