Who can share some real estate tips?

I once worked in Quanzhou Zhongyuan Real Estate for a period of time and learned a lot in the company. I want to share some.

I don't want you to add! ! !

First, the concept of real estate

▲ The meaning of real estate

Real estate specifically refers to land, buildings and their attachments on the ground, including material entities and rights and interests relying on material entities. Also known as real estate, it is the floorboard of real estate and real estate, which are inseparable whole and inseparable. Including:

A) land

B) buildings and ancillary facilities on the ground

C) real estate property rights

Note: In addition to the ownership, the real right of immovable property also includes the lease right, mortgage right, land use right, easement right and pawning right derived from the ownership.

▲ The difference between real estate and architecture.

The real estate industry refers to a high value-added comprehensive industry engaged in economic activities such as real estate development, operation, management and maintenance, decoration and service. It has both connections and differences with the construction industry. The construction industry is engaged in the production process of survey, design, construction, installation and maintenance, and its production results are buildings or structures. The real estate industry is the employer and the construction industry is the contractor. The real estate industry belongs to the tertiary industry that provides various services for production and consumption, and the construction industry belongs to the department that reprocesses primary products and belongs to the secondary industry.

▲ The connection and difference between real estate and real estate.

Real estate refers to all kinds of houses with clear ownership relationship and the structures or buildings connected with them; Real estate refers to the land with clear land ownership, including both residential land and non-residential ancillary land (as well as various lots), as well as developed and to be developed land. Real estate in China refers to limited land use rights. There is an objective and inevitable connection between real estate and real estate, which mainly includes several aspects:

A) In terms of material form, real estate and real estate are inseparable;

B) From the perspective of price composition, the real estate price includes the real estate price, whether it is the buying and selling price or the leasing price;

C) From the perspective of ownership relationship, real estate ownership and real estate ownership are linked.

The differences include several aspects:

A) They have different properties; B) the law of value-added is different; C) the nature of ownership is different; D) the price composition is different.

Second, the characteristics of real estate

▲ Natural characteristics of real estate

A) position fixing; B) Durability of use; Limited resources; D) property differences.

▲ Economic characteristics of real estate

A) production cycle b) capital intensity c) mutual influence d) vulnerable to policy restrictions e) real estate appreciation.

Note: Real estate appreciation is the law that the real estate value keeps rising in a long time series. Mainly due to the important part of real estate-land.

Third, the type of real estate.

According to the purpose:

A) residential real estate b) commercial real estate c) tourism real estate d) industrial real estate e) agricultural real estate

Provisions on floor division of real estate houses:

Low-rise residence 1-3 floors?

Is the multi-storey house 4-6 floors?

7- 1 1 floor of small high-rise residential building.

Is the high-rise residence 12- 16 floors?

/kloc-The floors above 0/6 are high-rise residential buildings.

How is the service life of real estate land determined?

Where a land use agreement is signed with the Provincial Planning and Land Resources Bureau, the land use period shall be implemented according to the provisions of the state. Namely: residential land for 70 years; Fifty years of industrial land; Fifty years of land for education, science and technology, culture, health and sports; Forty years of commercial, tourism and entertainment land; Comprehensive land or other land for fifty years.

Four, the building structure classification standard

Class content

Number name

1 The main load-bearing structures of steel structures are made of steel, including suspended cable structures.

2. The main load-bearing structures of steel and reinforced concrete structures are constructed by pouring concrete, steel and steel bars. For example, some beams and columns of buildings are built with reinforced concrete frames.

3. The main load-bearing structure of reinforced concrete structure is made of reinforced concrete. Including thin shell structure, large formwork cast-in-place structure and reinforced concrete structure buildings constructed by advanced construction methods such as slip form and slab opening.

The main load-bearing structure of the hybrid structure adopts reinforced concrete and brick-wood structure. For example, beams of buildings are reinforced concrete, brick walls are load-bearing walls, or beams are made of wood, and houses are reinforced concrete.

The main load-bearing structures of brick-wood structure are brick and wood. For example, a house is a wooden frame. Made of brick walls and wooden columns

Other structures, rooms that do not belong to the above structures all belong to this category. Such as bamboo structure, brick arch structure, cave dwelling, etc.

V. Real estate terminology

1, a common noun

◆ Five certificates: a. Construction land planning permit; B construction project planning permit; C. construction project commencement certificate; D. state-owned land use certificate; E. Pre-sale permit for commercial housing;

◆ Two books: A "Residential Quality Guarantee" and B "Residential Instruction Manual";

◆ Real estate license: it is the certificate of the two-in-one ownership of the house and the land, and it is the legal certificate of the property ownership;

◆ Real estate market: mainly including real estate transaction and leasing market. Including primary market, secondary market and tertiary market;

Primary market: refers to the market where the state land management department transfers the land use right to real estate developers or other land users within a certain period of time, for a specific purpose and at a certain price by means of agreement, bidding, auction and hanging, etc. in the form of land use contracts;

◆ Secondary market: refers to the market where real estate developers transfer completed houses and corresponding land use rights to units or individuals according to the requirements of land use contracts;

◆ Tertiary market: refers to the market where real estate property rights are transferred, mortgaged and leased between units and individuals, and it is the market where real estate transactions are transferred for the second time or more on the basis of the secondary market;

◆ Real estate property right: refers to the property owner's ownership of the house and the right to use the land occupied by the house. The specific content is that property owners have the right to possess, use, benefit and dispose of real estate according to law;

◆ Land use right: refers to the owner's right to use the land, including development right, income right and disposal right. The government will transfer the right to use state-owned land to land users within a certain period of time through auction, bidding and agreement. After the expiration of the land use right, if the land use meets the requirements of urban planning at that time, the land user may apply for continued use, and may continue to use it after approval and land price compensation;

◆ Three links and one leveling: refers to water supply, electricity supply, access and site leveling;

◆ Seven connections and one leveling: water connection, electricity connection, road connection, drainage connection, sewage connection, communication connection, air connection and site leveling;

Red line map: also known as (land map), it is a topographic map that shows the position, boundary and area of a piece of land according to a certain proportion. Issued by the government land management department to the transferee of land use rights, and the transferee can only build houses within the red line;

◆ Total land area: the land area within the land area designated by the competent department of urban planning administration;

◆ Construction land area (net land area): the land area within the scope of construction land designated by the competent department of city planning administration;

◆ Total construction area: refers to the sum of the above-ground and above-ground parts of single or multiple buildings within the scope of construction land;

◆ Floor area ratio: refers to the ratio of the total construction area to the construction land area. (For example, on the land of 6,543,800 square meters, there is a total construction area of 200,000 square meters, and its plot ratio is 2.0).

◆ Building area: refers to the total horizontal projection area of the external wall of a building or the periphery of a structure, including balconies, corridors, basements and outdoor stairs. A permanent building with a top cover, firm structure and a height of more than 2.2m (including 2.2m).

◆ Building coverage (building density): the ratio of the sum of the basement areas of all buildings in the construction land area to the construction land area; (For example, on the land of 6,543,800 square meters, the net area of building land is 80,000 square meters, and its building coverage rate is 0.8).

◆ Greening rate: the ratio of the sum of all green areas in the construction land area to the construction land area. The calculation of green area does not include roof, rooftop and vertical greening; (For example, 654.38+ 10,000 square meters of land has 30,000 square meters of green area, and its green rate is 30%)

◆ Greening coverage rate: the ratio of the sum of the horizontal projection areas of all greening and plants within the construction land area to the construction land area;

◆ Housing sales area: when the house is sold as a suite (unit), the housing sales area is the building area of the suite (unit), that is, the sum of the usable area of the suite (unit) and the shared public building area of the suite (unit);

◆ Interior construction area: the building construction area calculated by the unit is the interior construction area of the unit, including interior (unit) usable area, wall area and balcony area;

◆ Interior usable area: refers to the actual interior usable area, excluding structural areas such as walls and columns, and the calculation of usable area shall comply with the regulations:

A, the indoor usable area is calculated according to the inner surface size of the structural wall, and if the wall has a composite insulation layer, it is calculated according to the endothelial size of the composite layer;

B, chimneys, ventilation pipes, all kinds of pipe wells, etc. Not included in the use area;

C. Non-public stairs (including duplex apartment stairs) are included in the use area according to the sum of the use area of natural floors;

D the usable area of the house includes: bedroom, living room, kitchen, bathroom, dining room, lobby, aisle, front hall, storage room, etc.

Interior construction area coefficient = interior construction area/interior construction area+public construction area apportioned according to regulations.

◆ Public * * * construction area: the construction area occupied or used by all property owners * * * refers to the inseparable construction area used by all households except each unit. Can be divided into public * * * construction area that should be shared and public * * * construction area that cannot be shared;

◆ Interior construction area: it is the balance after deducting the public construction area from the interior construction area;

◆ Floor height: The floor height refers to the residential height measured by "floor". The country requires the height of each floor in design, and this height is called the height of the floor. It usually includes the distance from the lower floor or floor to the upper floor.

◆ Clear height: Clear height refers to the height minus the net residual value of floor thickness;

◆ Apportioned area: The shared public building area of commercial housing mainly consists of two parts:

The construction area of public buildings and management buildings that serve the whole building function, such as elevator shaft, stairwell, garbage chute, power distribution room, equipment room, public hall and aisle;

The distance between each unit and the horizontal projection area of public building space and external walls (including gables) is 50%.

◆ Housing acquisition rate: refers to the ratio of the interior construction area to the construction team (unit) area.

Interior construction area = interior usable area+interior wall area+balcony construction area.

Suite (unit) construction area = indoor construction team area+shared area of public construction team.

◆ Road land: Road land refers to residential roads, residential roads, group roads, residential cars and office commuter cars built in non-public buildings.

◆ Road red line: The road red line refers to the planning control line of urban roads, including residential district-level road land.

◆ porch: the porch is the first place to enter the room. It is a buffer transition zone. The bedroom is the "territory" of the family, and it pays attention to certain privacy. As soon as the door opened, there was a porch, and outsiders could not see the room. The entrance is usually connected with the hall. Because of the different functions, it needs to be divided by decorative means, that is, when our own people go home, we should also have a place to put umbrellas, hang raincoats, change shoes and put bags. At ordinary times, the porch is also a place to receive emails and simply meet people.

◆ Faster housing refers to the period from the time when the developer obtains the pre-sale permit of commercial housing to the time when the property right certificate is obtained. Commercial housing in this period is called faster, and consumers should sign pre-sale contracts when buying commercial housing at this stage. The auction house in Hong Kong and Macao is called "uncompleted residential flats", which is a common way for real estate developers to sell houses. Buying an auction house means that the buyer is buying a real estate project that is still under construction.

◆ Xianfang refers to the commercial house where the developer has completed the property right certificate (property right card), and consumers should sign a sales contract when purchasing commercial houses at this stage. The existing house in the usual sense refers to the house where the project has been completed and can be moved in.

◆ A blank house refers to a house without decoration.

◆ Owners' committee refers to a non-governmental organization composed of owners' representatives in the property management area, representing the interests of owners, reflecting the wishes and requirements of owners to all sectors of society, and supervising the management and operation of property management companies. The power base of the industry committee is its ownership of the property, which represents all the owners of the property and has the right to decide all major matters related to the property.

◆ The function and construction grade of the clubhouse can be divided into basic type and super type, and the infrastructure provides the owners with the most basic healthy living needs and can be used free of charge; Super clubs charge a fee for using certain facilities. If the clubhouse blindly pursues high-grade and ignores the ability and demand of the owners, it will inevitably exist in name only; If the property management fee is reduced, it will affect the overall quality of the property. The setting of the clubhouse should also consider the factors of the phased construction of the project. In principle, the clubhouse only serves the community owners and is not open to the public, which ensures the privacy and safety of the owners' activities. As a place for leisure and fitness, the clubhouse also provides a good social place for the owners.

◆ Occupation means that the owner gets the key and takes over the room.

Deed tax is a kind of tax levied on people who own property rights according to the contract concluded by both parties when the ownership of land and real estate is transferred.

The scope and object of the taxpayer's deed tax are the land and houses whose property rights have changed. Units and individuals that transfer the ownership of land and houses in China are deed tax payers.

(1) Transfer of state-owned land use rights;

(two) the transfer of land use rights, including sale, gift and exchange;

(3) buying and selling houses;

(4) house donation.

2. Type of house

◆ Anjufang refers to the housing (which belongs to the category of affordable housing) built by the state's "housing (or housing) project". It is a non-profit housing that is arranged by the party and the state with loans and local self-raised funds, and built for the majority of low-and middle-income families, especially poor households below 4 square meters. The sales price is lower than the cost and subsidized by the government.

◆ Affordable housing refers to housing that is approved by people's governments at all levels, enjoys national preferential policies, and is sold to low-income families in cities and towns.

◆ Right-to-use houses refer to houses invested and built by the state, state-owned enterprises and institutions, and public houses rented by the government to residents according to the prescribed rent standards.

◆ Property right house means that the property owner owns the house (refers to the building) and has the right to use the land occupied by the house, and the property owner enjoys the possession of these two rights. Right of use, right of income and right of disposal. This right is absolute and exclusive, and is not subject to interference and influence from anyone else. Property owners can dispose of their real estate rights according to law by means of transfer, lease, mortgage and pawn.

Commercial housing refers to houses developed and operated by qualified real estate development companies (including foreign-invested enterprises). Due to the long-term implementation of the supply system in China's housing system, commercial housing only appeared after the 1980s, and its price is composed of cost, tax, profit, collection fee, location, level, orientation, quality and material price difference.

Raising funds to build a house is a kind of housing that changes the system that housing construction is contracted by the state and units and shared by the government, units and individuals. By raising funds, housing construction. Individual employees can contribute in full or in part according to the house price, and the government and relevant departments will give certain preferential treatment in terms of land use, credit, building materials supply, taxes and fees. The ownership of fund-raising houses shall be determined according to the proportion of capital contribution. Individuals who fully contribute according to the house price have all the property rights; If an individual contributes, he will own part of the property rights.

There are two kinds of property rights in raising funds to build houses; One is that the selling price of houses is higher than the cost price of housing reform in that year. Its property right is defined as the property right of affordable housing. The other is lower than the cost price of housing reform in that year, and its property right is the cost price of housing reform.

◆ Public housing, also known as public housing, public property housing and state-owned housing, refers to housing built and sold by the state (central government or local government) and state-owned enterprises and institutions. Public houses are mainly built by local governments and are responsible for leasing and selling to residents of this city: houses built by enterprises and institutions are leased and sold to employees of their own enterprises and institutions.

◆ Housing reform has a certain welfare nature, and all property units sell houses to employees according to the housing reform price announced by the government every year. The sources of such houses are generally commercial houses purchased by units, self-built houses and fund-raising houses.

The property right of housing reform is divided into three levels: cost property right, standard property right and standard preferential property right.

Vacant commercial housing real estate development enterprises invest in the construction of commercial housing that has obtained real estate ownership certificate (large property certificate) for more than one year.

Calculation of real estate area with intransitive verb

1. What is the calculated total construction area?

1) single-story permanent structure house, with the construction area calculated as one floor; Multi-storey residential buildings are calculated according to the total construction area of each floor.

2) The floor area of mezzanine, interlayer, technical floor, stairs, elevator and other parts with a height of more than 2.20m shall be calculated. ..

3) The area of the passageway, entrance hall and entrance hall passing through the house is calculated as one floor. The hall corridor, which is more than 2.20 meters high, is calculated according to its horizontal projection area.

4) The area of stairwell, elevator (well observation ladder) well, garbage chute and pipeline well is calculated according to the natural floor of the house.

5) The roof of the house is a permanent building, and the stairwell, cold room, elevator machine room and sloping roof with a height of more than 2.20m are designed at a position above 2.20m, calculated according to the horizontal projection area of the periphery.

6) A totally enclosed balcony with cantilevered buildings shall be calculated according to its peripheral horizontal projection area.

7) For outdoor stairs with permanent structure and cover plate, the construction area shall be calculated according to the horizontal projection area of each floor, and for outdoor stairs without cover plate, the construction area shall be calculated according to half of the horizontal projection area of each floor.

8) The colonnade connected with the house, the covered colonnade, and the column between two houses are calculated according to the horizontal projection area of the column periphery.

9) The permanently closed overhead corridor between buildings shall be calculated according to its peripheral horizontal projection area.

10) Basements, semi-basements and their corresponding entrances and exits with a height of more than 2.20m shall be calculated according to their peripheral horizontal projection area (excluding light wells, moistureproof layers and protective walls).

1 1) porches and doors with columns or retaining structures shall be calculated according to the horizontal projection area of the columns or retaining structures.

12) If there is a glass curtain wall, a metal curtain wall, a stone curtain wall or a composite curtain wall as the periphery of the house, when the distance between the curtain wall frame and the main structure has been designed or measured, the construction area shall be calculated according to the horizontal projection area of the curtain wall periphery; If there is no design data when the construction drawing is submitted for construction, the distance between the curtain wall frame and the main structure shall be calculated as 150mm, and the data of 150mm shall still be used when calculating the completed area after completion.

13) carports and sheds with columns in permanent buildings are calculated according to the horizontal projection area of the periphery of columns.

14) A house built on a slope uses hanging feet as an overhead floor. There is a retaining structure, according to the height of more than 2.20 meters of the peripheral horizontal area calculation. ..

15) For telescopic houses, if they are connected indoors, expansion joints should be used to calculate the construction area.

2. What is half of the building area?

1) Half of the horizontal projection area of covered and columnless verandah, eaves gallery and sweeping roof.

2) In the canopy, carport, shed and platform with single-row columns, the area of independent columns is calculated as half of the horizontal projection area of the top cover.

3) The area of the unsealed balcony is calculated as half of its horizontal projection area.

4) There is a roof outside the building, and the area of corridor and eaves gallery without columns is calculated as half of its projected area.

5) The overhead corridor with roof between buildings shall be calculated as half of its projected area.

3. What are those who don't calculate the building area?

1) Vacant wall components and artistic decorations, such as columns, cribs, columnless awnings, overhanging windowsills, etc.

2) Outdoor ladders for maintenance and fire fighting.

3) Roof water tanks without enclosure structure, roofless platforms (terraces) on buildings, swimming pools, etc.

4) Independent chimneys, oil tanks, oil (water) storage tanks, underground civil air defense trunk roads, branch lines and other buildings.

5) Overbridges and platforms with curtains and scenery hung on the stage and backstage.

6) Operating platform, feeding platform inside and outside the building, and platform for placing boxes and cans in the building space.

4. Which public areas should be shared?

Common public parts include indoor and outdoor stairs, internal and external corridors, public foyer, passageway, elevator, power distribution room, equipment floor, equipment room, structural transfer floor, technical floor, air-conditioned room, fire control room, guard on duty serving the whole floor, garbage room in the building, stairwell with closed roof, elevator room and water tank.

5. What public areas can't be shared?

The public parts that cannot be shared are motor vehicle garages, non-motor vehicle garages, public open spaces, urban public corridors, arcades along the street, and underground fire shelters. The power distribution room of the whole building; Civil air defense basement and underground garage, underground equipment room, etc.