sanasnoz 发表于 2024-4-10 21:29:36

楼市大消息!超百城松绑公积金,连北京广州也来了

隔三差五就能听到公积金的便民政策,伟哥简单的统计了一下,房地产政策里面接近40%都是公积金的政策。


昨天一天公积金就有4个城市发布了不同内容的公积金政策

https://p3-sign.toutiaoimg.com/tos-cn-i-axegupay5k/e2de502f56c34af089818b31ff68dc2b~tplv-tt-large.jpeg?_iz=30575&lk3s=06827d14&x-expires=1713361740&x-signature=txuqcBEY7KtOpQ4ke7yXlWXB1YI%3D

4月8日,北京、广州、苏州、沈阳相继出台公积金政策,其中北京对购买绿色建筑提高了公积金贷款额度、广州提高公积金贷款额度、苏州推出“零存零取”公积金贷款产品,沈阳则放宽了“商转公”条件。


那么公积金政策的内容主要有什么?到底公积金的影响有多大?

https://p3-sign.toutiaoimg.com/tos-cn-i-6w9my0ksvp/893db87a87704157ab177d57c89926f4~tplv-tt-large.jpeg?_iz=30575&lk3s=06827d14&x-expires=1713361740&x-signature=H0j14qhOCq24QpZV%2F48qL4rOqLI%3D

很多城市现在要求不得歧视公积金贷款,便利公积金贷款流程。
很多人都想用公积金贷款,公目前,1-5年的首套住房贷款年利率为2.6%;6-25年的首套住房贷款年利率为3.1%。二套住房贷款年利率分别为3.025%和3.575%。 全国都一样。


住房公积金是中国内地职工基本福利“五金”之一。根据2002年最新修订的《住房公积金管理条例》,住房公积金是指国家机关、国有企业、城镇集体企业、外商投资企业、城镇私营企业及其他城镇企业、事业单位、民办非企业单位、社会团体(以下统称单位)及其在职职工缴存的长期住房储金。在购买、建造、翻建、大修自住住房时,可以向住房公积金管理中心申请住房公积金贷款,公积金贷款利率相比商业贷款利率较低。


住房公积金的缴存分两部分,职工个人缴存和单位缴存。两部分数额相等,均汇入个人账户,缴存后全部归职工个人所有。


公积金政策看着很好,但为什么公积金贷款变得越来越鸡肋?其实原因非常简单,从贷款角度看,公积金政策最大的弊端是上限额度太低,远不能支撑刚需贷款:


3月来,政府工作报告明确提出“优化房地产政策,对不同所有制房地产企业合理融资需求要一视同仁给予支持,促进房地产市场平稳健康发展”“满足居民刚性住房需求和多样化改善性住房需求”,但有力度的政策除了北京、杭州继续放松限购政策,上海、深圳放松70/90政策外,大部分城市的政策仍聚焦公积金支持、购房补贴等方向。


苏州、贵阳、哈尔滨等地区多个城市出台提高公积金贷款额度、延长公积金贷款年限,支持房票安置对象使用公积金等政策。


贴息缓解额度不足 资产证券化试点应该加速
从各个地区对比来看,住房公积金使用率高低水平依然参差不齐。对于使用率较低的城市,住建部要求2015年8月末住房公积金资金使用率低于85%的城市,提高公积金个人住房贷款实际额度。而对于使用率较高的城市,为避免出现公积金贷款断贷、轮号、摇号等问题,贷款贴息政策成为最及时可行的方法之一。


目前公积金收益率太低
对于低收入人群来说,公积金虽然缴存额比较少,但也是工资中的很大一部分,但现实是目前公积金不仅提取难,而且收益率非常低。目前当年缴存的个人住房公积金存款年利率0.35%,上年结转的个人住房公积金存款年利率1.1%(有变动)。


可以说低于通货膨胀率。所以对于低收入人群来说,公积金相当于是在贬值。非常低的收益率也就导致很多人想了很多办法提取公积金。如果公积金不解决这么低收益,很难限制大街小巷张贴的各种代办公积金提取的小广告。


公积金应该适当补助低收入人群
目前公积金提取只有购房是最名正言顺的路子,要不然就只能放成养老金,退休后取出。2009年起开展了住房公积金贷款支持保障性住房建设的试点,各地也都动作几百亿公积金贷款给保障房建设。但缴纳公积金的人群却未因这一政策获得任何补助。


公积金制度在发展几十年后,已经应该做重大的制度调整,应该对中低收入人群做定向的扶持,公积金制度既可以学习德国等国家的合作建房,以住房合作社等形式,给缴纳公积金的低收入人群居住以改善。也可以在大病提取等方面做更多尝试。

https://p3-sign.toutiaoimg.com/tos-cn-i-6w9my0ksvp/8bb31f75dcb4484db219d89db03a1c2d~tplv-tt-large.jpeg?_iz=30575&lk3s=06827d14&x-expires=1713361740&x-signature=kl8cqK3VS6mBB2tNhqcXnQ99CNI%3D

最后简单的总结一下:
1:公积金制度本身是非常好的制度,可以保护低收入群体购房,享受低利率工具。公积金政策的优化调整有利于降低置业成本,减轻购房者置业压力。

但因为额度上限的原因,各地能使用公积金的基本都是高收入群体。


2:公积金利率优势不再,公积金应该降息了!
商业贷款已经进入3.45时代,3.1的公积金优势不再了!


在2年前,普遍首套房贷款利率5-6以上的时候,公积金利率3.25,利差巨大,但随着商业贷款利率的降低,公积金降低幅度不够,利差变小了。

https://p3-sign.toutiaoimg.com/tos-cn-i-6w9my0ksvp/bea22119cc83407fa4f1a66a6064aab4~tplv-tt-large.image?_iz=30575&lk3s=06827d14&x-expires=1713361740&x-signature=ThFKXAwNLGYM%2BFWiVjZwGL%2FQzoQ%3D

简单计算,公积金现在10万贷款和商业贷款的利差月供基本大部分城市19块,北京大约40多元,增加20-40万贷款额度降低单月月供大约在80-160元。


3:北京、广州作为一线城市,公积金利差相对较大,但政策主要指向绿色建筑,也就是新房比例较高,对于市场来说,影响覆盖面不大。


4:虽然2024年来,截止4月8日,全国已经有100多城市发布了公积金政策,但从市场影响看,不如直接再来一次降息,公积金利率降低到2,商业贷款利率降低到3!


降息的主要目的是为了稳定房地产,稳定经济,降息有利于保持房地产预期稳定。部分城市特别是一二线城市逐渐见底,市场快速企稳将是趋势。
4月份越来越多的城市房贷利率下限降低到了3.45,这肯定是好消息,但包括北京、上海等城市也应该加速落地这个利好。

RonaldKet 发表于 2024-4-11 07:05:49

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