Apart from the real estate developers hands high price to buy the house built, the need to house people can entrust the developers for their generation to build quality and cheap house? In Henan Xuchang, a man named Yang Jincheng banks retired workers, through the individual agency building new model, built in a residential area, on this problem we give an affirmative answer. In 2011 June, the area 12 multi-storey residential occupancy has been completed, the end of year 9, the area of the remaining 4 small tall buildings will be completed, delivery.Due to the adoption of a new construction model, by the individual agency building conduit company and developers in the housing cost price only based on 7% additional charge as profit; at the same time, the house in construction has been booked, save advertising sales and other links. Therefore, the area of house price than local lots of similar market price low 35%, even more than some local affordable housing residential average price is low.In the real estate market prices, the sale is fatigued and weak, many local governments in low-income housing have its background, this area is how to the new model made such a successful outcome? The reporter went to Xuchang undertook investigating interviewing.??Exploring the personal agent construction modeIn July 3rd, eight one Xuchang City Road near close to Beijing-Guangzhou Railway ?Shuxiang yuan? small, Yang Jincheng is to the person in charge of construction about the construction progress, not when told that construction should pay attention to detail.?HighHouse pricesMake the most of a rigid housing needs of people can only hope the housing helplessly.? Have been concerned about price trends Yang Jincheng said with a smile, he was also can not afford housing. He says, oneself from a bank which after more than 20 years of age, children need to buy a house, but, in the face of rising house prices, he also at the housing helplessly.In order to explore the effective method to solve the high prices, like pondering Yang Jincheng spent more than two years, has been to more than two dozen national medium small city, the real estate market research.Through the investigation, Yang Jincheng gradually understand the real estate industry costs and profits space. The real estate industry exists generally high profits, making his startled, looking to help low-income groups to achieve low buy a house of hopes.In 2006, a serious study of the developers building, financing housing units, individual cooperative housing, group purchase housing and Japanese housing cooperative housing 5 housing model, an idea came into Yang Jincheng?s brain in the form: can be put together to buy a house people, to the individual agency housing, defined in advance lower profits in the circumstances, let developers generation to build a quality and cheap house?Yang Jincheng first found a friend for many years, working as a solicitor for Zhang Xuguang. In search of laws and regulations consulting relevant departments, they concluded: in theLawLevel, individual agency building no problem, but must use pair of company system. Zhang Xuguang explained that, according to relevant regulations, real estate development company in the pre-sale housing permits, may not advance payment, shall be agreed by the customer. The so-called double company system, namely principal-agent nature of the real estate conduit company early research, collect personnel, customers, gathering funds absorption, real estate development companies were later development and construction.??First take the failureIn 2007 February, Yang Jincheng and a friend of Zhang Xuguang and others, first incorporated the Xuchang Huimin real estate intermediary service limited company, began to carry out preliminary research work.Research in Xuchang is the first of more than 40 units launched. Their research found that, in this model the intention of building up to 1 more than person, is divided into 3 main types of housing demand, i.e. home-based, improvement and rural population of migrant workers. Yang Jincheng said, most of the customers to buy commercial housing, can enjoy cheapRent a houseAnd affordable housing. According to a sample survey estimate, this type of demand about the city?s need to room 65%, the huge potential demand.Cultural literacy, middle-income groups of teachers, become the first target of huimin. In 2007 June, that the district oneLandIs to be sold at auction after the news, Huimin according to the land were determined after evaluating, than with lots of multi-storey residential per square meter of low 600 yuan price of 1360 yuan, followed by Xuchang City Bureau of education, the primary and secondary school teachers? group issued the individual agency building in the news.June 16, 2007 is the acceptance of personal agency housing registration day. To Yang Jincheng?s surprise, the health Road primary school playground, many teachers advance night carrying bench queuing overnight, register, 3 days a total of more than 2000 people enrolled in which teachers, there are 1097.In order to ensure the safety of funds and transparent, Huimin District Bureau of education to form the watchdog group, by the Bureau of finance, construction professionals and 6 schools administrative infrastructure vice principal component, and went to a bank to open a special receiving housing advance independent account.The results, 3 days time, account received advance housing amounted to 24040000 yuan.Health Road Primary School Teacher Song Xiaojun is the one of first registered participants. ?I look at the house for five or six years, but always can not afford, a three generation of people in less than 50 square meters house. Hear of 1360 yuan per square meter house, very exciting.? Song Xiaojun says. He immediately took up, pay 60000 yuan in advance building paragraph.Buy a house with the initial capital, also had, in 2007 July, the company be in the best of spirits in the first land auction. In Yang Jincheng et al the plan, the Qipai prices for 320000 yuan per mu land, as long as the price of not more than 550000 yuan per mu, the company can realize the commitment to purchase 1360 yuan per square metre price.However, it is exceeding one?s expectations, due to other real estate developers to drive up the price of land, the land from the Qipai price of 320000 yuan per mu to acquire 631000 yuan, far beyond the Huimin 550000 yuan per mu to bear the price, Huimin eventually had to give up the auction.?The auction failed so we are very affected! A full refund booking households housing payment and interest, the company is losing fifty thousand or sixty thousand dollars.? Yang Jincheng says.??Public trust?Although the defeat in the first battle, I am not discouraged.? Yang Jincheng said, ?the huge demand in there, this not, one piece of land will allow us to realize the aspirations of.? In 2007 December, Yang Jincheng and a friend of Zhang Xuguang and others, and the registration of the establishment of the Xuchang City Huimin real estate development limited company, is after the development for.In 2008 July, people did not think of is, Huimin first auction the land near the railway, coupled with the real estate market slump, take that piece of land developers to develop, put forward to the government to retreat. After the communication with the government consultation, at Xuchang city hall with the active support of the company, with every mus of 631000 yuan price formally to undertake the more than 58 acres of land, planning and construction of ?Shuxiang garden? residential quarter.After accounting for, Huimin company again to sign up before the purchase by ?inviting?: multi-storey housing fold 1600 yuan per square meter, the average price of 2100 yuan of small high level. Although the price is higher than the first rises somewhat, but still higher than the market price of similar housing low over 800 yuan per square metre.Since the first land auction failures, the reservation of registration is no longer popular, from 2009 January start for a few months, only 357 of people advance building, that at the end of 8, there are nearly 1/3 houses without reservation. However, as of 2009 September started the project, the rest of the house was soon booked. In all the houses, two levels of school teachers about more than 230 households, accounting for about 30% of the other major, some local low-income employees.China Youth Daily reporter interviews understanding to arrive, ?Shuxiang yuan? area is divided into three development, a total of 12 multi-storey and high-rise buildings in the 4. In 2011 June, 12 multi-storey, 456 suites are all completed, the occupancy rate reached 71%, 4 small high levels on the end of year 9 date. Residential housing in the area of 80 square metres to 140 square metres in between, which accounted for 80% of small and medium-sized apartment layout.In the project of active supporters of Song Xiaojun teachers, this project is very attracted to him, hand in advance to house price capping, much cheaper than other house, on the other hand is still on, district education board body to form the regulatory group, the project funds and the construction process of supervision.At the age of 58, the Xuchang City Bureau of Education Finance Branch of the original section chief Zhao Yongan, is a member of the monitoring group. He said: ?we had 3 main concerns: one is that the company is not a strength of the company, the credibility of how not to know; two is that the house did not guarantee quality; three is concerned that the house can not be built, because the funds do not follow to go up, the house became a? half child ?project, make all the money down the drain.?And Zhao Yongan said, because of the purchase has many teachers, district education board body to composition of the watchdog group, is the representative of the purchase of the project progress, project quality, the funds to pay for the whole course supervision, make project completely under supervision on the transparent operation, solve your worries. ?I also booking people, so I basically have to go every day site, than those who get more.?In addition to District Bureau of education and establishment of 8 human supervision group, involved in the purchase of the Xuchang municipal industrial company worker, also selected 3 regulators, full supervision of residential construction.??Core for early than the limit of low profit, cost is completely open to the publicFor many participants, money may be the individual agency building models of the most attractive. ?Shuxiang yuan? district is located in the old city of Xuchang City, location is not remote, near two primary school and two secondary schools in the local education resources, are high-quality, peripheral hospitals, supermarkets and other living facilities. High-rise residential average price is maintained be in 1600 yuan, far below the market average price 2700 yuan; small high-rise due to rising raw material prices and other factors, price from 2157 yuan to 2391 yuan rise, but still far below the local small high rise 3900 yuan to 4200 yuan market price.So, far below the market average price is how to do it?Yang Jincheng said, the construction cost is completely open to the public, and take profits ahead of qualifying at a lower level, it is the individual agency building new model features the largest. He said, the traditional real estate development projects, the general gross margin at least is in 30% above, some even up to several hundred percent, while in ?Shuxiang yuan? small project, Huimin on construction cost is comprehensive and open, only at the cost of over a 7% service charge for all the profit source, greatly reduced profit space.?At the same time, this new mode to the project of the whole operating process is a completely different from the traditional real estate development of many changes, also make the whole project cost is greatly reduced.? Yang Jincheng says that, first, the customers, the individual agency building model to achieve the customer lead, started in the construction, customers have all determined, developers do not have to set up the sales department, not to pay a huge advertising costs, not having to hire many sales personnel, do not have to pay the sales personnel salary and commission, as the project save a large expense.In second, funds, individual agency building model in when construction started, the customer has to advance 50% building, in get pre-sale permit, to advance in building 90% building, or by way of bank mortgage paid the full houses, developers only need to assume totalInvestmentAbout 15% of the funds, can make project construction. But the traditional developers in the pre-sale permit prior to construction fund raising, all by themselves, even get pre-sale permit, may still be due to the lack of sales and continue to invest capital, loan financing depends on, added a lot of cost.Henan Provincial Academy of Social Sciences Dean Yu Xinan thinks, this kind of new development mode change of the current real estate development pattern is too single status, contribute to the strength of market of have the aid for the real estate market return to rationality. Stabilize property prices, one needs the implementation of the relevant policies in place, on the other hand, also need new market main body, the new pattern of development, foster diversified market forces.
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