karen millen clothes Developers admit the unspoken

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2004 year I cooperate with a company, incorporated a new real estate company, with a real estate development projects. This land is government land for resettlement, according to government documents, the construction area earn a market premium of 10%. Then we get to spent a total of about $ 2 million. The major land development project from A Village and B composed of the village two villages of the land. B village land has been completed in the first phase, a total of 21 farmers house, a total of 9,500 square meters building area,ugg boots classic, the actual volume rate of 3.3,mbt shoes sale 山东日照市将机关负责人出庭应诉纳入绩效考察, while the whole project after the completion of the actual floor area ratio is 4.0.
Liu Sheng: high prices because, first, the absence of government, the other is our policy there are loopholes. Government should do this together affordable housing. But we introduced affordable housing for 17 years, no year really to do it.
China Youth Daily: Why are there so many developers are loopholes it?

land can only be levied by the Government, we can not accept their own land, eminent domain later sold to us. Government by 1.6 million per acre price received from farmers over the then price of 200,000 yuan per mu sold to us. We do not talk about the villagers, the government enlisted to give us. We hide behind the government, was not yet the concept of bidding, auction, only the administrative allocation and eminent domain. We are beginning to engage in real estate development, but the villagers do not know. For the villagers in terms of land is not money. In this particular environment, which the Village can sell the land, it is very capable, because the realization of the land. Sold 80 acres of land, have become household million households, so the villagers of the previous is still very happy. Later, the villagers know the truth after the mentally unbalanced.


Liu Sheng: The Government's relationship with the developers, like the wife's mother and son. Have a saying: wife's mother to see son, ever more joy. We cadre evaluation system is to look at GDP, employment and investment, which are inseparable from the developer. Government wants to take after a good real estate to build a house, then they will get benefits.
Liu Sheng: the high price policy,tory burch flip flops sale 将来三天东北新疆有降雨 西北地域将遭沙尘袭击, the Government built a large number of public rental housing for low-income groups. Now about 28 percent of Hong Kong people live in public rental. We study distorted the Hong Kong study, we only learned this together high-end real estate. Therefore, we now solve the problem of housing people, but also increase the security room, so as to not only meet the needs of the rich, but also let people have room to live. China's housing policy has been in place, many problems can not be entirely market-oriented approach to solve, such as medical care, education and housing, all of the market,karen millen clothes, now the problem emerged, it was found to make up classes.

China Youth Daily: What do you think to curb soaring house prices?

China Youth Daily: Do you think our current system of land transfer and development of defects?

China Youth Daily: Now people say behind your real estate backed by their governments, is it?
housing pre-sale time, developers can almost recover the full cost, even surplus. Pull the cement, to buy steel, all wages paid lump sum by the builders. Developers, sold the house to earn huge profits before the liquidation for projects to builders. This is the Bank will support, because the bank also received the maximum benefit. Bank mortgage loan interest than the principal part of the final is still high, and is also the first post of principal of interest.

real estate development is a systematic project, which is the primary land. China's land development law contains special provisions, many people even have land but can not develop. State-owned land to development, responsible for the specific operation of the real estate business. Collective land to develop, but also through the real estate business. These requirements lead to real estate
Liu Sheng: That's true, the house is investment property. But as a national policy of China to ensure the harmonious development of society, long-term stability, the house can only be brought to live. Now we see the real estate there is a fundamental policy change is defined as the house is used to live, and now has a clear central intention is to live in the house function is used, so do not allow to speculation.




China Youth Daily: but the house as a fixed asset, the value of an investment, there are developers say the house itself to the rich cover.
Liu Sheng: Generally not. Sometimes planning is the use of loopholes, such as project A village land, a total of 7539.5 square meters of land is only 2709 square meters of land development. The remaining area of ​​4830.5 square meters of land from the government to build housing for farmers, the actual building area is only 4,000 square meters,clear sunglasses, floor area ratio of about 0.82. In fact, the original planning volume ratio is 1.6, so developers the addition of 0.78 volume rate of development of space.
Liu Sheng: wins. A real estate project, the government can make 10 million, which is state-owned assets, even if the Government did a good thing, but also led to local employment, led to the development of local GDP. May later sell the house built 30 million, so that we earned 20 million.
policies introduced by the government are basically tailored for developers, such as hard to sell the house when home buyers on the introduction of the policy, there will certainly have a lot of people borrow money to buy a house .
Liu Sheng (a pseudonym), one from a southern city's real estate business to get into the real estate industry for over 20 years. It was he, the project developer, the China Youth Daily reporter recently about the huge profits this story almost sleight of hand tricks, as well as little-known real estate industry's unspoken rules.
how to reduce the price

China Youth Daily: Why the market can not solve the housing problem? What are the sources?


China Youth Daily: In addition to increasing the volume ratio, what channel to increase profits?
Government should for the construction of the security room,粤高院对胡益华杀警案作复核裁定 同意判其死刑, to solve the housing problems of ordinary people. And because security is the government's housing title, so the benefits derived from land value after the government's. Now the government has begun to strengthen the protection of housing construction, if the policy well implemented, can definitely pull down prices.
Another is that the total floor area of ​​less commercial space, according to the contract farmers to return to the 10,000 square meters and 4,000 square meters of housing built farmers, the developers of the area there are 30,sunglasses 2011,000 available for sale square meters. According to the project Loupan now average price of 12,000 yuan / square meter to count, a total of 400 million can be sold. The cost per square meter of about 2,500 yuan, so the total cost of construction companies in the $ 100 million. Finally, the profit margin of less construction and other costs of about 100 million to develop the real estate, developers can benefit from a total of $ 200 million plus a $ 100 million of commercial space land.
China Youth Daily: The Government and developers in the end who is the winner?




he explained his reasons for doing so, said: point things. Do you think real estate is a lucrative industry in the end?





China Youth Daily: Government and developers like to say a cooperative relationship.

Liu Sheng:
system to the real estate privileges
REN just talked about part of the truth, did not say fully. Housing costs are made up of three parts: one is the cost of land, so land prices are high now, said Ren Zhiqiang, a house to sell is very expensive; second part is the labor costs, mainly wages of a worker, is the elastic part; there is a steel part cement, this part is gone up with the market, with adjustments to the market environment. For example, last month sold 1,000 yuan a ton of steel, this month sold 1,100 yuan,karen millen dress, but this cost is controllable.
from this process, you can see, the developer is how the 2 million yuan into two hundred million dollars.
Liu Sheng: The situation is bad when some of profit earned is better than no good. Two years ago the real estate downturn, in Guangzhou, China Vanke took a 40 million square meters of land, is to help government to work thing. What concept? Vanke it is reduced to the role of developers, construction firms, in which to receive a nominal fee. (Juju Wang Wei Tan)
we know, are lagging behind all of the policy itself, but to make policy motives are specific departments or individuals, so there will be a real estate professional goals and interests transportation goals. Absence of policy or even to real estate like a duck errors. While in some places such as introduction of

China Youth Daily: Why do you think is creating our current high prices?
Liu Sheng: surgery industry professional workers, is a real estate professional, will certainly have the monopoly interests. The acquisition of this interest is the cooperation between the Government and inseparable. I'll give you 20 years ago, give me an example of resumption, you will understand.
China Youth Daily: the construction of affordable housing developers willing to do?
China Youth Daily: Do you use floor area ratio to increase without increase profits, authorities will not pursue it?
Liu Sheng: the root cause of many people in China.






Liu Sheng: house prices to some extent, China's economic development is inevitable. 30 years of reform and opening up, China's economy has been great development of the land will naturally value. Government to sell the land, the government got the biggest bonus. Real estate is to do this specific thing, while they cooperate with the government, so developers are also benefiting.


Liu Sheng: Real estate is a lucrative industry, which is beyond doubt.


Liu Sheng: wrong, real estate developers to almost zero investment. Housing pre-sale system, the developers get money to buyers to do their own development funds, real estate developers to build a house is not money,
I will tell you two developers making money. Our real estate projects such as the total construction area of ​​40,000 square meters, of which the residential area of ​​3.4 million square meters of commercial area of ​​3,000 square meters. The first way of making money, this is an area of ​​3,000 square meters of commercial contract did not specify, is the developer of the dividend, worth at least $ 100 million.
5 years ago, spent about $ 2 million to buy land; 5 years later and built a real estate sale, was a net profit of 200 million yuan. Times the profit from rising prices, while the one behind it is a house slave.
Liu Sheng: system privileges to the real estate, on the other system but also gives rise to private rights.

Liu Sheng: This is because China's current real estate system in place. China is a national public land owned by the whole people. In the absence of prior land development are the same, there is no economic value. However, once the land and built a house, have a great income.

China Youth Daily: Some people say that real estate is high investment, high risk, high return.

China Youth Daily: the housing market is not resolved through how to solve? Rely on administrative allocation?

China Youth Daily: how does it work?

China Youth Daily: As a result, many ordinary people who can not afford housing in Hong Kong how to do?

but prices rose so high now is because we are learning the real estate development in Hong Kong. Hong Kong was a British colony. Year in Hong Kong when the British did not want to back because of the burden of history on the land to do with the article, the Government has only 1% of the land developed as a serious imbalance between supply and demand, naturally raise the price. In this way, let the rich to parade this share.


government relationship with the developers, like the wife's mother and son






Liu Sheng: of course.

Liu Sheng: the ideal housing situation is that most people live in government house, 1% of people live in private housing, 99% of people live in government house, both to meet the rich buyers demand, but also to solve the housing problems of ordinary people. As for the housing and affordable housing, the proportion of low-rent housing, according to local circumstances of the case, the whole house to live in government is the majority, live in housing in the minority.
have a survey, developers buy land and build a house costs about the total tangible cost 1 / 3, including the holding of land, construction materials, labor costs and so on. And 1 / 3 is the channel costs, the State tax and reporting fees and other reasonable expenses, but also the hidden costs of bribery funds. Finally, 1 / 3 is the developer's profit. In fact, if the operation worked well, so much more than just profits.