(来源：CRIC中心 评论员/孙田) (source：CRIC center commentators/SunTian)

　　8月1日，上海虹桥商务区核心区成功出让三幅地块，这也是今年来虹桥商务区核心地带的首批土地成交，该区域上次土地成交是在去年的11月份。本次土地成交的总金额为28.1亿元，总建面为24.87万平方米；除了一幅地块以31%的溢价率成交外，其余两宗土地均为底价成交。

August 1,，Shanghai hongqiao business district success of land to the three core，This also is this year to hongqiao business district core zone of the first land clinch a deal，The last time the area of land is in the last year to clinch a deal in November。The total amount of the land deal for 2.81 billion yuan，Total 248700 square meters of building surface；In addition to a plot to 31% of the premium rate to clinch a deal，The remaining two land are clinch a deal price。

虹桥核心商务区高准入门槛导致出让地块多为低溢价成交 Hongqiao core business district high barriers to entry in the plot for more low premium clinch a deal

　　根据《上海虹桥商务区“十二五”规划》显示，到2015年，该区域要基本完成核心区建设，地均投资额380亿元/平方公里，地区生产总值预期达到370亿元（不包括国家会展区域）。无论是从投资力度、所属区位、交通枢纽、容纳人口以及功能配置等等要素来看，大虹桥核心区域未来的发展空间和优势都显而易见。在这样的大规划背景下，为了保证所入驻开发房企的投资及运营水准，政府对区域内土地出让的限制条件也相对较多。比如昨天成交的虹桥核心区北片区11号地块，除了严格限定办公、商业、住宅的建筑面积外，还对竞得人建设住宅套数做出了规定，要求地块要求最少建造1050套住宅。

According to《Shanghai hongqiao business district“1025”planning》shows，By 2015，This area to complete basic construction area，To all investment is 38 billion yuan/square kilometers，In GDP expected to reach 37 billion yuan（Not including national exhibition area）。Whether from the investment、Subordinate location、Transportation hub、Hold the population and functional configuration and so on elements and see，Big core region the future development of hongqiao space and advantages are obvious。In such a big planning background，In order to ensure the development of enterprises in the room and the investment operation level，The government within the area of land transfer limited conditions are relatively more。For example, a hongqiao core north yesterday for 11 plot，In addition to strictly limited office、business、Residential construction area outside，Also being building houses to gad made a cycle of regulations，Requirements at least 1050 set of requirements plot to build houses。

　　上海这种有意拔高虹桥商务区准入门槛的做法，使有资格参与土地竞买的房企数量较少，也直接导致了该区域土地成交的溢价率偏低。从近两年来该区域的土地出让情况来看， 2010年至今两年多的时间内，虹桥商务区共成交了13幅经营性用地，土地成交溢价率最高的地块就是昨天成交的商务区核心区一期07-2地块，溢价率为31%，低溢价及底价成交地块非常普遍。在土地的成交楼板价上，除了去年3月份虹桥商务区核心区一期04号地块的成交楼板价达到12923元/平方米外，其余地块楼板价均在10000元/平方米左右。

Shanghai hongqiao business district to the high barriers to entry practices，To be eligible for the land of bidding room number of smaller enterprises，Also led directly to this area of low premium rate land deal。In the past two years the area from the land transfer situation， Since 2010 more than two years of time，Hongqiao business district to clinch a deal in the picture of 13 business land，Clinch a deal the highest premium rate land plot is made in the area of the business district yesterday a period-2 plot，Premium rate is 31%，Low premium and reserve price clinch a deal the plot is very popular。In the land of the floor price clinch a deal，But last year march hongqiao business district core issue 04 date plot of floor price clinch a deal reached 12923 yuan/square metre outside，The rest of the land price floor were in the 10000 yuan/m2。

对万科而言，得益低溢价在虹桥落子已成规模效应 As to China vanke，Low premium for sitting in hongqiao has already become the scale effect

　　昨天成交的三宗地块中，北片区11号地块为万科旗下的上海沪彤置业有限公司获取，这是万科在虹桥核心区域的第二次拿地，值得关注的是，这是2010年来虹桥商务区首次出让的带有住宅配比的地块，尽管附加的限制条件较多，但结合虹桥商务区定位来看，所容纳高端商务客群的购买力足以支撑万科打造中高端小户型产品，提高住宅部分的溢价空间。

Yesterday the Pope plot in three clinch a deal，North district 11 plot, a subsidiary of Shanghai for vanke Shanghai made for real estate Co., LTD，This is in the core region of hongqiao vanke second give land，There is concern，This is the first time in 2010 years of the assignment of hongqiao business district with the ratio of house plots，Although additional restrictions on more，But based on the hongqiao business district positioning and see，Contain high-end business travelers are enough to support the purchasing power of the group of vanke make small family in high-end products，Improve the residential part of the premium space。

　　万科在该区域的第一次拿地是在2011年11月，以14.8亿元获取核心区一期03号地块南块，平均楼板价9999元/平方米。从下图可以看到，这两宗地块相隔较近，距离应该在2KM以内。对万科而言，出于对大虹桥未来规划的看好加上区域土地成交的低溢价，在核心区域的密集拿地，目前已经初步形成规模优势，这两宗地块加起来的总建面达到32.63万平方米。

China vanke in the region first take the land is in November 2011，With 1.48 billion yuan for core issue 03 plot of the south，Average floor price 9999 yuan/square metre。Can see from below，The two Pope plot is close to apart，In 2 KM distance should be less than。As to China vanke，Out of the big hongqiao optimistic about the future planning and land area, a low premium，In the core region of intense give land，At present has initially formed the scale advantage，The two Pope plot combined total built face 326300 square meters。

　　除了万科外，其余知名房企如龙湖、万通等也均在虹桥商业区有新增土地。从今年所成交的这三幅地块平均楼板价来看，已经明显高于去年。可以预见的是，随着区域投资的加速以及知名房企的前期开发投入，即使虹桥商务区土地招拍挂竞争不够激烈，溢价率较低，未来区域内房企拿地楼板价仍有较大上行可能。

In addition to the China vanke，The rest of the well-known enterprises such as room of the dragon lake、Wantong etc are also in hongqiao business district have new land。From this year's three of land to clinch a deal the price to the average floor slab，Has obviously higher than last year。It is expected，With the speeding up of the regional investment and famous enterprises in the room early development，Even if the hongqiao business district land action pat hung competition fierce enough，Premium rate is low，The future area room to floor price with enterprises still have larger uplink may。