Definition of commercial housing

Commercial housing rose in China in 1980s. Refers to the houses operated by qualified real estate development companies (including foreign-invested enterprises) after obtaining the land use right through transfer under the conditions of market economy, and all of them are sold at the market price.

Its price consists of cost, tax, profit, collection fee, location, level, orientation, quality and material price difference. In addition, legally speaking, commercial housing refers to all kinds of commercial housing that can be traded freely in the market according to laws, regulations and relevant regulations and are not restricted by government policies, including newly-built commercial housing and second-hand housing (stock housing). Commercial housing can be divided into export commercial housing and domestic commercial housing according to different sales targets.

Commercial housing only refers to houses that are developed by real estate development and management companies with the approval of relevant government departments and used for market sales and rental after completion, including houses, commercial houses and other buildings. Houses or other buildings built by themselves, participating in construction, entrusting construction and self-use do not belong to the scope of commercial housing. It is a house for sale developed and built by a developer. You can apply for real estate licenses and land certificates, and you can sell them at your own price. 1. Domestic commercial housing refers to houses, commercial housing and other buildings sold by real estate development enterprises in China (excluding Hongkong, Macao Special Administrative Region and Taiwan Province Province) after granting land use rights and being approved by the government planning department.

Duplex commercial housing is a kind of domestic commercial housing, which is affordable housing. Add a mezzanine on a higher floor, thus forming a two-story building.

2. Commercial housing for export refers to the houses, commercial houses and other buildings that real estate development enterprises rent to domestic and foreign countries after completing the formal project plan through the implementation of land lease in accordance with the provisions of the competent foreign investment department of the government.

In order to further simplify the transaction procedures and stimulate housing consumption, according to the principle of total control, rationality and stability, the Beijing Municipal Government issued a document in June 1999 1 1, stipulating that in addition to garden-style housing, military housing and public rental housing (low-rent housing), ordinary domestic commercial housing, overseas Chinese remittance housing and affordable housing rented according to the rent standards set by the municipal government, Workers have purchased public houses, relocated houses, workers' houses and other housing transactions on allocated land, which are unified as domestic commercial housing transactions, and the sales targets are Chinese citizens, legal persons, other organizations and China citizens who have gone abroad after the reform and opening up. (a) the acquisition fee of land use rights

Commercial residential development and business units in accordance with the law through the transfer of state-owned land to obtain the right to use state-owned land, the land use rights acquisition costs for the payment of transfer, transfer costs, demolition compensation net expenditure and related taxes and fees payable in accordance with the provisions; Commercial residential development and business units have obtained the right to use state-owned land through administrative allocation according to law, and the land use right acquisition fee is the sum of land acquisition fee, demolition compensation fee and urban municipal infrastructure supporting fee paid for acquiring allocated land.

Housing development cost

1, upfront project cost. Including hydrological and engineering geological survey, surveying and mapping, planning and design, project feasibility study, architectural design, construction water supply, power supply, access and site leveling.

2, building installation costs, equipment costs. Including civil engineering (including pile foundation), water and electricity installation (including structure and decoration), equipment purchase and other expenses.

3. Ancillary works. Including residential infrastructure construction costs and non-operating public facilities construction costs included in the detailed planning of residential areas.

Infrastructure construction fees in residential quarters refer to the facilities (equipment) and construction fees for infrastructure construction such as roads, water supply, power supply (including one meter for one household), gas supply, heating, cable TV, postal and letter boxes, telecommunications, street lamps, anti-theft (including security doors for each household or unit), greening, sanitation, sewage discharge, drainage and fire fighting facilities. Residential land planning within the red line.

Non-operating public * * * supporting facilities construction fees, including public * * * parking included in the construction drawing budget project of the community according to the requirements of the overall urban construction plan.

The construction costs of library (shed), boiler room, water pump room, police station, neighborhood committee, public toilet, garbage transfer station, fence, etc. shall be borne by commercial residential development projects according to regulations.

4. Indirect costs. Refers to the expenses incurred by the development and business operation unit in directly organizing and managing the development project.

5. Other expenses directly related to project development that meet the requirements of the state.

(3) Expenses during residential development

Refers to the management expenses, financial expenses, sales expenses and other expenses incurred by the development and operation units in the process of development and operation. During the period of residential development, the cost should be reasonably shared according to the beneficiary projects.

1. Management expenses refer to the expenses incurred by the administrative department of the development and business operation unit for managing and organizing business activities.

2. Financial expenses refer to the expenses incurred by development and business units in the process of raising construction funds, including net interest expenses, net exchange losses, foreign exchange adjustment fees, financial institution fees, and other financial expenses incurred by enterprise financing.

3. Sales expenses refer to the sales expenses incurred by the development and business units.

(4) Profit

Based on the sum of the above-mentioned land use right acquisition fee and residential development cost, the profit rate of commercial housing with government pricing or government guidance price is determined by the government price department; The profit rate of market-adjusted commercial housing shall be determined by the development and business units themselves.

(5) Taxation

Refers to the business tax, urban maintenance and construction tax and education surcharge payable according to the national tax laws and regulations. Taxation shall be carried out in accordance with the tax items and tax rates stipulated by the state. The adjustment tax on the investment direction of fixed assets is not included in the group price factor, and shall be handled in accordance with the provisions of the tax department outside the sales price of commercial housing.

(VI) Housing price difference

Include reserve price difference and directional price difference. The floor price difference and directional price difference shall be determined by the development and business units according to the principle of algebra and increase or decrease to zero, and the government-guided price set by the government shall be reported to the competent price department for confirmation.

(seven) the following expenses shall not be included in the cost of commercial housing

(a) the development and business units occupied office space, business space and other expenses should be shared.

(two) the sponsorship and donation expenses of the enterprise and other expenses unrelated to the development and operation.

(three) all kinds of compensation, liquidated damages, late fees and fines.

(four) other expenses that may not be included in the cost as stipulated by the state. The structural form of commercial housing is mainly divided by the materials used in its load-bearing structure. Generally can be divided into the following forms:

1. Brick-concrete structure residence

Brick-concrete structure refers to that the walls and columns of vertical load-bearing structures in buildings are built with bricks or blocks, and columns, beams, floors, roofs and trusses are built with reinforced concrete structures. Generally speaking, brick-concrete structure is a structure with a few reinforced concrete and most brick walls.

"Brick" in brick-concrete structure residence refers to a building material with uniform size, and there are also special-shaped clay bricks with other sizes, such as hollow bricks. "Mixing" refers to reinforced concrete ingredients made of steel bars, cement, sand and gravel and water in a certain proportion, including floors, lintels, stairs, balconies, eaves, etc. These fittings are combined with the brick load-bearing wall, which can be called brick-concrete structure residence; Due to the seismic requirements, brick-concrete houses are generally below the 5 th and 6 th floors.

2. Brick and wood structure residence

Brick-wood structure residence refers to the houses in which the walls and columns of the load-bearing structure are built with bricks or bricks, and the floor structure and roof truss are built with wood structure.

3. Residential building with reinforced concrete structure

Reinforced concrete residential structure means that the main load-bearing structures such as columns, beams, slabs, stairs and roofs are made of reinforced concrete, and the walls are filled with bricks or other materials. This structure has good seismic performance, strong integrity, corrosion resistance, fire resistance and durability, and is mostly used in high-rise residential buildings. Specifically, it is divided into frame, frame scissors wall structure and so on.

4. Residential building form

According to the Code for Residential Design, the height and floors of civil buildings are divided into: 1 ~3 floors are low-rise residential buildings; The fourth to sixth floors are multi-storey houses; 7 ~ 12 floors are medium-high-rise residential buildings (also called small high-rise residential buildings); 13 ~30 floors are high-rise residential buildings; More than 30 floors (excluding 30 floors) are super high-rise residential buildings.

5. Duplex residence

Duplex residence generally refers to adding a mezzanine on the higher floor of each household. The total height of the two floors is much lower than that of duplex houses (3.3 meters for duplex houses and 5.6 meters for ordinary duplex houses), and the lower floor is used for daily life, such as cooking, dining and bathing. The upper floor is used for rest, sleeping and storage.

The advantages are:

1. The plane utilization coefficient is high, and the use area of the house can be increased by 50% ~ 70% through the composite of sandwich layers;

2. The indoor partition adopts wood structure, which integrates partition, furniture and decoration, and is not only a wall, but also a floor, bed and cabinet, which reduces the comprehensive cost;

3. The upper layer adopts sliding window, which has good ventilation and lighting. Compared with ordinary houses with the same height and area, the land utilization rate can be increased by 40%.

Disadvantages are:

1. The duplex residence has a wide area and a small depth. If the indoor corridor plane combination is adopted, it will inevitably lead to poor orientation of some units and poor natural ventilation and lighting;

(2) The floor height is too low. If the kitchen is only 2 meters high, it is easy to feel uncomfortable after long-term use; The storage room is very large, but the height is only 1.2 meters, so it is difficult to make full use of it.

3. Because the indoor partition and floor are thin wooden boards, the wood cost is high, the sound insulation and fire prevention functions are poor, and the privacy and safety of the room are poor.

6. Intelligent residence

Intelligent residence refers to a residential building that organically combines all kinds of home automation equipment, electrical equipment, computers and network systems with architectural technology and art, so as to obtain a feeling of safe living, healthy environment, reasonable economy, convenient life and thoughtful service, which makes people feel warm and comfortable and can stimulate people's creativity. It is generally believed that a house with the following four functions is a smart house:

1. Security and national defense automation;

2. Health care automation;

3. housework automation;

4. Automation of culture, entertainment and information.

With the following four basic functions, you can realize the automation of family activities. The automation of family activities refers to the automation of housework, management, culture, entertainment and communication. The so-called housework refers to household appliances, security facilities, energy management, etc. The so-called management refers to family purchase, economic management, housework and medical and health management; The so-called cultural entertainment refers to the use of computers for learning, entertainment, literary and artistic creation, etc. The so-called communication refers to the use of communication networks to contact and consult with the outside world.

It should be noted that computerization and intelligence are different. A large number of instruments, equipment and systems with computer hardware and software can be called "computerization", but they are not necessarily intelligent. One or several artificial intelligence technologies must be adopted to make instruments, meters, equipment and systems have certain intelligent functions before they can be called intelligence. Computerization is a necessary but not a sufficient condition for intelligence.

Intelligent residential district refers to a residential place that integrates residents and public facilities into a network based on advanced and reliable network system to realize computerized management of living facilities and service facilities of residents and communities. Its focus is to improve the level of family education, science and technology and the safety of housing.

In order to further standardize the intelligent construction of residential quarters, the Housing Industrialization Office of the Ministry of Construction and the Survey and Design Department have formulated the Key Points and Technical Guidelines for the Construction of National Intelligent System Demonstration Project in Residential Quarters (hereinafter referred to as the Guidelines), which divides the intelligent system construction of residential quarters into three levels: one-star, two-star and three-star.

1. The Guide requires that a one-star demonstration community should have: security subsystem, including entrance and exit management and perimeter alarm prevention, closed-circuit television monitoring, intercom and security door control, household alarm and patrol management; Information management subsystem, including monitoring and security system, remote copy and management, IC card, vehicle access and parking management, power supply equipment, public lighting, elevators, water supply and other important equipment monitoring and management, emergency broadcasting and background music system, property management computer system; Information network subsystem, including scientific and reasonable wiring to realize the above functions, and no less than two telephone lines and two cable TV sockets shall be established for each household.

2. Two-star demonstration communities should have all the functions of one star, and their functions and technical level should be greatly improved in terms of security subsystem and information management subsystem; The information transmission channel should adopt high-speed broadband data network as the backbone network; Property management computer system should be equipped with local area network for residents to use.

3. A three-star demonstration community should have all the functions of a two-star model community. If possible, the construction of its intelligent system should realize the modern integrated building system (HI-CIMS) technology, and the construction of intelligent property management system should be brought into the whole residential area as a subsystem of HI-CIMS project. At the same time, HI-CIMS should consider the operation mode that its intelligent system is managed by the property company, so as to make it advanced, extensible and easy to manage.

7. The studio of the house

In residential design, the width of a house refers to the actual distance from one wall to the other. Because it is based on the width of a natural room, it is called a studio. According to the relevant regulations, the following parameters are often used for the width of brick-concrete houses: 2. 1 m, 2.4 m, 3.0 m, 3.3 m, 3.6 m, 3.9 m, 4.2 m. But as far as a large number of brick-concrete houses are built in China, the width of the houses is generally less than 3.3 m. Setting a smaller bay size can effectively shorten the spatial span of the floor and enhance the integrity, stability and seismic capacity of the residential structure.

8. Living depth

The length and depth of a house refers to the actual length of an independent house or residential building from the front wall to the back wall in architecture. According to the relevant regulations, the depth of residential buildings usually adopts the following parameters: 3.0m, 3.3m, 3.6m, 3.9m, 4.2m, 4.5m, 4.8m, 5. 1m, 5.4m, 5.7m and 6.0m. In order to ensure good natural lighting and ventilation conditions, theoretically, the depth of a house should not be too large. On the premise that the height (height) and width (width) of the house are determined, if the depth of the designed house is too large, the house will be long and narrow, and the natural light in the indoor space far from the doors and windows will be insufficient; If the long and narrow space is artificially separated, the partially separated room will become a dark room without natural light. Of course, dark rooms are not suitable for people to live in. One of the remedial measures is to use darkrooms in secondary living areas, such as storage rooms and walkways, to make up for the lack of natural light with artificial lighting. Another measure is to build an inner patio inside the house, and arrange rooms with insufficient light around the inner patio to solve the problem of insufficient lighting and ventilation through the patio. However, there are also some problems in the lower floor of quadrangles, such as kitchen odor, sound transmission, large interference and insufficient lighting.

9. The height of the house

The story height refers to the distance between the lower floor or the floor and the upper floor. The "Modular Coordination Standard for Residential Buildings" stipulates that the following parameters are adopted for the storey height of brick-concrete residential buildings: 2.6m, 2.7m, 2.8m ... The storey height of residential buildings varies in different periods, different countries or different regions of the same country and different historical and cultural backgrounds. For example, traditional houses in China are built very high. In ancient times, official residences or palaces were distinguished by different heights. And some countries or regions with frequent earthquakes and many volcanoes often have lower floors to resist disasters. For the sake of reducing cost, saving building materials, saving land and other economic indicators, China emphasizes that the residential height should be controlled at about 2.8 meters. According to the calculation, the cost will be reduced by about 1% for every 0. 1m reduction of the story height. Generally speaking, the design rule of story height is that the fewer stories, the higher the story height. The more layers, the higher the height that can be compressed accordingly.

10. Residential clear height

Clear height refers to the distance between the lower floor surface or the upper floor surface and the lower surface of the upper floor. The relationship between story height and clear height can be expressed by the formula "clear height = story height-floor thickness", that is, the difference between story height and floor thickness is called clear height.

1 1.

The planning and construction land area of residential area refers to the land area within the red line of project land planning, which generally includes road area, green area, building area and sports ground area. The residential building area refers to the sum of the horizontal areas of each floor measured by the peripheral line of the external wall of residential buildings. It is an important economic index used to reflect the scale of residential construction, and should be calculated according to the building plan and the current unified national regulations.

12. Building floor area ratio and building coverage (building density)

The building volume ratio refers to the proportion of the total construction area within the planned construction land of the project to the planned construction land, and the ancillary buildings are also included, except for the ancillary buildings that indicate that the area is not calculated.

Building coverage, also known as building density, refers to the proportion of a building's construction area to the total area. Unless otherwise specified, the calculation generally includes annex buildings.