北京有自住房物业费4元/平/月 居民称收费堪比别墅

北京晚报  2015-04-14 16:35

[摘要] 以金科天籁城和熙悦春天比较，同样是90平方米的三居室，自住房购买家庭一年将比商品房业主多支付1036.8元物业费。

制图李丽云

位置：离二环还有四个环

物业费：高过商品房

“明明是针对中低收入家庭推出的惠民政策，可三四元的物业费，已经远远超过我们这些‘夹心层’的心理承受范围。”这样的“吐槽”道出了不少自住房业主的心声。

物业费在自住房购买成本中是一笔不小的支出。记者调查发现，22个已经完成选房的自住房项目，前期物业费的定价能相差1.9元。贵的南六环外金科天籁城项目，4元/平方米/月的前期物业费，普遍高于周边的商品房小区，被购房人戏称“堪比别墅”。

南六环外自住房物业费4元

在地图上，位于地铁4号线生物医药基地站向南200米路东的金科天籁城自住房，蓝色标注点已落在了六环以外。这个离“二环还有四个环”的项目，前期物业费定价为4元/平方米/月，被购房人戏称为“堪比别墅小区”，甚至被质疑为开发商盈利的第二手段。“自住房的售价便宜了，开发商赚得少了，莫非就拿物业费变相增加收入？”

大兴生物医药基地，曾是多年前的热门地块区域，周边商品房项目扎堆。记者咨询后发现，住总万科橙、熙悦春天、云立方三个商品房项目的物业费分别是3.21元/平方米/月、3.04元/平方米/月和3.66元/平方米/月，均低于金科天籁城。只有龙湖时代天街项目的物业费较高，为4.7元/平方米/月。

以金科天籁城和熙悦春天比较，同样是90平方米的三居室，自住房购买家庭一年将比商品房业主多支付1036.8元物业费。

22个项目

价差高1.9元

记者统计发现，在北京目前已经完成选房的22个自住房项目中，前期物业费的价格是参差不齐。其中，价格定在2元/平方米/月到3元/平方米/月的项目有16个，定在3元/平方米/月到4元/平方米/月的项目有6个。贵的金科天籁城自住房和便宜的首创悦洳汇自住房，前期物业费的差价达到1.9元/平方米/月。一套90平方米的房子，一年的物业费就能差出2052元。新国展满庭芳项目物业费定价3.15元/平方米/月，明显高于周边小区。

物业费列表

(按从低到高顺序)

(数据由记者根据各项目公示的前期物业合同整理，表中预售价格为元/平方米，物业费为元/平方米/月)

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购房人感叹定价看不懂

“一个三级资质的物业公司，为何物业费定价竟高于一级资质的物业公司？”在采访中，不少购房家庭都对物业公司的资质等级和物业费高低之间的关系提出疑问。

“我们想弄明白小区物业费为什么这么贵，可看了前期物业合同，什么也没弄懂。”市民许先生购买的鲁能丰和台自住房，前期物业费是3.58/平方米/月，仅低于金科天籁城。

在鲁能丰和台公示的《前期物业合同》中，能体现定价依据的“物业服务费用评估报告摘要”中，只写了“经北京嘉业阳光物业服务评估监理有限公司评估测算，榴景秀苑项目住宅收费标准为3.58元/平方米·月”。而对如何测算出3.58元，并未做任何说明。

评估报告明细不公示

小区的前期物业费究竟如何确定？记者咨询了一位业内评估专家。专家介绍，小区物业费的评估，与物业企业资质等级没有任何直接关系，与物业服务标准级别的高低也不完全一致。在物业费的评估中，起关键作用的主要是物业面积、设备设施配套、绿化面积和出入口四个因素。

比如，同样是10万平方米，别墅区的物业费是普通住宅的一倍，原因就是别墅的绿化面积多，绿化相关费用在物业费构成中占比较重。或者，其他因素基本相同的情况下，10万平方米的住宅小区要比30万平方米的住宅小区物业费定价高，因为10万平方米的小区可分摊的面积小。

“在物业费的评估报告中，费用都是按项列明。但由于业主看到的只是报告摘要，看不到明细，所以很难弄明白物业费从何得来。”

提醒

物业费并非“一次定终身”

《北京市物业管理办法》规定，新建商品房小区由开发商承担前期物业管理的责任。除了出现筹备组成立满3个月还未召开业主大会等四种情形之外，在成立业主大会、与开发商完成物业共用部分交接之前，前期物业费由开发商支付，业主并不用掏钱。然而，购房人却很担心，前期物业费高，代表着自己入住之后交的物业费也高。

对此，该专家告诉记者，前期物业费并不完全等同于业主入住后所交的物业费。按照北京市物业费评估的管理办法，前期物业费的有效期是两年。之所以规定有效期限，一是前期物业费是第三方评估机构根据开发商提供的规划方案测算的，开发商在建设过程中，方案可能会有所改变，比如一梯2户改为一梯4户，绿化率增加，都会影响物业费的测算。二是人工成本等也会随着物价调整。

“无论业主入住时前期物业费是否到达有效期限，都可以选择第三方评估机构对物业费进行重新评估。当然，也可以选择延续原有的收费标准，由物业公司和业主协商。”然而，对于前期物业费并不必然是入住后的物业费价格，许先生毫不知情。“销售员介绍时，只说了物业费是3.58元/平方米/月，从没提入住前和入住后。”

本报记者赵莹莹J201