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長租公寓公募REITs漸行漸近

時間:2019-06-11 15:21:15  來源:  作者:
     今年5月,住房租賃條例再次列入國務院立法工作計劃,住房租賃相關立法將加快推進。同時,月內多個城市出臺相關政策,提出增加人才公寓供給、給予租金補貼等。業內分析指出,隨著國家推動建立租購并舉的住房制度,2019年公募REITs(房地產信托投資基金)試點的落地或將進一步提速。

  創新政策支持不斷

  5月11日,國務院辦公廳發布《國務院2019年立法工作計劃》,其中包括將住房租賃條例加入立法計劃。早在2017年,我國首部專門針對住房租賃和銷售的法規《住房租賃和銷售管理條例(征求意見稿)》就已經開始向社會公開征求意見。

  業內人士分析指出,2019年住房租賃條例再次列入立法計劃,由此可見中央對住房租賃市場發展的重視。“住房租賃相關法律條例亟須出臺,以進一步監管市場,保障租賃雙方權益。”

  另一方面,地方政府也在陸續推出增加公寓供給、給予租金補貼等支持性政策。5月21日,北京市通州區發布人才公寓配租通知,對符合條件的予以減免租金。5月10日,廣州市住建局發布《人才公寓管理辦法》征求意見稿,同樣提出租金補貼措施。5月13日,南京市發布全國首個針對博士生的人才安居政策,對在南京相關企業工作的博士提供買房、租房等政策支持。

  5月5日,合肥全面落實住房租賃網簽備案制度,規定房源出租后須辦理網簽備案。合肥市2017年7月成為住房租賃試點城市之一,此次發布的住房租賃網簽備案制度,通過明確租賃責任主體,從根本上保障租賃房源真實有效。并且對未辦理備案的企業進行處罰,遏制黑中介等現象發生,以進一步保障租戶權益,推動租賃市場健康發展。

  戴德梁行研究院副院長張曉端表示,當前針對長租公寓市場的創新政策支持不斷,通過新增與存量改造結合,增加房源供應渠道。“增加房源供應是實現住房租賃市場快速發展的基礎。因此,在過去的兩年,政府部門通過一系列政策創新,鼓勵多渠道增加房源供應。在此基礎上,租賃住房用地出讓、集體用地建設租賃住房與存量房改造成為長租公寓三大主要來源。”

  大量租賃房源逐步入市

  5月10日,上海首宗集體租賃住房土地試點入市地塊取得施工許可證,即將正式開工建設。不僅如此,近兩年已經成交的集體建設用地將會相繼開工,逐步進入市場同時完成租賃市場重要供應。

  自2016年,國務院提出加快培育與發展住房租賃市場以來,越來越多的城市推出只租不售地塊或要求在地塊中配建租賃用房。據市場機構CREIS統計,2016年11月至2018年底,受監測的22個城市共推出322宗租賃相關用地,其中可建設租賃住房面積約1237萬平方米。由于租賃用地地價相對較低,為長租公寓降低成本、提高收益率及長期的可持續發展奠定了基礎。

  目前,全國已有18個集體建設用地建設租賃住房試點城市。2018年8月24日,北京首個集體土地租賃房項目豐臺南苑鄉成壽寺村項目正式動工。在較快提升租賃市場規模的同時,較低的土地成本還將使集體土地租賃房項目在未來發揮穩定租金走勢的重要作用。

  在業內看來,積極盤活存量房屋用于租賃,是增加租賃住房有效供應的重要渠道之一。對于眾多的長租公寓品牌來說,城中村或閑置工業廠房改造都是最重要的房屋來源,此過程為城市發展、政府、公寓運營商、村民、租客等多方帶來了多贏的效果。

  今年5月份,土地市場的統計數據顯示,隨著土地市場升溫,通過競自持方式成交的租賃相關用地數量正在增多。其中,當月杭州租賃相關用地成交宗數最多、面積最大,共計7宗地塊13.4萬平方米。

  近兩年,借助房企的資金實力和開發及工程優勢,長租公寓市場發展迅猛。根據各大企業公布的發展計劃,龍頭房企旗下的公寓品牌還將進一步提高擴張速度,加速搶占市場份額,未來有望成為長租領域的核心力量。

  融資成為運營方迫切需求

  在爭奪市場擴張房源規模的同時,長租公寓企業更加注重降低成本和風險。5月21日,越秀地產附屬廣州市城市建設開發有限公司成功發行15億元2019年第一期住房租賃專項公司債券。債券獲批發行總額為20億元,此次為首期發行。

  越秀地產表示,目前已有三個長租公寓項目落地,管理房源近千間。此次發行公司債券的目的在于,為住房租賃項目建設提供資金以及日常一般業務的推動,助力越秀早日實現三到五年內長租公寓規模達到10萬間的目標。

  伴隨著長租公寓市場的發展,以及政策的多方面支持,近兩年各地積極成立國有租賃公司。業內人士指出,在租賃住房市場建設伊始,國有租賃公司利用自身優勢,快速儲備住宅租賃用地、進行住宅租賃領域的類REITs嘗試等,在租賃市場建設初期發揮了引領帶動的作用。

  5月下旬,戴德梁行發布《中國長租公寓市場發展報告2018-2019》,該報告通過對12個住宅租賃試點城市和4個直轄市的系統性研究,分析預測隨著租賃住房市場的不斷發展,在租購同權逐步落實中,多元化的產品供應將成為趨勢,以滿足越來越多的不同群體的租賃住房需求。

  不過,戴德梁行方面分析認為,即便是對于輕資產的“二房東”而言,長租公寓項目前期仍需要承擔收房成本、裝修費用,而重資產運營商更是要承擔巨額的開發/收購和裝修費用,與漫長的收益期對比,高昂的前期資金成本成為不可承受之重。

  “再加上發展初期為搶占市場份額而快速擴張,對企業資金提出巨大挑戰。在此背景下,尋求合適的融資渠道成為運營商最為迫切的需求。”戴德梁行在研報中指出,“長租公寓收益的長期性及持續性使得資產證券化成為理想的融資工具,近兩年來在政策鼓勵和支持下,住宅租賃的類REITs、CMBS、ABS等多有發行,不少金融機構積極參與其中。”

  年初,上交所表示,2019年將推動公募REITs試點,加快發展住房租賃REITs。業內分析認為,隨著國家推動建立租購并舉的住房制度,2019年公募REITs試點的落地或將進一步提速,將不斷有租賃住房領域的項目對接到公募,從而進一步促進租賃住房市場以及該領域證券化的發展。 來源: 經濟參考報

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