深圳楼市再出重磅，“90/70政策”废止，买大房子的时代来了

前程无忧

本文来源：时代周报 作者：梁争誉

执行了18年的“90/70政策”，正式退出深圳楼市。

近日，有市场消息称，深圳市规划和自然资源局发布《关于停止执行〈关于按照国家政策执行住宅户型比例要求的通知〉的通知》（下称“《通知》”）。

时代周报记者从深圳一名品牌房企人士处证实了前述消息。据《新京报》报道，深圳市规划和自然资源局相关人士亦于3月26日证实了前述文件的真实性。



图源：图虫创意

“90/70政策”最早可追溯至2006年。

彼时，住建部发布的《关于落实新建住房结构比例要求的若干意见》（建住房〔2006〕165号）明确，自2006年6月1日起，各城市（包括县城，下同）年度新审批、新开工的商品住房总面积中，套型建筑面积90平方米以下住房（含经济适用住房）面积所占比重，必须达到70%以上。深圳在当年6月底发布相关细则。

根据《通知》，经2024年第2次局长办公会议、2024年第4次局党组会议审议通过，并报请市司法局审查，《关于按照国家政策执行住宅户型比例要求的通知》（深规土〔2010〕688号）已废止。



“国务院常务会议明确要进一步优化房地产政策，系统谋划相关支持政策。近几天媒体不断报道，针对今年一季度房地产持续疲弱，新的扶持政策已经在路上，资本市场已经开始预热，估计深圳此次的政策是对国常会指示的落实。”广东省城规院住房政策研究中心首席研究员李宇嘉表示。

时代周报记者注意到，2010年，深圳曾针对“90/70政策”进行“打补丁”式更新，将“单套住房建筑面积90平方米以内的住房面积所占比重，必须达到住宅面积的70%以上”变更为“本项目套内建筑面积在90平方米以下的普通住房的建筑面积和套数占比不低于商品住房项目总建筑面积和总套数的70%”。

“90/70政策”执行多年，深圳新房市场诞生“双拼房”“三拼房”等特殊产品，即一套房有两个甚至三个房产证，部分高端楼盘也因为小户型的存在被消费者批评不够纯粹，由此增加了去化难度。

3月22日获批入市的地铁前海时代广场，对应土地由深圳地铁于2008年获得，同样受到“90/70政策”限制。据了解，地铁前海时代广场推出344套住宅，主力产品为318套建筑面积约89平方米的小户型单位，套数占比约92%，另有26套建筑面积约190平方米的大户型。

一名业内人士告诉时代周报记者，地铁前海时代广场地段优势突出，项目整体定位高端，定价接近10万元/平方米，但89平方米的小户型较难满足改善型买家的需求，市场未必会买单。

“（废止‘90/70政策’）意味着买大房子的时代来了。”易居研究院研究总监严跃进表示，深圳这一政策充分体现了“人房地钱”的思路，即基于“人”的需求变化，在“房”和“地”上积极做出调整和优化。

近年来，随着生育政策的调整和购房偏好的变化，深圳大户型需求明显增长。据深圳中原研究中心数据，2023年，改善户型成为深圳新房市场的畅销户型，90-144平方米面积段成交占比57.3%，稳居各面积段需求第一。



李宇嘉认为，按照“保障+市场”的供给新体系，未来刚需家庭购房主要通过配售型保障性住房解决，商品住房主要解决改善型住房需求，继续执行“90/70政策”的必要性下降。“目前，新建商品房市场有支付能力的需求，主要是改善型需求。新增住宅供地继续执行‘90/70政策’，无法匹配现阶段的新房市场需求。

事实上，去年深圳已在取消“90/70政策”上做出尝试。

2023年6月30日，位于深圳湾超级总部基地的住宅地块T207-0060出让，户型设计就已突破“90/70政策”限制。该地块由中海竞得，案名为“深湾胤府”。时代周报记者从接近项目的人士处获悉，根据前期规划，深湾胤府均为大户型产品，建筑面积或达到190-500平方米。

李宇嘉认为，废止“90/70政策”，有利于提升房屋品质，使得部分地块可以打造针对高收入人群的高品质住宅，真正实现“保障+市场”的供应体系，刚需转向二手房和配售型保障性住房，新房市场主要面向改善型需求。

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