the first quarter of this year, Shenzhen's second-hand housing transaction area of 2.0212 million square meters, is 2.83 times the volume of new housing in the same period.
Developers often rendered \shortage\is over rendering of the new listing supply and demand situation, a mature real estate market is \sold\key is how to \All along, the housing market structure of China's over-reliance on the New house market, second-hand housing market development is lagging behind, such situation should be taken seriously and gradually adjust.
The experts believe that China's real estate market regulation in recent years and more focused on the direct supply, by increasing the supply of land, the urge to start idle land disposal of the protected disk reluctant sellers and other means to increase the supply of new listings. But with the growing scarcity of residential land resources in some cities, the space for New house market regulation. In addition, the reality has repeatedly proved that speculative investment demand, and low housing cost of ownership case, add more listings are likely to be investors to buy the bag to become the flower on the profit, \while difficult to become a home-buyers \carbon. Developers and the interests of the corporation will continue to excuse, \who continue to provide investment tools.
3.3 Of land leads to high financial premium
The face of high prices, consumers can only hope that the Housing can not afford \analyze the causes and has been dubbed the\profiteering \the name of the developer to blame. Admittedly, developers do exist cover plate reluctant sellers, up for grabs and speculative behavior, they raise prices 期房 sales to earn high profits. But this is just surface causes housing prices, get to the bottom of its driving force behind the Shanghai local government at all levels. Relevant government departments of the revenue from the land accounts for more than half of the local financial revenue. Some places even up to 70% of the total revenue and become a veritable \finance\
of view but also from the cost structure of the real estate, land costs accounted for the highest proportion of business development costs, has reached 58.2%. REICO studio survey of Beijing, Shanghai, Guangzhou and other cities of the land cost + total tax ratio highest in Shanghai reached 64.50 percent, the lowest in Guangzhou, 46.94%. All the data show that the cost of land is an important cause of high prices is the price all the way up \government revenue, local governments in the process of housing prices act as a promoter of it is not surprising.
3.4 The corruption of government officials
According to the investigation and handling of the September 2009 briefing by the Supreme People's Procuratorate, the field of urban construction business bribery a case from a national perspective, from 2007 to 2008, the procuratorial organs handled a total area of cities and towns commercial bribery cases 10 043 in 9374, the case occurs mainly in the field of real estate development, land transfer, a total of 7990; investigated and dealt with the 3567 national civil service, 501 people of the land management department.
Shanghai real estate management sector corruption is also repeated. In 2008, the Shanghai Municipal Bureau of premises, deputy director of Shanghai Land Society Yin Yuan case, have been the first branch of the Shanghai Municipal Procuratorate prosecution, the Shanghai No. 1 Intermediate People's Court of First Instance suspended death sentence. Informed of the CPC Shanghai Municipal Commission for Discipline Inspection in May 2007, Yin Yuan, he was Shanghai premises Deputy Director, using his position to facilitate, for the benefit of others, and illegally accepting money from others, shares, real estate and cars, a huge amount. Yuan Yin country had long served as Shanghai premises Deputy Secretary, in charge of land work, served as president of the Land Institute in 2005. The same pull-out by the Shanghai pension fund, the Land Use Office, the former Director of the Shanghai Municipal Bureau of premises Zhu Wenjin, it is their direct subordinates. In September 2007, Zhu Wenjin respondent bribery of 400 million yuan and the illegal requisition and land on two counts and jailed for 15 years.
February 21, 2011, the Shanghai Second Intermediate People's Court heard the former deputy director of the Shanghai housing support and the Housing Authority Tao Xiaoxing bribery case, the public prosecutor on charges of bribery property totaling RMB 1045 million yuan. The survey shows that the Tao Xiaoxing used his position to open the door for developers to obtain land, while receiving huge amounts of illegal interests.
4.Shanghai resolved at this stage the real estate development issues related countermeasures
4.1 Macro-control, inhibition of the speculative demand for real estate market
After the introduction of the 2006 \of the housing supply structure to stabilize housing prices, the Shanghai Banking Regulatory Bureau according to the relevant requirements of the nine ministries and the\Bureau to carry out the views of strict implementation of the four cards is complete and the capital ratio of not less than 35% of the standard, high-grade real estate, villas, commercial buildings, development loans should be implemented higher project capital requirements for real estate project development loans reserve requirements, while outside in the real estate development loans, real estate companies issuing short-term loans and financing, such as any other form of working capital loans, bill financing is strictly prohibited.
In addition, the Shanghai Banking Regulatory Bureau also asked the difference between Shanghai, all banks treat real estate business loans extended requirements, loans extended to strictly control the development of poor sales prospects, listings and other malicious hoarding phenomenon, and strengthen the post-loan management supervise the real estate companies to return in a timely manner due development loans.
It is understood that Shanghai banks in real estate development loans on the control measures include: to limit the high-end real estate project financing, strict restrictions on the project financing of the villa, and focus on supporting high-quality
development of small and medium size enterprises in low-priced ordinary commodity housing, strict control the total amount of real estate loans, to increase the recovery of the intensity of development loans due; more idle land and vacant real estate development enterprise management is not standardized, with strict control over its loan extension or restructuring project financing; significantly higher for the prices of real estate projects surrounding areas, real estate agency, the cover plate, reluctant to sell, hoarding houses phenomenon firmly refuse the loan extension, and to promote its speed up the sales progress, as soon as possible to recover the loan.
Strict control of the real estate development loans at the same time, Shanghai banks, without exception, the individual mortgages of control.
Shanghai Banking Regulatory Bureau survey found that banks in Shanghai in the control of the personal mortgage payment ratio generally is limited to the sales floor area of 90 square meters more than the down payment ratio by 30%, and some banks for the purchase of high-end residential villa loan down payment ratio is not less than 40%.
In addition, there are banks under loan before the conversation record system, judgment and grasp of the buyers use of the customer's outstanding loans of copy number indicated on the query borrowers personal credit report, and difference in the policy owner-occupied, investment class of loans number of adult control.
With the implementation of the 'six countries' and nine ministries 'opinions', the overall stability of the volume and average transaction price of the Shanghai real estate market, Shanghai, personal loans are picking up again. However, the effect of policies in the future will continue to appear, the market follow-up trend remains to be seen.
4.2 The impulse of reform and land finance, weaken local pushed up land prices
Make the real estate regulation put in place real, the most important issue is the local government to restrain the impulse to invest, can no longer rely on the limited financial income to support its unlimited investment expansion impulse. Of course, we must open up and regulate local government financing and refinancing channels.
But more importantly, we must build a sustainable growth mechanisms to protect local government revenue, such as by increasing the similar property tax, property taxes and other sources of revenue for local governments to be able to obtain a stable, sustained financial sources of income, so as to allow local governments to gradually give up the over-reliance on the \
Therefore, in order to curb the high prices, the effect of the regulation of real estate policy, we must take control of local government \and similar deed tax revenue rather than the land revenue has gradually become the main source of revenue for local finance. Otherwise, land finance will greatly weaken the effects of policies of central government regulation of real estate, this has been repeatedly confirmed by the fact that in the past.
In recent years, real estate prices continued to rise, real estate has become the most profitable industries, corporate earnings, government revenue, investment and speculators to gain greatly increased, but many farmers own land, not only did not gain should be given of income, but lose their employment security and social protection, which is extremely unreasonable. Therefore, the reform of the land transfer system, in particular increased land acquisition and resettlement compensation and social security of farmers, will be to a certain extent, reduce the loss of farmers' interests, so that farmers receive some compensation, to establish a rational land transfer fund allocation mechanism is very useful to explore more far-reaching significance is it China's rural land reform, establishing a unified land system model has a huge role to promote and facilitate. Of course, the specific allocation of land transfer and structure to determine, but also requires careful analysis.
4.3Establish and improve the housing management system to protect the rational activities of the housing market
Experts believe that the focus of market regulation policy is reasonable inhibition of housing investment goods, so that the housing really return to the residence property. To this end, the establishment of long-acting regulatory mechanism is particularly important and urgent.
中国房地产如何健康发展问题研究-以上海为例外文翻译
