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18城市试点集体土地建租赁房 仍严防出现小产权房

2019-01-22 17:18:40

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     简介:业内人士预计,未来仍会有其他城市纳入试点。
  集体土地建设租赁房试点工作进入新的阶段。第二批五个城市的试点方案获得两部委批准,至此试点城市已经扩展到18个城市。
  自然资源部与住房城乡建设部近日联合发文称,原则批准福州、南昌、青岛、海口、贵阳等5个城市利用集体建设用地建设租赁住房试点实施方案。
  两部委表示,坚持房子是用来住的、不是用来炒的定位,按照区域协调发展和乡村振兴的要求,促进建立多主体供给,多渠道保障、租购并举的住房制度,实现城乡融合发展、人民住有所居,增加人民群众的获得感。





  为何要推进利用集体土地建设租赁房?土地价格是一大优势。
  中原地产首席分析师张大伟表示,目前租赁市场的核心问题是租购比悬殊,开发商开发商品房用于出租的回报率过低,大部分年收益只有1%~2%,这种情况下集体用地因为土地价格相对较低,集体用地建设的租赁房,在租金市场化的情况下,可以达到年投资回报率5%以上,对于集体产权拥有者来说,可以获得稳定回报。
  这已经是第二批利用集体土地建设租赁房试点城市了。
  2017年8月28日,上述两部委对外发布《利用集体建设用地建设租赁住房试点方案》称,为增加租赁住房供应,缓解住房供需矛盾,构建购租并举的住房体系,建立健全房地产平稳健康发展长效机制,国土部会同住建部根据地方自愿,确定第一批在北京、上海、沈阳、南京、杭州、合肥、厦门、郑州、武汉、广州、佛山、肇庆、成都等13个城市开展利用集体建设用地建设租赁住房试点。
  易居研究院智库中心研究总监严跃进表示,第一批试点之所以选择这13个城市,重点在于这些城市流动人口规模相对大,租赁市场需求比较旺盛。现在又增加了5个城市,体现了改革试点扩容的态势。这几个城市也属于城市规模大、流动人口多的城市。
  “对于这几个城市来说,房价上涨过快也会要求采取长效发展机制,从这个角度看,发展租赁市场是一个较大的亮点,即通过发展租赁市场来对冲房价。”严跃进称。
  两部委要求,试点城市要规范审批和监管程序,明确集体建设用地建设租赁住房的项目申报主体,完善项目审批程序,户型以90平方米以下中小户型为主,住房建筑质量、装饰装修符合相关标准。鼓励金融机构参与试点建设,依法依规提供金融产品服务,严禁违规提供“租金贷”。强化事中事后监管,确保有序可控。
  严跃进表示,此次政策信号意义很强,随着土地管理法的修改工作推进,后续集体建设用地改革的力度会强化。总体上看,这利好租赁市场供给端的发展和租赁市场的活跃。预计未纳入试点的省会城市,在2019年下半年也会开展试点工作,比如第一次名单和第二次名单没有覆盖的城市,包括西安、济南、苏州等大城市,部分百强县或也有机会进行试点。
  在集体建设用地上建租赁房,外界一度有疑虑,此举是否会造成新的小产权房问题?
  此前,一位地方国土局官员曾坦言,集体土地建租赁房与小产权房有差别,差在哪里?就是差在一个是短期租赁合同,一个是长期租赁合同。如果租房合同超过20年甚至30年,实际上就成了变相卖房,与小产权房无异。
  此次五个试点城市披露的实施方案中均强调,集体租赁住房出租,应遵守相关法律法规和租赁合同约定,不得以租代售。
  青岛试点方案中强调,集体租赁住房建设必须依法办理相关审批手续,强化监管约束,不得以租代售、不得转租,坚决杜绝变相开发经营性房地产或建设小产权房。
  贵阳试点方案也要求,利用集体建设用地建设租赁住房,必须依法履行相关报批手续,不得违法出租和转让建设用地使用权,不得出售或以租代售。
  海口试点方案中称,集体建设用地建设租赁住房必须依法办理相关审批手续,严格执行用途管制,按整体确权,权属统一的原则进行监管,坚决防止以租代售和变相开发商品住宅,确保集体土地所有权性质不改变。
  福州试点方案表示,项目宗地只能办理整体产权,不得分割登记。各职能部门应依职责分工严格落实监管责任,保障集体经济组织权益,防止出现“小产权房”或“以租代售”等现象。
  南昌试点方案中强调,集体建设用地不得出让、转让、抵押;集体建设用地租赁住房不得对外出售或以租代售,不得抵押;坚决杜绝变相开发建设小产权房。









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