What conditions do foreign investors need to invest in shops and office buildings in China?

Hehe, I found it myself. See if it helps you. Remember to share it with me ~ Recently, Nanning municipal government departments have launched a series of massive commercial real estate promotion conferences in Shanghai and other places with nearly ten commercial real estate projects, which once again attracted the attention of Shanghai investors to the Nanning real estate market. There is a great demand for high-grade office buildings. In the mid-1990s, the first generation of office buildings in Nanning, represented by Taian Building, suffered a "cold reception" as soon as they were launched, and the development of office buildings in Nanning has been in a downturn. Until recently, the third generation office buildings such as Hangyang International City and Wang Di International Convention and Exhibition Center appeared, and Nanning ended the history of no high-grade office buildings. Over the years, Nanning has accumulated a large amount of office demand. With the permanent settlement of China-ASEAN Expo, Nanning will face a huge supply gap of high-end office buildings. At present, the vacancy rate of pure office buildings is very low, and the occupancy rate of most office buildings in Nanning reaches about 90%. Store investment needs to pay attention to the later operation. In addition to office buildings, Nanning shops have also experienced a round of explosive growth recently. From Dalian Wanda Huaxing Times Square, from Jinhu Square to New Chaoyang Commercial Plaza, commercial real estate projects in Nanning have appeared and blossomed everywhere. At present, the developers of commercial real estate in Nanning generally follow the development model of "develop-sell-sell out and leave". In order to stimulate sales, many developers in Nanning have adopted the way of after-sales charter, promising to give investors a fixed rate of return within a certain period of time. However, relevant experts reminded that whether the promise can be fulfilled depends on the operation of the mall. The return rate of office buildings is higher than that of shops. Some investors joked that "investment shops are gold, office buildings are silver and houses are copper". But in Nanning, the return on investment of office buildings is higher than that of shops. In terms of shops, at present, the price of shops on Dongge Road, a commercial street in the center of Nanning is about 20,000 yuan/square meter. If investors buy 50 square meters of street shops, the total price will reach 654.38+0 million yuan, and the annual return on investment will be about 6% when the monthly rent is stable at 654.38+0.50 yuan/square meter. List of house purchase expenses in Nanning: In addition to 5% business tax, there are six kinds of "small" taxes (fees) in personal real estate transactions in Nanning: land value-added tax, urban maintenance and construction tax, stamp duty, education surcharge, local education surcharge and flood control security fee. Stamp duty is levied at 0.5‰ of the title of the Property Right Transfer Document and the amount recorded in the contract; Education surcharge is paid at 3% of the actual business tax; The local education surcharge is paid at 65438+ 0% of the actual business tax; Flood control and security fees shall be paid according to 1‰ of house sales income. The payable land value-added tax is calculated according to the four-level progressive tax rate:1; The value-added tax does not exceed 50% of the amount of the deducted items, and the tax amount = 30% of the value-added tax; 2. If the value-added exceeds 50% of the deducted project amount and does not exceed 100%, the tax amount = 40% of the value-added amount-5% of the deducted project amount; 3. If the added value exceeds 100% of the deducted project amount and does not exceed 200%, the tax amount = 50% of the added value-15% of the deducted project amount; 4. Value-added tax amount of land whose value-added exceeds 200% of the deducted project amount = 60% of the value-added-35% of the deducted project amount. (5%, 15% and 35% in the above formula are quick deduction factors) Urban maintenance and construction tax is based on the actual business tax paid, and the tax rate is: 7% for urban taxpayers; Taxpayers in counties and towns, the tax rate is 5%; If the taxpayer is not in a city, county or town, the tax rate is 1%, which is paid at the same time as the business tax. Handling fee: insurance premium: 0.43 ‰ ~ 0.56 ‰ (30 ~ 5 years, subject to total house price × rate × loan period) Property right registration and filing fee of house purchase contract: 50 yuan mortgage appraisal fee: 130 yuan. There are two main types of buyers who are optimistic about the demand for office buildings, one is self-occupation and the other is investment. Policy control has an impact on investors, but it has little impact on self-occupation. Ms. Pang, who lives with her in-laws, has accumulated some savings in the past few years. She originally planned to buy a house to treat herself and had an addiction to "renting a woman", but last year's wait-and-see mood shocked her. She clung to this hard-won money and dared not spend it when the property market picked up in the new year. For owner-occupied property buyers, the change of policy has not stopped their determination to buy a house. An owner who just bought a house in Huxian told reporters that he is 30 years old and his girlfriend has been talking for two or three years. Regardless of the house price, he will build a "nest" to get married. When the property market just picks up, maybe he can get a good price. He said, for housing, if necessary, it is time to buy, don't delay. According to the present situation, house prices will not fall in the future. Because Nanning's housing prices are not too high in similar provincial capital cities in China; Secondly, Nanning is developing. More and more young people come to work in the city, and more and more people come from other places to develop, and more people will get married. They will buy a house. More people buy houses, and house prices will naturally rise. Mr. Lu, a small boss, runs his own company. He once rented someone else's house and worked in the community. After earning a little money last year, he immediately bought an office building near Wuxiang Square. He told reporters that most of the office buildings (commercial buildings) currently under construction are concentrated in Ge Dong, such as Jinyuan CBD, Hangyang, Huidong International and Greentown Picture Scroll. The pattern of Ge Dong as an urban CBD has been determined. With the annual "Hundred Flowers Bloom" of China-ASEAN Expo, in recent years, more and more investors from outside Nanning and Guangxi have come to do business. In the future, foreign businessmen will also focus on this hot spot of Nanning, and the office building in Ge Dong will become the first choice for the office, and the demand for office buildings will increase. The reporter interviewed some citizens who bought office buildings. They think that the money for buying a house has been "covered" for half a year, but the house price has not fallen as expected. Now the price of office buildings is basically the same as that of good houses in lots, about 4,000 to 5,000 yuan per square meter, which is not too high. In addition, at present, most small and medium-sized companies rent offices in residential areas or buildings for commercial and residential use. With the development of economy, growing enterprises will gradually move to purely commercial office buildings. Therefore, the price of office buildings is expected to rise. 1. The impact of macro-control on the demand for office buildings Judging from the development experience of the real estate market in developed countries, it is inevitable that the real estate market will mature from development to operation. With the increasingly limited land supply in China, especially the scarcity of land resources in megacities, and the further tightening of monetary policy, office developers are bound to change from development-oriented to holding-oriented, and the significance of changing from "developer" to "developer" is that it makes the sustainable development of development enterprises possible. Corporate customers who originally planned to buy, especially high-quality large group customers, will change their money into rent to a certain extent, and the second-hand market will be more active. Developers will further reshuffle, and the stronger the developers with strong financial strength and smooth financing channels will be. As China has been in a state of low interest rate for a long time, RMB appreciation is an inevitable trend in the future. At this stage before the appreciation, foreign investment institutions or foundations (especially US dollars) were active and showed great interest in office buildings with high building quality and customer quality and unified property rights. 2. The trend of demand evolution is reflected in the case of large single transaction in 2005, and the main force to promote the office sales market is still Chinese-funded enterprises. Traditional industries, such as finance, telecommunications and electric power, have strong profitability, and Chinese-funded institutions in the monopoly position of the industry are growing with the strong development of China's economy. At the same time, they are facing the needs of reorganization and integration of state-owned enterprises and upgrading of office buildings, and have become the main force to absorb the first-class office sales market. It can be seen from the large single transaction cases in 2005 that domestic enterprises mainly favored the office buildings in Zhongguancun and Financial Street in 2005, among which all the financial and insurance giants bought Financial Street, and the state-owned enterprises stationed in Zhongguancun mainly valued high cost performance. In 2005, the foreign capital that has been brewing in the market for a long time is also moving frequently, and the target is mainly the top projects in commercial mature areas such as CBD, Yansha and East Chang 'an Avenue. In fact, it is no accident that institutional investors were active in 2005. In 2005, the office market was hot in the east and cold in the west. In the east, CBD, Yansha and East Chang 'an Avenue are the dominant areas. The occupancy rate is rising, and the rent is also rising. The sales price has risen from 1.6 million yuan/square meter in previous years to 1.8 million-24,000 yuan/square meter. The western office sales market, which is dominated by Zhongguancun, has repeatedly hit new lows because of the serious oversupply. Moreover, under the influence of macro-control, most developers have a tight capital chain and are eager to sell their projects, while the bulk market has been suppressed. When institutional investors choose to sell at this time, they can often get a property with huge market potential at a very favorable price. Judging from the evolution trend of demand for bulk transactions, the self-use demand of large state-owned financial, telecommunications, energy and other enterprises is very rigid, which is basically not affected by real estate policies or market environment, but only by the national macroeconomic environment. Under the long-term trend of good macroeconomic environment in China, such demand will always exist, which is the most reliable support for the municipal office sales market. However, the demand for urban office sales market by foreign hot money with foreign capital as the main body is cyclical, which is related to their periodic prediction of the urban office market environment. It is expected that foreign investment in the office market will continue to increase in the near future. However, with the increasing scarcity of new top-level projects in CBD, Yansha and East Chang 'an Avenue, these funds will change the direction of investment, and projects in other regions, such as East Second Ring Road, Chaowai and Asian Olympic Games, will usher in opportunities. In addition, some second-hand office projects with unified ownership and stable operation have also attracted the attention of the investment market. For example, the Capital Building located in the East Second Ring Road has contacted several foreign capitals. 3. The influence of the change of demand on the marketing model of office buildings 3. 1 A new marketing model is imperative. The current office sales model is very different from the past. The sales model of attracting customers through large-scale advertising and then waiting for customers to come to the door can no longer play a role. Under the new situation, office project sales are point-to-point marketing, which is followed up one-to-one from customer reception service, negotiation, legal documents, sales plan customization and other links; It can be said that there is no wholesale behavior in the office sales market. Because there are many factors to be considered in customer decision-making, and the cycle is long, it is difficult for the project party to take the initiative in speeding up the trading rhythm, so it is only necessary to do a good job of every customer and every list. During this period, the initiative of sales staff is the key to promote customer transactions. In the sales market, the sales performance of two adjacent buildings with the same quality often differs greatly, which is largely attributed to the quality of the sales team and the sales management system. 3.2 The role of comprehensive distribution in attracting customers through mass media publicity is getting smaller and smaller, and the role of word-of-mouth of agency companies in office marketing is becoming more and more obvious. At present, most customers in the market will have the participation of agents. According to the past experience, for every intended customer brought by other institutions, this institution has at least publicized this project for 10 customers, and at least 1-2 customers will take the initiative to pay attention to this project. Therefore, the collateral effect of publicity brought about by distribution through other institutions is very strong. 3.3 Full Direct Selling Under the premise that the supply of office buildings continues to enlarge and customers choose more and more, simply sitting on the ground is undoubtedly "relying on the sky to eat". Recently, the continuous macro-control policies have made office buyers continue to enter a wait-and-see state. However, buyers of office buildings have always been powerful enterprises, and the wait-and-see attitude of customers does not mean that there is no demand. Under the condition of steady and rapid economic development, the demand of enterprises for office buildings will inevitably continue to grow. In such a market environment, only by taking the initiative, systematically persuading the decision makers who need customers, and finally guiding customers to buy, can the project sales be successful. 3.4 The combination of sitting sales and direct sales is a traditional sales method, the only way to obtain door-to-door customers, and the main way to receive door-to-door agents. Also responsible for arranging customers to see the house and negotiate the sale or lease; Therefore, in the process of active direct selling, we should continue to do a good job of sitting and selling, and improve the transaction rate of door-to-door customers through follow-up feedback. 3.5 Combination of wholesale and retail Although the current office sales market is obviously affected by macro-control, the demand for large-area or whole building purchase is still very strong. On the other hand, the whole sales opportunity has always been "hard-won", and the negotiation period of big customers is long and difficult. At the same time, the transaction conditions are demanding and the competition among big customers is fierce. In contrast, the demand for bulk sales is large, the degree of assurance is much higher than that of wholesale sales, and the risk is generally low.