第一章房地产开发与经营概述

1、第一章房地产开发与经营概述in this paper, by sharonl97909 contributiondoc documents may have a poor browsing experience at the wap end. it is recommended that you choose txt, or download the source file to the native view.chapter i. real estate development and operationfocus: focus: the definition of the concept

2、and characteristics of real estate, real estate development, real estate business definition difficulties: the difficulty content: real estate development and operation procedures real estate is a very special commodity, it is not only a kind of important factors of production, and people living nec

3、essary consumer goods before the development and operation of real estate, the basic properties of real estate must be understood the basic properties of real estate products can be understood in two ways: (1) the concept and characteristics of real estate: (2) the real estate market the first secti

4、on analysis of the characteristics of real estate commodities and real estate market bibliography: bibliography editor-in-chief xingyaping real estate development and management economic science press a, real estate commodity characteristics and economic characteristics of the (a) the con cept of re

5、al estate gen erally speaking, the real estate is the floorboard of the real estate and real estate, the housing and land property. in material form, real estate is made up of buildings and structures of land and land, and the property is inseparable; in economic form, the economic content and movem

6、ent of real estate have inherent integrity and inseparability. real estate and is often referred to as ，zreal property" (real estate), real estate is to point to cannot move on or not, or will change after moving its original shape or lose their original value, this is decided by the immobility

7、 of land position. the fixation of the position of the land determines the immobility of the buildings and other attached objects on the land. in economic relations, real property is a property property that is subject to legal confirmation and guarantee for land and buildings property refers to bui

8、lding products and their ownership on the ground or underground, while also including other rights prescribed by the ownership or law property is to point to by developing the use of land available for building and associated with the land rights and interests, including land ownership and governmen

9、t legal and valid period of the land use right the connotation of the property rights in our country mainly refers to the right of land use, which is the right of non-landowners to legally use the land. (2) the quality of the property of the real estate and the fixed position of the position the imm

10、obility of the land leads to the immobility of the house as a result of the real estate location fixity, so that people can，t to real estate transfer between different markets, the real estate on the space does not constitute a complement each other, competing relationship long-term usability. becau

11、se the land has permanent, and the structures on the land a long service life, less is several decades, many hundreds of years, so relative to the general goods, have long-term to their use because the real estate has a long usability and fixed position, makes itself become a quite ideal mortgage co

12、llateral, therefore, the real estate industry is relatively easy to secure long-term financing that is the upside when an area for a variety of reasons gradually lose their weight to sex, some real estate holders will reduce or even stop the existing real estate maintenance or updates the value of r

13、eal estate in the area is reduced this phenomenon is most commonly seen in the early developing regions of the metropolis high value expensive prices, relative to other goods, make it impossible for many to enter the property market in terms of housing, high housing prices make many people unable to

14、 enter the market, and the vast majority of buyers to enter the housing market, it must rely on iong-term debt as a result, the housing market has been affected by the high cost of financing and the availability of real estate loans 4, heterogeneity real estate is different from general commodity go

15、ods, because of the immobility of location and topography, terrain and other factors, makes each piece of real estate goods is unique people can build two structures, shapes, and decorate completely.but because of built in different locations, in different environments, the land of the two buildings

16、 of support is different, therefore, the two buildings are still different. 5, finiteness the supply and demand of land are limited(3) the economic characteristics of the real estate are of a dual economic identity it is both a consumer product and a capital asset like a house and a hote1.high inves

17、tment value characteristics the amount of investment in real estate is huge engaged in real estate development, need to buy land for the construction of infrastructure, land acquisition, demolition, some will go to the land for redevelopment, and then can start to build houses. not only is the produ

18、ction cycle long, but also the land price and the construction cost of the building is very high, so there is a lot of investment to be made 3, regular sex the fixity of the location of the real estate space has allowed the interadaptability of supply and demand to be restricted to certain market ar

19、eas the property market mainly refers to the local market, which is a regional market meanwhile, supply and demand in regional markets may not be affected fight inflation. inflation tends to be caused by excessive consumption, higher costs, and excessive currency issuance real estate belongs to cons

20、umer goods, which are also assets, and its value rises with the rise in prices at the same time, income generated by renting is usually adjusted for inflation. from this perspective, property，s ability to fight inflation is better than stocks and bonds there is a cross elasticity between real estate

21、 products the cross elasticity here refers to the cross elasticity of price, which is used to illustrate related itemsexy 二 a qx/qx a px/pxthe interaction between price and quantity demanded or quantity- supplied .the relation can be expressed in the above formula where x and y represent two related

22、 items, q and p represent quantity and price the main points are complementary and alternative relationships. usually, in terms of requirements, the two products have a side cross elasticity such as residential real estate prices dropped, leading to increased demand for housing, and then have the ex

23、tension of other real estate demand increase, such as retail business activity, recreational facilities, etc，so the demand for commercial building, entertainment facilities such as real estate will increase. therefore, under the condition of its he remained unchanged, with residential real estate pr

24、ices fell, the other real estate rise in dema nd for goods, not only has a negative cross elasticity 6, being influeneed by the outside world this refers to the inalienable connection between real estate and the surrounding environment the main expression is: first, the real estate projects in certa

25、in areas influence each other as noted, residential real estate and commercial real estate are mutually reinforcing. second, real estate has a strong dependence on municipal facilities and various social functions if the traffic is convenient, water, electricity, gas, sewage, whether unobstructed, s

26、chools, hospitals, post and telecommunications, fire control facilities and security conditions, etc，are directly affect the value of the property. (4) the physical characteristics of real estate described above the goods characteristic of real estate has been involved in the physical characteristic

27、 of the real estate, namely: the immovability, with resistance, heterogeneity and the limitation of land supply. the immovability of estate, the durability of these two physical characteristics make real estate itself becomes the ideal mortgage collateral, therefore, the real estate industry are mor

28、e likely to become long-term financing the heterogeneity of real estate makes property prices vary widely, and the use of real estate goods is tightly controlled by location. in the case of real estate transactions, we should go to the field and not take samples due to the fixed land position, the s

29、upply of land is limited second, the real estate market and its characteristics (1) the concept and structure of the real estate market 1, the concept of the real estate market from the narrow sense, the real estate market is the place with real estate as the trading object; in the broad sense, the

30、roomthe real estate market refers to the sum of the economic relationship between an exchange and a real estate transaction. the structure of the real estate market can be divided into different levels or parts according to different criteria first, the real estate market can be divided into the mar

31、ket and the rental market the real estate market is also called the property right market the property rental market is the right to use the tenant for only a certain period of time, not the transfer of property right second, according to the real estate department, each link divides the real estate

32、 market, can also be divided into the real estate development market, the investment market, the intermediary service market, and so on. again, according to the size of the area of the real estate market, it can be divided into regional real estate market, domestic real estate market and overseas re

33、al estate market however, the basic classification method of the real estate market is divided into three grades: the real estate market with the property of state monopoly, real estate is in vertical circulation. the government，s transfer of state-owned land use rights is typical of the real estate

34、 market a secondary market for real estate with the property of operation, the property is transversely circulated a property developer sells a commodity house as a typical secondary market activity. third market in real estate with the property of consumption and operation, the real estate is in la

35、teral circulation. the buyer of commodity house to buy commercial house to retransfer is a kind of typical real estate grade 3 market behavior（2） the characteristics of the real estate market of the real estate market as a kind of market type, like other markets affected by the laws of supply and de

36、mand, at the same time, it has its own particularity, the characteristics of the real estate market can be roughly divided into the following points. 1, the real estate market, the local real estate goods (local) location is not moving, so the real estate market has regional, local, and could not fo

37、rm the unity of the national and even international markets the immature real estate market in the real estate market is not fully developed we call it the market. the lack of information is one of the hallmarks of the housing market in many other markets, commodity prices are priced and transaction

38、s are made public but in the real estate market, the buyer or the seller may often don，t understand the market, the lack of necessary knowledge and information, products and are often the only, because of the price change is not clear, and there is no unified price level: even many real estate tradi

39、ng and pricing is done quietly and depends largely on the friendship relation between both parties mutually, this deal also often can，t reflect the real value of the estate 3, the professionalism of the real estate market for real estate transactions require various professional knowledge, such as l

40、aw, engineering, valuation, settlement, marketing and other aspects, such as instructions, so people must turn to when trading all kinds of professionals and professional organizations 4, the real estate market by the laws and regulations of the government，s direct regulation and intrusive other mar

41、kets are also accept the government's management, but in the operation of market economy, the government in general, not the needle on the market specific laws to direct the flow of goods and its trade regulation and intervention. however, the state has formulated specific laws, regulations and

42、regulations to manage the land and housing transactions in the real estate market the reason is the investment, development, operation and management of real estate, which has great influenee on the national economy and the planning and construction of the city in addition, real estate is an importa

43、nt property of the real estate sales, leasing, donative, exchange, inheritance and mortgage, etc， should be legal basis from law, legally do indeed to protect investors, property right and the use of all aspects of the interest all in all, the development and management of the real estate market sho

44、uld be in accordance with the relevant lawsthe concept of real estate development and management in the second quarter a concept, the concept of real estate development (a) the real estate management law" article 2: the real estate development is to point to in in accordance with this law on th

45、e state-owned land use right of land for the construction of infrastructure, housing behavior 1, the object of the real estate development of infrastructure construction on land development and civilian residential, commercial, industrial general factory of housing construction. 2, real estate devel

46、opment objective is to achieve a certain benefits, including the development of the main body of economic benefits, due to meet the social need of social benefits and environmental benefits of due to a change of scene the premise of real estate development is to obtain the right to use state-owned l

47、and real estate development must abide by relevant laws and regulations. real estate development refers to the general term of land development and construction activities that are pursued in accordance with relevant laws and regulations. (1) the scale of development: single development and comprehe

48、nsive development; in the nature of development: the development of the new area and the renovation of the old town： development: land development and building construction. two, the concept of real estate management concept: （a） 1, generalized: refers to all through conscious, in a plarrned way the

49、 behavior of the economic activity to obtain economic benefit for the real estate field, including real estate development, trading and relevant service activities. narrow: refers only to real estate transactions and related activities, including housing and urban land management（2） the difference b

50、etween real estate development and real estate management: 1, in the different stages of the market operation of the real estate project; the subject is not exactly the same the scale of investment in real estate development and operation is increasing. （2） real estate development enterprises are ex

51、panding（3） property goods are increasingly diversified（4） the relevant industries have been developing continuously.section 3 the program of real estate development and operation, mcmillers， 8 phase model of real estate development, the investment idea developers are exploring potential investment o

52、pportunities and quickly determining their viability, based on a deep understanding of the local property market and a large amount of information. refine investment ideas the developer is looking for the development land that may realize its development idea, through the technical feasibility study

53、, the preliminary determination of the development site; developers with potential customers, banks, partners and relevant professional contact, make a preliminary design scheme, the study on the feasibility of access to land for development carry out feasibility study. developers for a formal marke

54、t research, estimate the market absorption rate, according to the estimate of costs and prices for feasibility study, the relevant development plan to submit the relevant government departments, from the legal, technical and economic aspects comprehensive judgment, the feasibility of the project. co

55、ntract negotiation developers according to the customer demand characteristics of market studies to determine the final design scheme, began to contract negotiations, get loans written commitment, determine the general contractor, determine the rental scheme, for the planning of the government, etc

56、sign a formal delegation agreement developers with the relevant parties to sign the contract, including cooperative development agreement, construction loan agreement and long-term financing, land transfer or transfer contracts, construction contracts, insurance contract and advance rent (carry out)

57、 or equivalent implement the construction of the project developers, according to cost management by the budget approved by marketing and engineering change, put forward by the development team construction disputes, payment due to the implementation of schedule management project completion and ope

58、ration. the developer group property management team, marketing activities, by the government，s permission, access to the municipal facilities, organization tenant occupancy, repay construction loans, and ensure the long-term financing in place manage real estate assets on the one hand, the property

59、 owners are engaged in property management, renovation and marketing, so as to extend the economic life of the property and improve the quality of the assets. on the other hand, property investors include property in their portfolios,implement asset management and portfolio management second, the domestic real estate development and operation procedures in our country, the real estate development and management program is roughly divided into eight stages: 1, the establishment and development of enterprise financin