各地不断释放楼市利好：二季度政策面有望持续升温

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在刚刚过去的清明假期（4月4日至6日），尽管多地售楼处推出较有诚意的优惠促销活动，叠加持续出台的楼市利好政策，但楼市销售端依然呈现出持续承压态势。

诸葛数据研究中心监测数据显示，清明假期期间，重点10城新建商品住宅成交1329套，日均成交443套，由于2023年清明假期仅有1天，因此，按同周期总量与2022年同期对比来看，今年新建商品住宅总成交量较2022年下降39.32%。

中指研究院市场研究总监陈文静在接受《证券日报》记者采访时表示，整体来看，清明假期期间部分城市市场情绪略有修复，如北京、青岛、郑州等地在政策带动下到访量增加。展望未来，各地优化楼市政策仍有较大空间。

应对销售承压楼市新政频出

今年以来，从中央到地方密集出台楼市支持政策。

一方面，为加大金融机构支持房企项目融资，1月中旬，住房和城乡建设部、金融监管总局发布《关于建立城市房地产融资协调机制的通知》，要求各地级及以上城市建立城市房地产融资协调机制。此举旨在从供给端进一步促进房地产市场平稳健康发展，更加精准支持房地产项目合理融资需求。

《证券日报》记者从住房和城乡建设部获悉，目前，全国31个省份和新疆生产建设兵团均已建立省级房地产融资协调机制，所有地级及以上城市（不含直辖市）已建立城市房地产融资协调机制，分批提出可以给予融资支持的房地产项目“白名单”并推送给商业银行。数据显示，截至3月31日，各地推送的“白名单”项目中，有1979个项目共获得银行授信4690.3亿元，1247个项目已获得贷款发放1554.1亿元。

另一方面，为应对房地产市场的持续调整以及购房者“入市”信心仍待恢复等多重挑战，包括一线城市在内的众多城市推出了新一轮楼市支持政策。

具体来看，继一线城市陆续限购“松绑”政策后，3月26日，深圳废止了2006年以来实行的“7090政策”，这意味着今后楼盘的大户型将不受限制。3月27日，北京明确废止“夫妻离异任何一方3年内不得购房”规定的有关文件。此外，多地提高公积金贷款最高额度、提高新市民和青年人贷款额度、实施“先提后贷”政策等。另有一些地区出台契税补贴政策，并发放购房消费券。

“一季度以来，包括一线城市在内的多数城市进一步放开需求侧限制政策，部分城市也出台了购房鼓励政策。在此背景下，房地产市场呈现出一些积极变化。”中国银行研究院研究员叶银丹对《证券日报》记者表示，比如，房地产投资同比下降幅度进一步收窄；同时，新房、二手房成交也出现了一些活跃迹象。

中指研究院数据显示，今年一季度，尽管重点100城新建商品住宅整体成交规模处于近年来同期低位，但春节后，房地产市场成交活跃度温和回升。根据初步统计，2024年一季度，重点100城新建商品住宅月均成交面积为1825万平方米，同比下降约四成。从春节后的数据来看，部分核心城市在政策优化带动下，新房市场活跃度有所提升，在2月份低基数下，3月份重点100城新建商品住宅成交面积环比翻倍增长，同比降幅明显收窄。整体来看，当前购房者收入及房价预期尚未完全恢复，整体市场仍有调整压力。

一线城市政策仍有优化空间

作为楼市调控政策的风向标，一般情况下，为避免政策“松绑”导致成交过热，一线城市的楼市政策优化内容及空间均相对较为有限，且执行力度偏紧。业内对于后续一线城市继续出台楼市支持政策期望较高。

以北京为例，北京市住建委统计数据显示，2024年一季度，北京二手房成交33056套，新房成交7092套；去年同期，二手房成交45815套，新房成交11765套。可以看出，今年一季度新房、二手房成交量均明显下滑。另外，从清明假期北京新建商品住宅的日均成交表现来看，中指研究院数据显示，今年清明假期日均成交规模为0.57万平方米，远低于2023年的1.97万平方米、2022年的1.01万平方米。上海、深圳及广州亦有类似情况。

“从目前一线城市的楼市表现来看，预计二季度政策面有进一步优化的空间。”同策研究院研究总监宋红卫在接受《证券日报》记者采访时表示，主要体现在三个方面：一是进一步降低购房门槛，扩大购房人口基数；二是降低购房成本；三是加快城市更新及城中村改造。预计未来在一线城市外围区域的“从严从紧”政策或全面取消，且会进一步降低购房按揭利率及加大公积金政策支持力度。

值得关注的是，4月份以来，郑州、无锡、南昌、赣州等地相继推出“以旧换新”政策或阶段性取消首套房贷利率下限，旨在进一步激活刚需及改善型购房需求。

陈文静表示，短期来看，“以旧换新”政策有利于促进新房、二手房联动，有望提高楼市活跃度。同时，多地已经发布保租房筹集计划，未来收购存量二手房作为保租房或是重要方式。整体来看，预计未来或有更多城市参与“以旧换新”，促进改善型住房需求释放。

在叶银丹看来，整体来看，二季度房地产相关支持政策力度将继续加大，房地产市场供需两端的下行趋势有望出现一定程度缓解，但市场信心、预期修复和行业企稳仍需时间。

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