Guiyang: Why is the house price in Guiyang so expensive?

Many people think that developers are profiteers who get ill-gotten gains through policies, but in fact, developers have been in an embarrassing position in the wave of rising house prices across the country. On the one hand, they have to take great risks to face higher and higher land costs and policy costs, and endure the exploitation of the government and government officials; On the other hand, we have to endure all kinds of accusations from consumers, in front of "dirty" spokesmen. When I was working on my first real estate project, besides the land price, we had to pay 64 administrative expenses. Mo Xiaoping and I are calculating the cost. She said with deep feeling that if these expenses are halved, the house price in China will drop by at least one third. In order to pay less or avoid paying some fees, developers must try their best to pull relationships and enter through the back door. I have always thought that the biggest problem with high housing prices is that the bribery of government officials by developers is borne by buyers. State control of housing prices actually increased taxes, but high taxes were eventually passed on to buyers. Who is the biggest real estate agent in China? Governments at all levels rent the land in their hands and then charge various fees from real estate developers. When the house is built and sold, it will also collect taxes from real estate developers and buyers. Real estate developers have risks, but governments at all levels guarantee to make money without losing money. In fact, real estate is also a venture capital project, but compared with stocks and other things, it won't make you lose your money overnight.

As a real estate developer, I really hope that government officials at all levels in China will not analyze the increase of GDP from the data, but look at the ratio of the annual income of local ordinary families to local house prices. I've always wanted to ask them a question. Does your government think it is normal to use all the income of an ordinary family for a house that can only be used for decades? A house, the down payment hollowed out the savings of the previous generation, and the installment payment made this generation have no savings. Which country can do this? But this wonderful thing happened in socialist China. Real estate is just one of many industries, but it hollows out a lot of savings and future income. Of course, house prices are directly related to developers, but more is a kind of helplessness. Raise housing prices, so that they have to protect themselves in order to resist policy risks and market risks. Capital has a cost. Everyone who does business knows that doing business requires liquidity. Without liquidity, no matter how big the enterprise is, it can't operate. So for developers, they are more concerned about cash flow. It's good to earn extra profits when the house has gone up. However, you have to understand that the longer a property is sold, the worse it will be for the developer itself. Only fools hoard property. When will it end? It is the right way for enterprises to cash out in time. Developers must abide by business rules. If you insist that developers should have a conscience and not raise prices, then I want to say that you'd better tell the China municipal government. Whoever controls the land will control the house price. Therefore, the housing prices in China are not controlled by developers but by the government, but most people don't understand this truth. It costs a lot of money to hoard land. As the businessman said, how many goods can you bet? Decades? For powerful real estate developers, it is absolutely necessary to properly press one or two plots of land to ensure the continuity of the company's development and save operating costs. Who has so much money? Only the government has this ability!

Most of the profits of the real estate industry have been collected by the government, especially in the current situation of land acquisition by auction. To put it simply, the land price of a city is 4.4 billion, with a land area of/kloc-0 1.3709 million square meters, a plot ratio of 4.8, a total construction area of 65,800 square meters and a floor price of more than 60,000. In other words, the government pocketed the money before the house was built. Why is the Land and Resources Bureau so prone to corrupt officials? The reason for accepting bribes is all one meter inside and outside the red line, or a fraction of the floor area ratio! Many friends think that developers can build whatever they want, but this is not the case at all. Where is the national policy? Land auction is a knife, and the plot ratio is a knife, which directly limits the promotion of the total housing. Land price is the main factor that constitutes real estate price, and its level determines the trend of real estate market. Therefore, I laugh when the government engages in the so-called macro-control of the real estate market. They don't charge less land price, but increase taxes. Don't you think this will further promote high housing prices?

Friends often ask me, how much is a square meter house? I told him that the direct cost was actually very small. For example, the project cost of my project is about 1850-2500. Including: civil engineering, decoration, gardens, water and electricity! Civil engineering refers to the blank about 1200 yuan m2, including the basement and foundation; Decorative part 80 yuan /m2, including exterior wall tiles, entrance doors, railings and aluminum alloy windows; Garden is about 550 yuan/m2; 250 yuan /m2 of water and electricity, including cables, intelligent installation and outdoor drainage facilities.

In fact, to calculate the cost of a house, we should add marketing cost, financial cost, various business taxes, land value-added tax and so on. In other words, if I hadn't improved the floor area ratio through Qingzhitai, I wouldn't have made any money from the original batch of 1.7.

Having said that, I can't help but say a few words about what the floor area ratio is. The plot ratio is the ratio of the total construction area to the land area. However, the state has stipulated that the plot ratio of high-rise residential buildings should not exceed 5, and that of multi-storey residential buildings should not exceed 3. Hey, hey, if everyone is like this, considering the light index, developers simply can't make money. So everyone will show their magic to improve the floor area ratio. The key is how much to send. Only villas are relatively real in volume ratio. So it's more expensive to sell. Throughout the country, developers and planning bureaus are fooling people. Of course, the public relations fee is considerable, but it is too cost-effective compared with the house price profit. It is precisely because the plot ratio can be modified through the relationship that no developer will be stupid enough to develop according to the established plot ratio.

I once said this to Qingzhitai: "The price of flour has gone up, can steamed bread not go up?" He smiled, and so did I.

When everyone is scolding the developers for their "black heart", which leads to the skyrocketing housing prices, no one has noticed that the current land price has already been increased by the price increase. Now local finance is land finance, and local governments are desperately selling land to make money, but the central government can't manage it if it wants to. Look at the urban areas of cities all over the country. Is there a standard for the price of houses? A: House price is a price that the government can tolerate, and the real estate phenomenon is only a sign of China's political and economic system. I sometimes think government officials are really stupid. If a piece of land is sold as housing land, then the tax he gets is only the tax on selling the house, and the service life of the house is at least 4-50 years or even 70 years, which means that the government will collect this tax every 4-50 years. However, if it is used as industrial land, factories and enterprises, then the government can collect taxes from enterprises every year, so it is the best way for the government to sell land to build houses. But why did they buy it? Because the next leader of a place has worked for five more years, he only cares about his financial income in these five years. As for five years later, he doesn't know where to move, so successive governments are only concerned about the present regardless of the future!

The funniest thing now is the bidding, auctioning and hanging system. It is said that this system is based on Hong Kong, but this is a * * * society. How sound is the law? However, in the Mainland, the introduction of this system provides greater legal space for government officials. Before the implementation of this system, you only need to pay100000 yuan to support you to death and bribe powerful people and even the head of the Land and Resources Bureau. Then this piece of land, for example, was originally worth100000, and it was acquired with a stroke of a pen, maybe 23 million. It's all commons anyway. What about now? Ordinary people dare not sell cheaply if they practice formal bidding, auction and hanging. If you dare to do this, you will be detained, and officials are a little scared.

Then, the land worth100000 may have to pay150000 silver to level it. Even if you have connections and a hard background, it will cost at least 78 million to gag everyone. Because you can engage in real estate qualifications, which boss who can get land has no background and which one is not hard? You got it through connections, but I can't get it. I can use my connections to stab you in the back and drag you backstage behind you. So who will bear the extra price of this land? Of course, wool comes from sheep. Developers can't be kind enough to pay for themselves, and of course they will carry the house price up. System is the fundamental principle that determines the allocation of resources. Ironically, some people still pin their hopes on macro-control. If the fundamental principle is not adjusted, it will always be air conditioning!

I asked a planning director: "As the planning director, can the government not sell land for the time being?"

He smiled and said, "If we don't sell land, how can we afford to support those civil servants?"

In the real estate industry, developers can't be blamed for pursuing high returns, because profit-seeking is the instinct of enterprises. What everyone should be concerned about is why some local governments, especially some corrupt officials, ignore a series of national system norms and abuse public power for their own private interests. Use public power for profit? Under the control of the local government's view of political achievements, especially some officials are tempted by money, they can come up with coping and flexible countermeasures.

For example, the bidding, auction and hanging system is easily hung up by local governments as a decoration. On the other hand, there are many threats of illegal land, but they are actually too soft. The state has indeed dealt with a number of land offenders, but it will not punish provincial cadres and competent leaders lightly. Some leading cadres who have been punished are not only unscathed, but some official hats are getting bigger and bigger. I used to be just a builder, but now I'm doing real estate. I have to study the relevant policies of the state on real estate and try my best to deal with officials at all levels who are useful to me.

As a real estate businessman, there has always been a voice in my mind: "A house will crush China."

Why do you say that? Because when I started to join the real estate industry, it happened that shortly after Hong Kong experienced the Asian financial turmoil, many people in Hong Kong were experiencing the storm of negative assets. What is negative equity? Let me put it briefly now: once the house price goes up, it's hard for you to go down again. Why? Because the bank is tied to the house price, once the house price rises, do you want to borrow money at the market price? Definitely not an online loan, right? Well, there's a problem. Once house prices plummet, Hong Kong, like 1997 and 1998, suffered the Asian financial crisis. At that time, the value of the 654.38+00,000 house was only 400,000, but you borrowed 70%, that is, you borrowed 700,000 from the bank at this time, but now the value of the house is only 400,000! Now, you sell the house and return it to the bank. You still owe the bank 300 thousand. What should you do at this time? You shouldn't return it. Just give it to the bank. Why should I return another 300,000? However, at that time, Hong Kong people did not hand over their houses to the banks. Why? Because Hong Kong has a complete credit system, once you hand over the house to the bank, your credit will be finished. In the future, you will have problems in finding a job, starting a business, paying taxes and even living. Can't own a private car, can't go to high-end consumption places and so on. Therefore, Hong Kong people have no choice but to fight hard.

However, Chinese mainland is different because there is no complete credit system and social security system. If there are negative assets, ordinary people will immediately throw the house to the bank. By then, the financial turmoil in Asia and the subprime mortgage crisis in the United States will immediately sweep across the country, and China's economy will soon retire for 30 years. Therefore, many friends always pin their hopes on macro-control, thinking that the country will attack hard and the real estate price will come down. However, you don't understand that the central government can understand the financial risks brought by macro-control policies and the banking risks that put financial institutions at the top. In addition, can local governments reduce housing prices? As soon as house prices came down, GDP immediately dropped by a few percentage points. How to calculate political achievements? How to collect taxes? How do local finances make money? Will bank bad debts exceed international standards by a few percentage points?

However, what if there is no macro-control? No, that was the second Japanese bubble. These two bubbles will lead to overheating, rising prices, inflation and rising operating costs of enterprises. Therefore, the main means of regulation and control are tightening monetary policy and raising interest rates. But a bad result of this practice is that the manufacturing industry can't make money, which makes the bosses of the manufacturing industry take money away from the manufacturing industry and invest it in the stock market and housing market, thus making the bubble bigger and bigger.

Isn't this like entering a strange circle? Never solve the problem? People have to wait for disaster and do nothing. In fact, there is a way, and this way is to let the initiator of high housing prices give up the manipulation of housing prices.

As we all know, every link of a real estate project, from project initiation to construction, to completion acceptance, including sales during the period, has the shadow of the government. Even the last real estate trading center should be something similar to the market, right? It is also a public institution under the Bureau of Land and Resources.

As we all know, as long as there is the shadow of the government, there must be abuse of power, and abuse of power means corruption, which also increases transaction costs. So let the government introduce these so-called supervision, or reduce supervision, or open supervision, will reduce corruption in the real estate market and reduce costs. The most important thing is whether the administrative fees can be cancelled. One thing I don't understand is that in real estate projects.