Released without the cost of real estate! - Jieduan King (a good neighbor

 We do not need real estate business, announce the full cost of the real estate business, it is simply unrealistic; only released part of the real estate cost is meaningless. the construction of housing units is the each the cost was to high or low? are the high cost of demolition or demolition of low-cost? he obtained the land premium of zero, but he said he was come out of the high prices, you can find? For example, in 1994 Shanghai Pudong section of the inner ring of the land actually occurred 35 million land acquisition cost per acre, but the reported cost of the land is 50 million mu, the cost of land in the end is calculated by 35 million per acre or per acre 50 million calculated? If you insist is 35 million, the township government will support you? is that you have credibility with the credibility of the Government or the township? retained the original rural suburb of Shanghai has arranged the funds pension costs, the early 90s a month object to the pension payment of 100 yuan to 300 yuan, until the 1994 land act, to object to the pension lump sum pension costs from 1 to 30,000 yuan (equivalent to a one-time payment of pension costs eight to ten years), but the reported costs per endowment were seventy thousand yuan to eight million, then the cost of land in the old-age pension is subject to the cost of the object or hand to get to grass roots government's standards, and that ability who are these old-age objects together, so that these elderly people to prove you are right? Another example is a piece of land obtained in 1994, has been transferred several times until 2003 to finally build a real estate business in the hands the house, this land price counted by 1994 or at 2003 count? at 2003 basis, is close to the final cost, but far from the true costs, because only the premium in 1994 is the closest to the true cost of the land, that close to the young crop compensation, land compensation fee, relocation of labor, the true cost of land occupation fee, and in Shanghai before 1995, land for the project is not funded domestic land transfer fees occurred, although the 1995 land for the project funded by domestic provisions to pay the land transfer, but the operation was also very irregular, so go after the increase in land costs are likely to cause most of the hype factor; if approved the final in 2003 took over the real estate business was to cost, that is actually equal to the approved fried up a reasonable price premium is part of the cost of such a publication on housing prices return to what role rational? found that the cost of the true cost is much larger than the cost of publication as long as the cost of an understanding of the real estate operation, it will understand the principle: that the true cost will be far greater than the published price of the cost price - in real estate, the an economic census data), mainly from the profits of the real estate industry on the land, 95 years ago, the domestic real estate owned land within the multi-layer along the Huangpu River is the floor price of 235 yuan / M2, high floor price is 353 yuan / M2, within the Inner Ring Road Pudong, multi-floor price is 190 yuan / M2, high floor price is 285 yuan / M2, outside the Inner Ring Road, Pudong and Pudong, Yangpu District, south downtown lots were originally part of the multi-storey floor price is 150 yuan / M2, high floor price is 225 yuan / M2. and general merchandise in 1995, the price is non-residential land prices (Because the sale of general merchandise in 1995, housing was not occur before 1995 made of premium fees), 1995 acquisition of agricultural land in the multi-storey residential building cost is 2,300 yuan / M2, sales price of 2550 yuan / M2 , selling price is only 11% higher than the cost; acquisition of agricultural land in the high-rise residential construction cost is 4128 yuan / M2, sales price of 4,570 yuan / M2, the same selling price is 11% higher than the cost. If you include land costs, 1995 the cost of a small multi-storey residential Lujiazui is 2535 yuan / M2, the cost of high-rise residential is 4,481 yuan / M2. But now the residential sales price of a small Lujiazui How much? Maybe some people thought it was caused land prices, but since 1996, Statistics floor price of no longer open, so since then, land prices are mysteries. (where the floor price of land, housing cost, selling price will be drawn from Land Use System Reform Leading Group Office, the Shanghai Statistical Bureau, China Statistical Publishing House) from 1995 to 2005, Shanghai's housing cost changes and price changes in residential sales comparison, we can get a glimpse of the evident. According to the growth, we can only use up domestic resources as the land occurred during the year 1995, the land transfer payments reflects and is reflected in the year delay, this delay is making room on the cycle. However, the ; cost of cost about more than 1,996 residential, 52%, exceeding 50% in 2002. So why the about 2003 residential cost of residential construction costs exceeded the highest 52% in 1996, exceeding 50% in 2002? is not one of the factors implied in land prices? We still do not know. However, the residential sales price fluctuations is not the same In 1996 residential sales were lower than in 1995 increased by 20% in subsequent years compared with 1996, an increase of sales price: -3% (97 more than 96 years), 2% (more than 96 years 98 years), 5% (more than 96 years 99 years), 12% (more than 96 years in 2000), 23% (more than 96 years in 2001), 35% (2002 more than 96 years), 68% (compared with 96 in 2003), 115% (more than 96 years in 2004), 126% (more than 96 years in 2005.) selling price increases and cost increases so huge, it is a relationship with the land really can not say. Why not say? the 90's, the Shanghai real estate hoarding a lot of land. vice president of Shanghai Real Estate Group has been in the ... approved the transfer of thousands of hectares per year of urban construction land. Because of the lack of land supply is strictly controlled, resulting in a considerable number of land grant and did not use. length during the two sessions open in Shanghai, said the hands of developers have not yet developed the total of not less than 6,000 hectares of land (6,000 square meters), most of which are for residential use. According to the Shanghai 1998 ? 2002 per year in use of new total number of new high-rise buildings in use 55% of the total area of housing construction, new uses of 20 accounting for layer ? 29 storey high-rise buildings put into use a new 43% the proportion of conservative estimates from 1996 to 2002, Shanghai's average residential building floor area ratio 2.2, then to the spring of 2003 have not yet developed 60 million square meters of residential land to allow the construction of their residential area should be 132 million square meters; from 1995 to 1999, the average annual residential new construction area of about 10 to 15 million square meters, from 2000 to 2003 average annual residential new construction area of 22,160,000 square meters, so in 6000 square meters of residential land made at 1995 if the 1999 area of new construction each year, for real estate construction 9 years, from 2000 to 2003, according to the average annual area of new construction of residential, commercial construction real estate for 6 years. What does this show? explain at least in Shanghai, the city began in 2002 after soaring house prices and land prices rose almost nothing - until the spring of 2003, the Shanghai real estate business is still argue that land prices affect the prices high, then low land prices in Shanghai before 2003 and even made zero premium residential land since 2002, soaring all the way, how to explain? In fact, regardless of whether the land transfer occurred, of the number of Housing sales price is always when selling land to land and low land at nil calculated. prices have no real cost as the basis, March 2005, only 8 months, the new disc, Luwan District, Shanghai average price of residential transactions soared from 14,082 yuan per square meter to 30,925 yuan, up 1.7 million, (fifth in 2005 the original 1.4 million per square meter of residential sales price in excess of 100% of their profit not the only (if at 1996 and 2002 the premium), and then on the original residential sales price has gone up twice as much, this is not publication costs will be able to see the profits, we turn a blind eye to this fall, but dwell on the unrealistic market price to sell, then although the significant differences between the cost of land, public property out of is difficult to calculate the cost of demolition. that are difficult to calculate the cost of demolition, is not that difficult to reflect in the accounts, but to actually get people relocated relocation costs are much lower than the accounts of the real estate business reflects the cost of relocation. does not deny that the recent two years of real estate relocation compensation is paid a lot than before, but even improve the in a vacuum, we all understand. Now, the real estate business book of the demolition costs often to be accurate - that is all he has given the cost of demolition, but as long as you acknowledge the real estate business reported the cost of demolition costs of the real event , you are equal to the identity should be treated very seriously. one of its not necessarily true; two, if we insist that the cost of real estate publication, we may enter the trap; three, the real estate industry's problems are not a price issue, but local government officials to actually land owners and administrators involved in the dual identity of the operation into the real estate economy, which became an obstacle the biggest obstacle to the healthy development of the real estate industry. The Government not only to control the supply of land, the government has decided the fate of the land, under various names for various reasons occurred in a large relocation is the Government in deciding the fate of the land, the Government has a monopoly of rural land to urban land conversion means, the Government has left the people living in the land of destiny. These government maximize frequent adjustments, a direct result of real estate prices out of control and unplanned development, therefore, the years of China's national house prices rising and the , nor the inevitable development of market economy, but too much of real estate industry, large and small infiltration around the direct consequence of officials at all levels of interest and the inevitable consequences! We should not disrupt their first sight - though the price is close to three or four years rose by leaps and bounds, however, dug up the real estate business is not necessarily gold in the last three or four years involved in real estate business. the real estate business to get profits is entirely consistent in local government be carried out under the great support, no local government support, no possibility of huge profits in real estate business! the real estate business and local government in this marriage is by no means only three or four years, if we focus on these to the public years of real estate costs, we will lose sight of this decade local government officials and real estate business together, are coming together to prepare for you - they are after all What are prepared with local government officials and real estate fight? If you insist on Indeed, real estate costs have gone up a lot, they put up the land, the demolition costs and other fees to list, that want you to come to this conclusion: the cost of real estate to pay really high, the real estate business really very little profit margins! But you will not know what the real estate business so far there are zero to the lowest premium of land available for development, you would not know which real estate agent can get a special price of land, preference margins are number; The various types of real estate announced the pours, and in cooperation with the government and the media, just to immediately rise? ago, the real estate business is making money mainly on the land, when land prices soared, real estate, the inevitable shrinking profit margins, especially those with government relations are not can no longer get cheap land, pushed up housing prices is a wide range of large-scale logical necessity. The intricate relationship with the real estate business with the local government is also natural to use the visible hand to support the housing prices pushed up. Government acts to raise the relocation costs of relocation, which is the fundamental driving force housing prices are now the local government to make housing prices continue to rise unabated enthusiasm, but the method in the relocation (such as Shanghai, Who will pay, up to now still unknown whether the profit it! if earnings are less than ideal, who is the World Expo will pay relocation costs of the last people? Now, the Expo will have the relocation of households to pay high prices for power, high housing prices in Shanghai are those who strongly support the relocation of households had one, and the nature of the relocation of other commercial development can not pay such high costs - without government support, no one can afford the real estate developers such as the World Expo relocation relocation costs! this government behavior led to the relocation of its unprecedented high compensation and human conflicts exacerbated by the demolition - the nature of other commercial development without relocation of households not only compensation for such relocation of the World Expo, with developers stalemate in the end, the result must be forced or compulsory relocation relocation. Expo will support the relocation of households living in high prices for other households to be relocated, it turns out to be even miss a meal of meat and meat amputated! I speculate that if the World Expo announced the relocation costs, the conclusion is probably not rate should be down, but prices should rise, should rally special up! So, do not hope to publish the cost of real estate! We do not need real estate publication costs of this! the fundamental interests of the people is not the issue price for room the cost of real estate publication, is the majority of urban residents do not understand their true interests lie. the fundamental interests of urban residents are not on the price high or low prices, but the vast majority of low-income people in the end is what form should solve the housing on! so that people have to buy real estate is a local government and real estate business for their own selfish interests under the cover everyone, even if the commodification of housing, housing should only buy from high-income earners, according to National Development (1998), paper No. 23 Other high-income families to purchase, lease market price of commodity housing. ;, 41.9 sq m of residential to account for 36%, 42 ? 69.9 square meters of residential to 47%. If the country really in accordance with the Local Government (1998) 23 files and the Ministry of Construction, at least now that the housing will not be as sharp contradiction of the housing supply and demand situation will improve much. However, China's largest city Shanghai, the total residential investment in 1996, the housing projects accounted for only 4.5% In 1991 to 1997 homes Shanghai residential housing accounted for only 2.8% of the total area completed. From that point on, Shanghai has almost no smell, housing low-income families that can not be completely market-oriented, in order to solve the housing problems of low-income families bear the responsibility is the bounden duty of the people's government. in low-income families if the full market housing, the housing problem of these people certainly trouble. This is the limited land resources, scarcity can not be regenerated by the decision, governments have encountered this problem, governments are not taking any chances. Singapore's supply of low-income housing is based on the free land again housing cost discount of twenty percent; the United States is truly a market economy, right? United States did not dare to solve the housing problems of low-income families in the market. The United States is the world's richest big country, less than 1940 private residential total number of residential 44%, 63% reached in 1970, another 25 years to 1995 is only increased by 2 percentage points to reach 65%, two percentage points in order to increase the U.S. government made a series of efforts, including the order for low income can buy and launch of low-income tax credit program, the U.S. government every year this program provides 30 billion dollars in financial subsidies. the U.S. government to do so, not because the United States more money, not because the U.S. does not know how to premise, the rural land into urban land as the premium of the land, costly. Of course, the real estate business relationship is the exception), and the government is the sole ruler of land. The Government this is not a commercial entity, maximized. land owned by the government since, in essence, the government of sale, the land is the government's interest, when the government as a source of interest for the land, built green, built underground, housing, relocation, etc. all relating to the land Action can not really just for the people, do not deny that these people will be in the Government's action to benefit, but as long as the Government is in the proceed, we can achieve the aspirations of the people live and work! Note: According to the price of 2550 yuan / M2; expropriation of agricultural land does not include built high-rise residential development of land transfer cost is 4128 yuan / M2, plans to sell price of 4570 yuan / M2. 1995 transformation of the old bases in multi-storey residential build their does not include the development costs of land transfer is 3571 yuan / M2, plans to sell price of 4280 yuan / M2; old city built on a base of high-rise residential, it does not include the development costs of land transfer is 4981 yuan / M2, plans to sell price 6056 yuan / M2. expropriation of agricultural land built multi-storey commercial residential development cost per square meter of building area, the pre-development project costs accounted for 28% (top 17%), construction and installation costs accounted for 38.1% (49.3% level), neighborhood support costs within the 9.7% (top 7.8%), management fees and interest on loans accounted for 11.3% (top 18%), residential support and air defense costs accounted for 12.9% (7.2% level). In the land built multi-storey commercial residential buildings, the pre-development project costs accounted for 35.4% (27.7% rise), construction and installation costs accounted for 38.1% (44.3% level), the neighborhood matching costs accounted for 6.7% (7.1% level), management fees and loan interest, 20.8% (17.1% level), domestic support and air defense costs accounted for 5.3% (high-level accounting for 3.8%).