近日,阿里资产交易网对北京市朝阳区北四环中路27号院23个标的物进行公开挂牌拍卖,2024年3月25日上午10点开拍,总起拍价达59.4亿元,总评估价达84.86亿元,标的物所有人为北京盘古氏投资有限公司。
图片来源:阿里资产交易网
北四环中路27号院,即盘古大观,坐落于北四环皇城中轴线,一街之隔是国家游泳中心“水立方”,对街西侧500米是国家体育场“鸟巢”,地理位置及其优越。
盘古大观于2008年建成,以一幢超5A级写字楼为“龙首”,以3栋盘古七星公馆为“龙身”,以1栋盘古七星酒店为“龙尾”。建筑设计出自台北101大厦设计师李祖原之手,曾被认为是北京地标之一。
图片来源:阿里资产交易网
“龙身”摆上拍卖货架
此次拍卖标的物位于“龙身”的2、3、4号楼及“龙尾”1号楼。
其中,1号楼和2号楼及相关动产起始价26.7亿元,评估价为38.20亿元。标的物用途为商业、酒店,总建筑面积为5.23万平方米,1号楼共23层,地下19层,附属层1层,地下三层;2号楼共五层,房屋朝向东西。截止至发稿,已有近1万7千人的围观。
3号楼商业、地下车库、人防收益权以及4号楼不动产起价18亿元,评估总价为25.728亿元。标的物用途为办公、酒店、地下车库、商业,建筑面积总建筑面积为104207.22平方米,其中4号楼有租赁情况。标的出让3号楼包含地下三层(其中-3层为人防收益权)、4号楼总楼层为5层。
23个标的物相关信息
因开发商债务原因,盘古大观曾被多次拍卖。
2018年8月,当时盘古大观国际公寓盘古七星公馆3号楼共41套房源(住宅)开启拍卖,市场价总值约35.4亿元,不过拍卖最终流拍。此后2019年2月再次进行拍卖,最终也被撤销。
2019年8月20日,在经历了24小时的拍卖后,金隅集团以51.87亿元的手笔完成了对盘古大观5号楼“龙头”的收购,成为这栋百米建筑的新买家。
收购后,金隅将盘古大观原来的龙头形状改变成了矩形,改造后的建筑高度从原来的192米增加到了195米,现已完工。
“空中四合院”七折起拍
值得注意的是,此次参与拍卖的标的物中有10座空中四合院,这些四合院在盘古七星公馆的顶层,每套四合院面积约为900-1000平米,起拍价8971万元起,折扣率70%。
北京奥运会期间,这些四合院是新闻报道中的常客。当时有报道称,这些四合院每座分上下两层,一层可以休息、会客、用餐,还有小型室内游泳池,二层以卧室、书房为主,中庭安装了可开合的屋顶,每座四合院还配特别订制的电梯。2008年奥运会时,站在“空中四合院”里,可以俯瞰奥运会全景。还有传闻称比尔·盖茨为了看奥运,花1亿元租下了一座空中四合院,后被证实为假新闻。
奥运结束之后,有关它的话题也从来没有断过。2010年2月,有关部门认定这些四合院违章。经过一番斡旋,这片一万多平方米的违章建筑,最终按3000元/平米的处罚金换来了合法身份。随后,空中四合院也从“只租不售,租金为一天一百万”摇身一变成为合法建筑,开始正式买卖。
法拍市场持续升温
房地产行业调整期,一线城市豪宅法拍频繁受到关注。
仅3月上旬,就有多个知名豪宅通过法拍成交。3月2日,上海古北臻园独栋别墅,以1.8099亿元的总价成为司法拍卖全国第三高价成交住宅。3月7日,两套万柳书院法拍房成交,两套房源起拍价分别约2900万元和2990万元,最终成交总价分别为5313万元和5365万元,折合单价约20万元一平。
虽然关注度不断提升,但法拍房成交率整体偏低。据中指研究院监测,2024年1-2月,全国法拍市场挂拍各类法拍房源累计15.5万套,累计成交约2.47万套,整体清仓率15.95%。其中,2月份新增上拍数量4.1万套(新增法拍拍品有可能当月不成交),交易截止拍品数量7.9万套(法拍挂拍截止时间拍品);2月成交各类法拍房源10078套,成交率12.75%,成交折价率75.37%。
第一太平戴维斯报告显示,受房地产行业低迷与开发商资金链紧张的影响,预计2024年将会有更多的优质资产被抛售入市,而需求端则会以机会型收购为主,潜在买家会更加关注待售资产的品质、价值与稀缺性。
中指研究院也预测,在接下来房产市场整体预期调整行情下,法拍房的价格优势会逐步打开市场空间,预计今年法拍房热度或将进一步被激发。近两年法拍市场交易越来越受到市场重视,更多的机构、银行、以及购房者参与到法拍市场中。
对于个人买家来说,购买法拍房有利有弊。法拍房源竞价规则透明,整个竞拍过程非常公平、简单高效,不需要和买家讨价还价,也不需要中间人协商,价格也非常有优势。
但从风险因素上说,房子本身的信息是不全面的,需要购房人自己去调研,从交易流程上说,相较于新房或者二手房,法拍房的交易对手不是原业主而是法院,法院会开具判决书、协助执行通知书等,竞买人要和法院、交易中心打交道;如果涉及到产权,涉及到公司,可能还要跟公司所在地的税务打交道,相对来说比较复杂,需要专业机构协助办理。
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