01
问：
前几天，长沙发布《关于支持公寓等类住宅商品房调整为住宅有关事项的通知》。
第一，在长沙市辖区范围内，将暂停对新的公寓等类住宅项目的规划审批。第二，对于已经完成项目总平面图审批，但在开发和销售上存在困难的公寓等类住宅商品房，在确保公共服务设施和基础设施能够承载的前提下，经过论证并证明可行后，可以按照规定和程序调整为普通住宅。
这一政策对当地房地产市场有何影响？其他城市会出台这一政策吗？
冯仑：
最近有几个城市针对50年产权的公寓类产品出台了新政策：对于那些尚未报建但已经在售的项目，审批后可能会通过补缴地价等方式，将其纳入70年产权的住宅范围来销售。这项政策有利于增加这些项目的吸引力、加快去化速度，同时满足一部分人对公寓类产品的需求。
这是一个积极的政策。
中国的土地制度中的40年、50年、70年产权，并没有经过严格、科学的论证和计算。过去政府将土地产权年限强行分开，有其特殊的历史原因。我也知道这个历史原因。最初霍英东曾向中央领导建议，按照香港惯例，土地使用权99年。领导没有采纳，后来决定商品住宅土地使用权为70年，其他为50年或40年。所以，这些政策实际上是弹性的。
在过去的住宅开发中，70年产权变成我们最高的追求，客户也更为信任，而50年产权则被归类为商办用途。办理产权证时，有的是写字楼产权证，有的是酒店产权证，还有的是公寓产权证。公寓由于使用商用水电，持有成本较高，这类产品在销售上存在障碍，客户选择时会犹豫不决。所以，一些城市积压了部分此类产品。
最近政府提出的这些政策，通过取消产权年限的严格界限，实际上增加了居住类产品的选择空间。这些政策根据实际情况灵活调整，为市场提供了更多选择的可能性。
未来其他城市是否会跟进呢？从全国的角度来看，我认为未来在规划和报批方面不必强制将产权年限划分得过于清晰。过于清晰的划分可能导致市场问题继续存在，对客户选择造成障碍。如果其他城市跟进这些政策，我觉得对楼市是一个利好，也有利于客户选择更多样化的产品。
02
问：
根据58同城和安居客发布的《2024女性置业调查报告》显示，越来越多的单身女性选择独立购房，其中未婚女性自己攒钱支付首付的比例最高，达到45.5%。在房地产市场下行的背景下，单身女性独立购房的现象日益增多，特别是未婚女性的比例显著上升。您怎么看这一社会现象？
冯仑：
在购房群体中，一个有趣的现象是，许多女性认为房子比老公更重要，比老公更靠谱。现在，许多女性对婚姻有些恐惧，不太愿意结婚。在这种情况下，一些女性选择购买一套自己独立居住的房子。考虑到当前首付较低、贷款利息也较低的情况，会有一部分女性会选择入市买房。我觉得，这是一个挺好的生活选择。
根据过去的市场经验来看，有两类产品特别受到这些女性的欢迎。
一类是小区里的小户型楼盘，尽管面积较小，但配套设施很好。比如说，一些优质小区内的小户型房子卖得比较好，非常适合单身女性。
另一类是公寓房，这些公寓通常内部设施齐全。比如有健身房、餐厅、免费早餐服务，以及定期房间清洁服务等等。此外，这些公寓可以自住也可以出租，提供了较大的灵活性和便利性。
我觉得这类产品非常适合有独立工作和收入、单身又喜欢自由生活的女性，既能满足居住需求，又符合她们对生活方式的期待和需求。
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自从共享经济出现在我们生活的方方面面后，带动了一个个全新的商业模式。比如小鳄鱼童车智能柜项目，其本质就是将物品的所有权拆分后，其中单独拿出来处置的一种商业模式，变买为租是其运营模式…
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