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今年毕业季 房租涨不动了 [复制链接]

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发表于 2017-6-15 13:48:47 |显示全部楼层
传统的5-7月都是学校的毕业季,租金市场本该迎来量价齐升的旺季,但今年却有些一反常态,很多区域的租金价格非但没有明显上涨,反而出现了下跌。甚至有中介6600元/月收来的房子,不得不以6400元/月的“亏本价”出租。

我爱我家的统计数据也显示,5月份北京住宅租赁市场的平均价格为4613元/套,整体租金价格连续5个月维持在4600元上下,值得关注的是,租赁市场中占比最高的两居室,租金价格在5月份里出现了明显下调,这也成为今年毕业季房租价格涨不动的主因。

高价签的房源甚至赔钱租 北京房租涨幅缩小

楼市的买卖市场受到政策调控的影响,进入观望僵持的博弈阶段。租房市场则开始更多地受到关注。有人说,房子卖不出去了,会有大量房源进入租房市场,平抑租金;也有人说,原来想买房改善生活的现在不敢出手了,又被迫回到了租房市场,所以租金还会涨。

两种观点各有各的道理,但北京青年报记者在走访了目前的租赁市场后发现,即便毕业季的传统租赁旺季开始到来,但北京的房租并未像以往那样应声而涨,相反,一些区域的房租甚至出现了下调。

张女士的房子最近就被中介以“亏本价”出租。张女士告诉北青报记者,她在西城区有一套60平方米左右的一居室,年初刚刚花了两万块钱重新装修了一下,很幸运地赶在“3·17”调控前将房子委托给了我爱我家的相寓进行出租,当时的签约价格是每个月6600元,签约两年,允许每年有一个月的空置期。结果最近委托的中介告诉她,调控之后,就连租赁需求也不再狂热,虽然每个月打给张女士的租金还是6600元,但实际上中介是以6400元的“亏本价”出租的,只能寄希望合约的第二年租金上涨,才能达到平衡。

张女士的情况并非个案,北青报记者以租房者的身份咨询了多家中介,发现即便是毕业季租赁旺季,但涨房租的情况也并不明显。北五环外立水桥附近的一个链家中介告诉北青报记者,现在明天第一城小区,挨着地铁的两居室租金价格在5000-6000元左右,而租一个50平方米左右的一居室价钱在4000元上下,相比年初,变化并不大。

“租房不怎么受政策影响,基本比较平稳。”有中介人士表示。

东城区崇文门附近一个房产中介告诉北青报记者,现在的租金整体变化不大,但装修好、位置好的房源还是比较抢手。如果想租金降一些,不急于入住的话,不如再等等。

“现在赶上毕业季,前来咨询租赁的人明显增多了,租金并没有大的变动,像东二环附近新景家园装修特别好的一居室报价为7500元,跟年初差不多。如果想淘便宜房源,过了毕业季的热度,房租有可能会有所下调。”他说。

在这位中介看来,房租每年都会涨一点,现在报价比去年高,但整体成交价差不多。中介介绍,“以新景家园为例,一居的回迁房在6000元-6500元范围内,而商品房则要在7000元左右。”

链家网北京站信息显示,租房板块下有多个房源均出现了降价标识。其中,降价房源约占挂牌房源总数的三成,多为4000-7000元的中低价房屋。

“现在二手房市场不景气,的确不少业主都把原本打算卖的房子租出去了,租赁市场的房源供应量在增加,再加上北京这几年人口涨幅在减缓,所以北京的房租涨幅也在减缓。”伟业我爱我家市场研究院经理孔丹告诉北青报记者,不过,整体来看,北京房租并没有出现大起大落,仍旧比较平稳。6、7月份开始,租赁需求开始增多,尤其是90后的租房人占比也明显提高,使得价格没有出现明显波动。

据伟业我爱我家集团市场研究院统计,2017年5月通过北京我爱我家达成的住房租赁交易量环比4月同期增长了15.7%;月租金均价为4613元/套,环比4月微升0.6%。从今年1月份以来,连续5个月北京的每月套均租赁价格都维持在4500-4600元之间。

两居室租金下跌最明显

虽然整体来看每套房的平均租金未变,但实际上,在户型结构上,租金却发生了明显变化。尤其是两居室的租赁房源,租金明显出现了下调。

根据我爱我家集团市场研究院的数据显示:5月北京住房租赁交易房源中,两居室依旧是绝对主力,占比达52.7%,一居室和三居室及以上户型的占比分别是32.5%和14.7%。值得关注的是,各户型的租金价格表现却恰恰相反。数据显示:5月一居室的租金价格为4507元/套,环比4月上涨12.3%;三居及以上户型的租金价格6394元/套,环比4月也上涨4.2%;唯独成交占比最高的两居室的租金明显出现了下调,整体成交月租金为4256元/套,环比4月下降5.5%。

也正因为如此,不少房主感到了租金价格有所下调,但在整体租金统计上表现的却并不明显。

伟业我爱我家市场研究院经理孔丹表示,临近毕业季,学生的租赁需求占据了主力,条件好一点的更热衷于选择一居室;为降低平均租金压力,也有不少人选择了大户型合租,所以一居室和三居及以上户型的单价有所上升。但整体来看,北京的租金价格仍然保持平稳,并未因为毕业季到来产生明显波动。

在租赁区域上,城北依旧是最热门的租赁选择区域。数据显示,5月北京最热门的五个租房区域分别是回龙观、上地、立水桥、惠新及和平里,4月份排名较为靠前的后沙峪和清河两大区域则在5月份跌出前五,被惠新及和平里顶替。与3、4月相比,惠新、和平里等五环内区域的热度明显提高,超过了之前的顺义、房山等远郊区域。

伟业我爱我家集团副总裁胡景晖分析表示,春节过后,租赁人群以返京务工人员为主,人员的行业分布较为广泛,收入层次丰富,租赁位置的选择也较为靠外,五环外甚至六环附近的区域也有很多人选择。到了5月,这些人员基本安定下来,大学生租赁人群开始增加,经济实力尚可、工作稳定、对通勤灵活度要求较高的他们对租赁地点的选择也相对靠近城市核心区,所以五环内一些区域的热度有所提高。

从年龄结构上看上,1993、1994、1995年出生的,22-24岁的年轻租客有明显的增长趋势,这恰恰是今年大学毕业生主要分布的年龄层。可见,随着大学毕业季的到来,一些大学生已经开始提前找房看房租房,以避过6月尤其是7月的高峰期。

转售为租渐成风气

除了租金的变化,租赁市场另一大特点是转售为租的现象渐成风气。

“卖不动就租出去,正好抵一部分房贷还款了。”张女士的想法也是不少二手房房主的思路。调控之后,尤其是东城、西城和朝阳区的虚高学区房明显降温,二手房成交价格开始松动,不愿意便宜卖的业主纷纷将房子投入租赁市场。

“孩子9月份就上幼儿园了,公立的挤不进去,只能上价格贵的私立幼儿园,不过一家人也商量好了,正好把闲置的房子租出去,每个月6000元的房租用来补贴上幼儿园的费用。”方女士原本打算卖一套闲置二居室,置换一套新房子的,但调控后二手房价格的松动,让方女士不愿此时出手,于是暂时搁置了买房计划,将闲置房子出租,用租金补贴家用就成了她的选择。

转售为租的增多,一定程度上增加了可租赁房源,平抑了租金上涨的动力,也拉高了租赁成交量。伟业我爱我家集团市场研究院统计显示,2017年5月全月通过北京我爱我家达成的住房租赁交易量较4月增长27.05%,登记的租赁客户量较4月增长11.1%,市场上行趋势明显。而在6月前8日,北京我爱我家的租赁客户登记量同比5月前8日再次上涨了5.7%。

即便是房产投资客,也有不少人选择了出租,已达到“以租养贷”的目的。中介分析师表示,目前房屋市场已经出现了由售转租的趋势,而且北京宣布今后5年,将主要通过集体建设用地建设租赁住房50万套,供应的加大在无形中阻碍着租金的过快上涨。

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发表于 2017-11-22 07:14:52 |显示全部楼层

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