本站消息 The news

　　“命途多舛”“烫手山芋”“南京众多地王中知名度最高”……这些都是对三汊河地王恰如其分的形容，贴着各种标签，今天，8月17日，三汊河地王走过了整整5年。

“Very unlucky”“Hot potato”“Nanjing numerous in left for maximum visibility”...These are to sancha river described as left，Stick labels，today，On August 17,，Sancha river through the left for 5 years。

　　5年前的今天，2007年8月17日，底价1亿元的滨江地块经过158轮竞拍，以13.55亿元天价被南京交通建设投资拿下。北京首创置业、南京交通投资、雅居乐地产、财富投资、南京银河房地产5家房企碾压式的鏖战，把这幅原本被一度看冷的地块身价30分钟之内推高了13倍，南京国土拍卖溢价之最由此而生。暗改规划vs无奈退地 南京地王怎么活?

Five years ago today，On August 17, 2007，Base price 100 million yuan of binjiang block after 158 wheel auctions，With 1.355 billion yuan day price is nanjing traffic construction investment scored。Beijing first home buyers、Nanjing traffic investment、This column music real estate、Fortune investment、The galaxy nanjing real estate five room to rolling type of fighting，This picture was once see cold block is worth 30 minutes to push up the 13 times，Nanjing land auction premium most created。Dark change planning vs helpless back to nanjing left what do you live on?

　　那是2007年那一个地产时代的疯狂印记，回归今天的现实，三汊河地王走过2008年、2010年两拨调控，却还睡眼惺忪。好在，地王似乎已经在按部就班地从规划公示、配建配套工程等等必经的过程，朝真正上市的那一天走着。然而，有业内人士预判，在当前的市场情况下，三汊河地王即使动工，也已经陷入了被动的境地。

That was in 2007 that a real estate times crazy stamp，Return to the reality of today，Sancha river through left in 2008、In 2010 two dial the regulation，Yet bleary-eyed。fortunately，Seems to have left in step by step from planning public、PeiJian auxiliary projects and so on necessary process，Toward the real listed that day walk。however，The personage inside course of study anticipation，In the current market circumstances，Sancha river left even start，Also has in the passive position。

　　沿江东北路一路向北，抵达河西版图最北边儿的尖尖角上，便是下关三汊河区域。而三汊河地王可不那么容易“一睹芳容”。往西穿过一条狭长的有恒路，步行约10分钟一直走到尽头，能看到一处斑驳的砖墙，最多只能容两个人同时并排通过的小门，便是三汊河地王的入口。这一道小门，好像隔绝了下关老城的居住气息与一代地王的丝丝联系。

Northeast along the road journeyed north，Arrived in hexi territory in the north side of the JianJianJiao，Where is sancha river area。And sancha river left don't so easy“See looks”。To the west across a long, narrow road constancy，Walk 10 minutes has come to an end，Can see a place mottled brick wall，Most can only let two people at the same time side by side through the doors，Sancha river is the entrance of the left。This a wicket，As the isolation of the old city of shimonoseki living breath and generation of the left contact filar silk。

　　透过那道门，是满眼高高低低的绿色植被和一条满是灰尘、垃圾的小路。走进去，三汊河地王就静静地睡在面前，不远处，两座高耸的吊机诉说着，三汊河地王并不寂寞。

Through the door，Be eyeful high low green vegetation and a dusty、Rubbish path。Went in，Sancha river he quietly left before sleep in，nearby，Two towering crane recounting，Sancha river left not lonely。

　　“通过江隧道，不是建房子，房子没建呢。”工地上一晒得黝黑的工人说。原来在地王的“地盘”上热火朝天的工程，是纬三路过江隧道江南段，不是打造南京滨江一线的豪宅标杆。

“Through the river tunnel，Building a house is not，The house didn't built?。”The site a sunburnt workers said。For in the left“site”In full swing on the engineering，Is weft three road south section tunnel across the river，Not build nanjing binjiang one line of a person of extraordinary powers curtilage benchmarking。

　　贴着扬子江大道的那一边儿，一条长长的坑，显示出纬三路过江隧道的在建进程，各种管线排布在大坑里，还时不时有三三两两的人在泥土坡上捡废铁。轰轰烈烈的纬三路过江隧道工程，衬托了三汊河地王的沉静。不远处的下关世茂外滩新城项目详情业主社区相册样板户型视频地图，好像在静静地等待着三汊河地王的拔地而起，世茂外滩新城项目详情业主社区相册样板户型视频地图目前的均价为15000元-16000元/。

Stick the Yangtze river avenue that way，A long pit，Show weft three road construction process of the tunnel across the river，All kinds of pipeline configuration in the big pit，And have the 3322 people in soil slope up the scrap iron。Magnificent and victorious weft three way river-crossing tunnel engineering，The foil sancha river calm left。Where the nearby shimao bund new town project details owner community photo album model family video map，Like lying in wait for the three branches of the left river rises straight from the ground，Shimao bund new town project details owner community photo album model family video map the current average price for 15000 yuan to 16000 yuan /。

　　2011年，笔者曾实探三汊河地王，当时偌大、空旷已拆迁完毕的地块上仍有一户破败的房屋，一对老夫妻是三汊河地王最后一个钉子户。

In 2011,，The author had real exploratory sancha river left，At that time so big、Open the already completed block is still at a door and dilapidated house，An old couple is sancha river finally left a tartar。

　　约半个月后，这一对最后的坚守者的房子被“拆”，拆迁前一天下午，老夫妻曾向笔者求助。高速的房地产开发进程，似乎容不得一丝的不舍和逗留。

After about half a month，This pair of the last stand of the house was“and”，One afternoon before the demolition，The old couple had to the author for help。High speed of real estate development process，Seems to be intolerant of a shed and stay。

　　时隔一年多以后，目前三汊河地块上除了过江隧道的施工人员，再无人烟。而地块西边扬子江大道以西的下关滨江风光带已全然打造一新，漫步在江边，可以近距离地望到江心洲居民的生活，江边杨柳低垂，微风习习。

After more than a year later，At present sancha river block in addition of the tunnel across the river construction personnel，No men。And block the west road west of the Yangtze river where the binjiang FengGuangDai already completely make new，Strolling in the river，Can close at the riverbank to people's life，River willows droop，Of easy wind and downy。

　　下关滨江周边环境焕然一新，纬三路过江隧道、地铁4号线、9号线等轨道交通利好已板上钉钉。但三汊河地王，准备好了吗？

Where the binjiang surrounding environment look brand-new，Weft three road tunnel across the river、Subway line 4、Line 9 and rail transit has good board nailing。But left sancha river，ready？

　　镜头拉回三汊河地块拍卖现场。短短30分钟内各家房企的疯狂加价过程中，现场主持拍卖的国土部门工作人员甚至都不得不多次提醒开发商注意风险。

Lens back to sancha river block auction site。Within 30 minutes each room the madness of enterprises in the process of tariffs，The host of the auction of land department personnel even forced to repeatedly remind developers pay attention to risk。

　　“政府希望土地拍出的价格符合它的实际价值。”“此次拍卖的地块是毛地出让，请竞拍者注意。” ……当三汊河地块竞拍到第110轮和128轮时，主持人曾两次发出提醒。而两次发出提醒时，报价已分别达到11亿元和11.95亿元。

“The government hopes that the price of the land make it accord with the actual value。”“The auction of land is the hair to transfer，Please pay attention to bidders。” ...When sancha river block bidding to turn 110 and 128 when the wheel，Host twice a remind。And two times when a remind，Offer has reached 1.1 billion yuan and 1.195 billion yuan。

　　这一幕，或许还活在不少目睹那场土地拍卖会的人脑中。忘乎所以的竞价拍卖，两年后，即收到了“恶果”。2009年10月，闲置的三汊河地王迎来新东家，在香港上市的恒盛地产发布公告，称其下属全资子公司取得了该地块60%的股权。至此，南京交通投资花13.55亿元大手笔拿下的三汊河地王，就此“易主”。

This scene，Perhaps also live in many see the land auction in the human brain。Forget oneself bidding auction，Two years later，Namely received“consequences”。In October 2009，Idle sancha river have left a new club，In the hong kong-listed hengsheng property by way of a public announcement，Says its subordinate wholly owned subsidiary made the block 60% of the equity。So far，Nanjing traffic investment spend 1.355 billion yuan win big sancha river left，In this“Easy advocate”。

　　不得已易主的原因，或许与高昂的开发成本有关。在三汊河地块出让要求中已明确表示，拿地企业必须配建包括滨江大道工程、规划三路、三汊河河口公园、规划二路、学校以及沿江绿化带在内的6大配套工程，并无偿转交给政府。此外，当时该地块还为毛地出让，需拿地企业自行拆迁。有开发商曾测算，按照成交的13.55亿价格算，该地块的楼面地价在4000元/平方米以上，而加上六大工程的配建费用和拆迁成本，该地块建成后的成本价将达到8000多元/平方米。

Easy to the cause of the Lord，Perhaps and high cost of development about。In sancha river block grant requirements has been made clear，Take the enterprise must PeiJian including binjiang road engineering、Planning three way、Sancha river estuary park、Planning acoustic、Schools and along the river green belts, the six supporting engineering，Free and forwarded to the government。In addition，At that time this plot for wool to transfer，Need to get to the enterprise itself。Developers who have measure，According to clinch a deal price is 1.355 billion，This plot floor price is in 4000 yuan/square meters，And plus six big engineering PeiJian cost and the cost，After the completion of this plot will reach the cost price of 8000 yuan/square meters。

　　恒盛地产把三汊河地王吞入囊中之后，仍迟迟不见动工。2010年国庆节期间，三汊河地王终于公示了其项目规划方案，但地块容积率这一地产开发的“硬杠杠”，却很巧妙地“被变更”，建筑面积一下子增加了近15万平方米。三汊河老地王迎来新东家 将建30.97万平米高档小区

Hengsheng property the sancha river ingestion left after the weights，Still can not start。In 2010, during the National Day，Sancha river finally left the public project planning scheme，But block volume rate of the real estate development“Hard underlined”，But skillfully“change”，Construction area of suddenly increased nearly 150000 square meters。Sancha river old left new club will be built in 30.97 square meters high-grade village

　　2007年南京市国有土地使用权公开出让第10号公告规定，三汊河地块中A地块建筑容积率为2.8，建筑密度小于28%，建筑高度小于160米，90平方米及以下套型面积不得少于45%。

In 2007 the state-owned land use right transfer of nanjing public announcement no. 10, regulations，Sancha river in the plot of A block the building volume rate is 2.8，Building density less than 28%，Building height less than 160 meters，90 square meters and the following model area shall not be less than 45%。

　　而2010年10月三汊河项目规划方案中，A地块的规划方案有了大规模变更：按照原来2.8的容积率规定，A地块上的建筑面积约为30.8万平方米，但是开发商公示的规划，A地块上的建筑面积增加到了45.4万平方米。折算下来，A地块的容积率已经从原先规定的2.8，提高到了公示中的4.1，提高了近50%。

But in October 2010 sancha river project planning scheme，A block of planning A large scale change：According to the original 2.8 volume rate regulation，A block on the construction area of about 308000 square meters，But developers publicity planning，A block on the construction area has increased to 454000 square meters。Reduced down，A block of volume fraction has from the provisions of the original 2.8，To improve the public 4.1，Increased nearly 50%。

　　2011年，恒盛地产相关负责人透露，定名为恒盛尚海湾的三汊河地王项目，将会打造滨江大户型豪宅。除一线江景外，高端精装修也是项目一大特色。

In 2011,，Hengsheng property relevant person in charge said，For the name of the ShangHaiWan hengsheng sancha river project left，Will make the large family a person of extraordinary powers curtilage。In addition to a line outside the jiang，High-end fine decoration is one of the features of the project。

　　2007年8月17日-2009年10月-2010年10月这3个时间节点，三汊河地王经历了拿地、易主、规划调整3个节点，然而走到今天2012年8月17日整整满5年之时，该地块至今没有一丝动工迹象。原因是什么？

On August 17, 2007-2009 in October, 2010 - October the three time node，Sancha river experienced left to take、Easy advocate、Planning adjustment three node，However go today August 17, 2012 for the full five years，This plot has not been a sign of construction。Reason is what？

　　恒盛地产相关负责人坦陈，地块闲置5年至今还未动工，与配建配套工程有关。“比如说地块对面已经基本建好的滨江绿化带、滨江一线的景观是和政府合作配建的，后期还有一些社区配套、学校等相关配套的建设。”

Hengsheng property that the relevant person in charge，Block idle five years have not yet started，And PeiJian auxiliary projects related。“For example on the opposite side has been basically built good binjiang green belts、Riverside a line of the landscape is and the government of the PeiJian cooperation，Later some community supporting、School and so on related construction。”

　　那么，三汊河地王动工有具体的时间表吗？恒盛地产该负责人表示，目前恒盛尚海湾的具体地块规划方案还处在报建、审批阶段。“什么时候报建、审批通过了，项目就可以正式开工，目前就项目定位而言，已经有自己的几套方案，定位为江景豪宅，主力户型为精装修江景大平层。”

so，Sancha river construction left there are specific schedule？Hengsheng property this person in charge said，At present ShangHaiWan hengsheng the specific plot plan is still in construction、Examination and approval。“When construction、Examination and approval by the，Programs can be formally started，The current project for positioning，Already have a few options，Positioning for jiang jinghao curtilage，The main door model for a penalty of fine decoration jiang layer。”

　　而对于三汊河地王项目恒盛尚海湾的上市时间，该负责人直言，“不好预估”。三汊河地王“沉睡”两年变荒地 隔壁楼盘已卖20000元/

For sancha river left project hengsheng ShangHaiWan time-to-market，The person in charge to，“Bad estimate”。Sancha river left“sleeping”Two years become waste building next door has been sold for 20000 yuan /

　　网尚研究机构房地产经济研究中心副经理张丽君分析，三汊河地王迟迟不见动静，与三重“尴尬”有关。“第一个是三汊河地块的拿地成本非常高，需要配建6大工程，说它是烫手山芋一点也不为过；第二个就是它在拿地两年后经历了企业变动，从交通置业的手上转卖给了恒盛地产；再一个就是现实的市场原因，限购令出台以后，对三汊河这样定位滨江豪宅的项目有一定杀伤力。”

It is research institutions and real estate economic research center deputy manager ZhangLiJun analysis，Sancha river was left no action，And triple“embarrassed”relevant。“The first is the sancha river block had to cost is very high，Need to PeiJian 6 big engineering，Say it is a hot potato a little too much；The second is that it took two years to experience the enterprise change，From traffic home buyers hand resell gave hengsheng property；Another is the real market reasons，After purchasing order issued，Sancha river to such positioning binjiang a person of extraordinary powers curtilage project has a certain damage。”

　　张丽君认为，三汊河地王可能也一直在寻找一个恰当的上市时机。“易主恒盛之后，三汊河地王定案名恒盛尚海湾的那时候曾经有过一点宣传、推广的声音，但是后来又沉寂下去了，现在也一直在做一些前期的基础配建工程，也许是在等待时机。”

ZhangLiJun think，Sancha river left may also has been looking for a proper time to market。“Easy advocate hengsheng later，Sancha river final left name hengsheng ShangHaiWan the time had a little publicity、Promotion voice，But then quiet down，Now also have been doing some early PeiJian foundation engineering，Perhaps is waiting for the opportunity。”

　　“闲置5年地块没有一点动工迹象，但是给政府做的配建工程又已经做了一些，可以说这是一种典型的变相囤地。”南京工业大学房地产管理系主任、天诚不动产研究所副所长吴翔华直言，“当时三汊河地块拍卖时期，政府已经规定面积过大的地块不允许出让，因为怕开发企业无力开发，但是三汊河地块可能在当时钻了点空。”

“Idle 5 years block no sign of construction，But for the government to do PeiJian engineering and have done some，Can say this is a kind of typical disguised to store them。”Nanjing industry university real estate management department、Day sincere real estate deputy director of the institute WuXiangHua the truth，“When sancha river block the auction period，The government has regulation area of big block are not allowed to sell，For fear of the development enterprise's failure to development，But sancha river block may be in at that time a little bit empty。”

　　吴翔华认为，“三汊河地王没有真正地动工，但是配建工程的投入，政府部门又不能说它完全没有动工。这跟政府部门对囤地、晒地的认定不严苛有关，只要每年开发企业对地块的建设投入达到25%就不算闲置，但如果只看建设投入而不看真正的进度，这样的政策就没有意义。”

WuXiangHua think，“Sancha river left no truly groundbreaking，But PeiJian engineering investment，Government departments and cannot say that it did not start。This with government departments to store them、The sun that don't tough relevant，As long as each year to block the development enterprise construction investment reached 25% are not idle，But if you only look at construction investment and watch the real progress，This policy is no significance。”

　　“地王并不可信。”吴翔华辛辣地指出，首先，政府供应了该地块出让给开发企业，但由于对闲置土地监管不严格以及行业调控政策的变动造成的开发风险等等，使得即使三汊河地块成功出让，但是并没有形成真正的上市供应量，这对南京的住宅供应量的补充没有任何推动作用；其次，三汊河地王的作用可能仅仅只是拔高了周边地块的土地价值；此外，更重要的是，三汊河地块闲置了5年，哪怕不考虑5年的财务成本等等压力，三汊河地块现在开始动工，其上市开发也已经非常被动。“这两天上海嘉定地王售价比楼面地价还低，当然这可能是那个项目的营销噱头，但是不得不看到的是，地王受政策调控和市场变化的影响很大，也更为敏感。”

“Left is not credible。”WuXiangHua poignantly pointed out，First of all，The government supplies the block grant to the development of enterprise，But because of idle land regulation is not strictly and industry regulation and control policy changes caused development risk and so on，Make even sancha river block grant success，But did not form a real public supply，The nanjing housing supply added without any role；secondly，The role of the left sancha river may be only the marketability of the peripheral plot of land value；In addition，More important is，Sancha river block idle for five years，Even if not consider five years of financial cost and so on pressure，Sancha river block are now beginning to start，The listed development has also very passive。“These two days left Shanghai jiading price than floor price is low，Of course this may be the project marketing gimmick，But have to see，By left policy regulation and market changes have great influences on the，And more sensitive。”

　　吴翔华谏言，政府部门在制定土地出让协议或对闲置土地的惩罚措施时，需要在约定条款中明确规定项目预计动工的时间和预计上市推出的时间。“如果政府出让的地块没有形成真正的市场供应量，那么即使加大土地供应量，也无法缓解商品房市场供不应求的现状。”(365地产家居网 李悦)

WuXiangHua renounce，Government departments in making land transfer agreement or to unused land when punishment，Need in the terms and conditions specified in the project is expected to start time and is expected to launch time listed。“If the government of the assignment of block not form a true market supply，So even if the increase of land supply，Can alleviate the current situation of the commercial housing market demand exceeds supply。”(365 real estate home JuWang LiYue)