What do you know about real estate?

Real estate is a general term for real estate and real estate. It consists of land and buildings and structures on the land. It is also called real estate in economics.

Second, the concept and classification of real estate

Real estate: refers to land assets that can bring benefits to the obligee or meet the obligee's work or life needs.

Attribute type:

L Residential land: refers to residential building land in residential areas, as well as roads, greening and related public building land related to buildings.

Industrial land: mainly refers to industrial production land, including factories, power facilities, warehouses, special railway lines, health protection areas, etc.

L Warehouse land: refers to the land specially used for storing all kinds of living materials and production materials, including national reserve warehouses, regional transit warehouses, domestic supply service warehouses and dangerous goods warehouses.

L Traffic land: refers to the land for urban external traffic facilities, including railways, highway lines and related protected areas.

L Municipal land: refers to the land used for the construction of various public infrastructure, including urban water supply, drainage, roads, bridges, squares, electricity, telecommunications, heating and other infrastructure.

L commercial service land: refers to the land that provides various commercial and service industries for the whole city or community. Including shops, supermarkets, banks, restaurants, entertainment places and so on.

L * * * Greenland: refers to the real estate occupied by parks, forest parks, roads and green belts in the downtown area. This kind of land is mainly used to improve the urban ecological environment and provide residents with a place to rest.

Land for educational, scientific, cultural and health facilities: This kind of land includes all kinds of real estate such as universities, primary and secondary schools, independent scientific research institutions, experimental stations, stadiums, health and medical institutions.

L Port and dock land: mainly real estate for freight, passenger terminal, civil airport and other purposes.

L military land: refers to the land provided for military activities and belongs to special land.

Other land: other urban land that does not belong to the above project, including cultivated land, pasture and open space on the edge of the city.

Third, the concept and division of land ownership.

Land ownership: refers to the right of land owners to possess, use, benefit and dispose of the land they own within the scope prescribed by law.

Land ownership can be divided into: state-owned land and collective land.

State-owned land: refers to the land owned by the state or the whole people. The state is the only subject of state-owned land ownership, and the land-using units or individuals only have the right to use state-owned land, but have no ownership.

Collective land: land owned by rural residents' collective economic organizations, and the main body of collective land ownership is rural residents' collective economic organizations.

Fourth, the classification of real estate.

Residential category: it can be subdivided into ordinary houses, senior apartments, garden villas, etc.

Production house: refers to the house used by various material production departments as the basic production factor. Including factories, warehouses and laboratories used in production activities such as industry, transportation and construction.

Office space: refers to the houses where government administrative departments, institutions, social organizations, enterprises and companies handle daily affairs and engage in social and economic activities to provide services, also known as office space.

Other buildings: houses for various purposes other than the above-mentioned buildings, such as houses for foreign institutions in China, religious houses, etc.

Verb (abbreviation of verb) classification of real estate ownership

Possession: the actual holding and control of the house is a prerequisite for the use of property.

Right to use: refers to the right to use property to meet people's needs in production and life according to its performance and purpose.

Income right: refers to the economic income or benefits obtained by ownership, such as the rent charged by the owner of the house for renting the house.

Disposition right: the right to decide the actual legal existence form and movement direction of property. Only the owner of the property has the right to dispose of it.

Real estate development

The whole process of a real estate project development generally includes 10 stages.

(A) the developer's development concept is the starting point of the whole real estate project development.

Under the condition of market economy system, development concept is the most critical work for real estate developers. Judging from this work, the whole real estate project development has entered a state. Whether the development idea accurately reflects the market demand will determine the success or failure of the whole real estate project development in the future. This requires real estate developers to seriously study the changing trend of the real estate market, determine the development prospects of different lots and grasp the market demand of different projects.

(2) Feasibility study is the second step of real estate project development, and it is also a very critical step.

Developers have put forward an idea, but whether this idea has a real market prospect still needs feasibility study. Feasibility study is an essential stage of real estate project development. Whether the government approves the project and whether the bank agrees to give financial support needs to refer to the results of the feasibility study. The feasibility study may have two results: first, the feasibility study shows that this idea is not feasible, so even if the developer disagrees, the whole process of project development will actually end; Secondly, the feasibility study shows that this idea is feasible, so the project can go to the final stage without accident. At present, the phenomenon of ignoring feasibility study or treating feasibility study as a trend in China is still quite strong in the field of real estate project development, which has caused a series of consequences such as high vacancy rate and needs to be paid attention to by the government.

(3) Applying for project land is the third step of real estate development, and it is also the first step to formally start project development.

Land is the foundation of all buildings, and applying for land is the first step of real estate development. In China, land resources are extremely scarce because of the large population and small land. For many developers, land acquisition is the most critical step. With land, all the conditions for development are met. With land, there will be no worries about projects and money. Therefore, all kinds of corruption incidents emerge one after another in the land market. China initially stipulated that land could be acquired in two ways: allocation and transfer. Excessive allocation of land has impacted the normal operation of the land market. At present, only a few cases can obtain allocated land, and most of the land is obtained through transfer. But it is actually the main way to obtain land from the original land users (that is, state-owned enterprises and institutions that originally occupied state-owned land). After the developer has obtained the specified service life of the land use right, he should go to the construction administrative department for the record and get the real estate development project manual.

(D) Project design is the fourth step of real estate development, and it is also an important step related to whether the project meets the market demand.

According to the scale of the project, the specific workflow is also different. For large-scale real estate development projects, it is generally divided into three specific steps: scheme design, preliminary design and construction drawing design. The scheme design embodies the design requirements of building layout, functional zoning, facade modeling, spatial scale, building structure, environmental relationship and so on. The preliminary design should be based on the scheme design, and put forward the design standards, basic forms, structural schemes and design schemes of various disciplines. The preliminary design document shall include four parts: general design specification, design drawings, list of major equipment and materials, and project budget. The construction drawing design is a more detailed design based on the preliminary design, including the dimensions, layout and main construction methods of various parts of engineering equipment; It is also necessary to draw complete and detailed building and installation drawings and necessary text descriptions. Before planning and architectural design, developers need to declare the planning and design conditions to the competent department of city planning administration, so as to obtain the notice of planning and design conditions (mainly stipulating the planned construction land area, total construction area, floor area ratio, building density, greening rate, red line distance of building concession, building control height, number of parking spaces, etc.). ). According to the notice of planning and design, the real estate developer entrusts a unit with planning and design qualification to complete the scheme design, and then submits the scheme design application form, scheme design and its instructions and other related materials to the competent department of city planning administration for review, and after confirming that it meets the planning requirements, issues a planning permit for construction land. After the scheme design is approved, the preliminary design can be carried out. The competent department of city planning administration shall review the preliminary design scheme of the construction project and confirm that it conforms to the planning and design points before the construction unit can carry out the construction drawing design. The competent department of city planning administration shall, after passing the examination of the construction drawings and related materials, issue the construction project planning permit.

(5) Land requisition, demolition and resettlement is the fifth step of real estate development and the first step after obtaining the land use right.

After obtaining the construction land planning permit and the construction project planning permit, land acquisition, demolition and resettlement must be carried out. Developers also need to go through the relevant formalities in the land management department. The land management department shall, according to the land use right certificate of the real estate developer and the construction land planning permit, delimit the site scope on the spot. Developers can only carry out the land acquisition and demolition plan within the designated scope.

(VI) Raising funds for real estate development is the sixth step of real estate development and the most important work after land acquisition, demolition and resettlement.

Most real estate developers have basically spent their own funds after obtaining the land use right. How to get the real estate development funds needed for further development has become the most important work for real estate developers. Developers need to make a plan for the use of funds, and then determine the amount of funds to be raised on this basis. Then through the choice of various financing schemes, the reasonable financing scheme is determined. At present, there are few financing channels for domestic real estate developers, which are basically loans from commercial banks. Real estate development is a high-risk business activity. Once the investment fails, it will be implicated in the banking system. Recently, the People's Bank of China has greatly raised the loan threshold for real estate developers, which will curb some overheated real estate investment in China.

(7) Bidding for construction projects is the seventh step of real estate development, and it is an effective method to select suitable contractors and supervision units.

The bidding system of engineering projects is one of the major reform measures in China's engineering construction market. Through bidding, real estate developers can first choose the right project contractor to ensure that the project investment does not exceed the budget, the quality meets the design requirements, and the construction period reaches the expected goal. After determining the project contractor, the real estate developer also needs to select a suitable supervision unit through bidding in order to supervise the construction project.

(8) Construction is the eighth step of real estate development, and it is also a key step for the project to be completed on time and with high quality.

In order to ensure the organization of construction in accordance with the provisions of the construction project planning permit, the state stipulates that the competent department of urban planning administration must set out and inspect the line at the construction site, and can only break ground after obtaining the construction project development certificate from the competent department of construction administration. After employing the supervision unit, the main work of the project will be entrusted to the supervision unit, and the developer will only control the final management right, that is, maintain effective supervision over the supervision unit and dismiss the supervision unit if necessary. After the completion of the project construction, it must pass the comprehensive completion acceptance presided over by the administrative department of urban construction. If you can't pass the acceptance, you can't invest in the real estate market.

(9) Marketing planning is the ninth step of real estate development and the key step to realize economic benefits.

Developers of real estate projects can consider marketing the developed real estate projects when the development projects are about to be completed. Developers who meet the pre-sale conditions of government departments can carry out the pre-sale work of developed real estate projects while carrying out construction. Real estate marketing includes real estate market investigation, determination of marketing objectives and means, determination of sales methods, formulation of sales contracts, preparation of sales promotional materials, training of sales personnel, participation in necessary exhibitions, selection of advertising methods, etc. Even giving the project a nice name can play an extremely important role in the sales of commercial housing projects. Of course, the rental and sale of real estate development projects must be approved by the real estate administrative department and obtain a sales license.

(10) Property management is the last step and after-sales service of real estate development.