Real estate management also has broad sense and narrow sense. Broadly speaking, it is the sum total of all management activities of real estate enterprises to make scientific decisions on business objectives and achieve the determined goals. It includes all comprehensive management functions such as real estate investment, development, sales, leasing, maintenance and service. In a narrow sense, real estate management mainly refers to the management activities related to the supply and marketing of real estate products, especially focusing on sales activities. The above two concepts of real estate development and real estate management are generally explained from a narrow perspective.
According to different classification standards, there are many forms of real estate development.
1, according to the different contents of real estate development, can be divided into the above three forms:
(1) Comprehensive development. Refers to the whole process of commercial housing in this city from planning and design, land acquisition and demolition, land development, housing construction, completion acceptance to sales delivery. This is a systematic project of scientific organization, development, construction, management and service by the development company.
(2) Land development. It refers to the whole process of "three links and one leveling", which only deals with land acquisition, demolition and labor resettlement, and completes the leveling of water, electricity, roads and land. The difference between it and comprehensive development is that land development does not include the process of housing construction. Generally, after land development, the developed land will be transferred to the relevant units for housing construction through auction and bidding according to the current market price, and land development fees will be charged according to regulations.
(3) Housing development. It is the whole process of organizing housing design, construction, completion acceptance, sale and lease according to the requirements of urban planning after obtaining the land use right on the basis of land development.
2. According to the different ways of undertaking real estate development, it can be divided into the following three forms:
(1) independent research and development. That is, the real estate development company is responsible for the whole process from the feasibility study of this project, land acquisition and demolition to the completion and operation of the house.
(2) commissioned development. That is, the real estate development company accepts the entrustment of users or investment units, and carries out planning, design, demolition and resettlement, organization and construction according to the designated red line of land acquisition until it is completed and delivered to the entrusting unit. Development companies charge development management fees or contract fees according to regulations.
(3) Subcontracting development. That is, after accepting the development project, the real estate development company subcontracts the project to relevant professional engineering companies according to the company's own capabilities, project nature and project scale.
3. According to the different stages of real estate development, it can be divided into the following three forms:
(1) Pre-development. That is, all the preparatory work before the development zone breaks ground. Including the feasibility study of the development zone, site selection of the development zone, application for construction land from the government, land requisition, demolition and resettlement, planning and design, formulation of the construction plan, and "three links and one leveling" on the construction site.
(2) Medium-term development. That is, the management process of real estate. Generally, it includes housing construction, completion acceptance, housing sales, leasing, business objectives, business decisions, business methods and methods, as well as the professional management and comprehensive management of the comprehensive development company itself.
(3) Post-development. That is, after-sales service of the house. Including the maintenance and management of various buildings, structures and equipment installation after the house is sold or rented. Post-development is particularly important for solving users' worries.
First, the content of real estate management
Real estate business has a wide range and many contents. The main business contents are as follows:
1, real estate development and purchase. Development and purchase, although completely different in economic nature, are the starting point of an investment activity as far as operators are concerned, that is, from monetary funds to commodity funds. This transformation is completed through the purchase behavior. The purpose of buying is to sell. Therefore, it constitutes an important content and an indispensable link in real estate business activities.
2. Sales of real estate products. It is another important content in real estate business activities. Development and purchase are linked with production, and sales are linked with consumption, which makes commodity funds converted into monetary funds through sales, thus completing its circulation function. Therefore, sales, like development and purchase, is the most basic content in real estate management.
3. House exchange. In the case of underdeveloped real estate market and serious shortage of supply, changing houses is a supplement to buying and selling. In terms of its nature, it belongs to the circulation mode of barter exchange. But intermediary and consulting services are needed. Therefore, providing necessary places, information, intermediary and consultation in housing exchange has also become a content of real estate management.
4. Real estate trust and consultation. Entrusted consultation is a business and service activity carried out by real estate operators using their own advantages in technology, management, credit and information. Real estate trust is entrusted by property owners or property agents to manage real estate on their behalf. The contents of trust include agency construction, lease, sale, repair, escrow and other related businesses. Real estate consulting mainly provides consulting services on investment environment, market information, project evaluation, quality appraisal and measurement evaluation at the request of investors, consumers and real estate sellers. Trust and consultation are paid services, and operators get economic rewards according to regulations through business service activities, which also expands their business scope.
Second, the way of real estate management
There are many different views on the meaning of real estate business model. These different views are basically caused by two different understandings of property management: broad sense and narrow sense. We advocate studying the management mode from a narrow perspective.
In a narrow sense, the real estate business model mainly refers to the way of selling real estate products, that is, the way of selling and renting.
1, real estate sales management mode
Sales is the most common way of commodity management. As a commodity, the value of real estate products should be realized in this way. Real estate sales, usually have the following methods:
(1) According to different trading hours, it can be divided into spot and futures selling methods. Spot sales is the so-called on-site selection, and finally clinch a deal. After the results came out, the seller realized the value of the goods, and the buyer got part or all of the property rights. Futures trading refers to buying the so-called "uncompleted residential flats" and handing them over to the buyers after completion. Futures trading is generally used when the market supply is insufficient. The advantage is that buyers can get the guarantee of supply, and sellers can get the house payment in advance, thus accelerating the development and circulation of real estate. However, in the case of out of control, it is also prone to speculation in reselling.
(2) According to the transaction mode, it is divided into ordering, cash purchase and auction. Ordering is a way for the buyer to ensure the supply of goods. Pay a part of the deposit in advance, and then pay when the product is delivered. Spot purchase is a special transaction method that pre-estimates the reserve price of the property for sale when the new product is sold to the buyer after acceptance, or when the original property is sold or auctioned, and finally obtains the highest bid through bidding.
(3) According to the payment term, it can be divided into one-time payment and installment sales.
(4) According to the payment terms, it can be divided into parity sales and preferential price sales.
(5) According to the sales quantity, it can be sold in batch or single box.
2. Operation mode of real estate leasing
Rental is another basic way of real estate management and a special form of real estate commodity exchange. As far as its economic nature is concerned, it has four characteristics: first, it only transfers the right to use for a certain period of time without transferring ownership; Secondly, as a special form of real estate exchange, rent can only be fully realized after many exchanges. Thirdly, through leasing, although the buyer has not obtained the ownership of the real estate, he only needs to use a small part of the value of the real estate-rent, and can obtain its full use value within the prescribed time limit; Finally, leasing makes real estate products have both circulation and consumption, thus making them have the dual characteristics of circulation and consumption.
Real estate rental is divided into land rental and house rental according to the different business objects. Land lease is greatly influenced by the land systems of various countries. In China, because land is publicly owned, land leasing has become the only way of land management. The state stipulates that state-owned land can be sold with compensation and the right to use it can be transferred. The transfer of land use right refers to the behavior that the state, as the land owner, transfers the land use right to the land user within a certain period of time, and the land user pays the land use right transfer fee to the state. The transfer of land use right refers to the behavior of land users to transfer land use right again, including buying, selling, exchanging and giving. Therefore, the primary market of land circulation is monopolized by the government and flows to land users in one direction. As far as real estate enterprises are concerned, land lease is an act of transferring or re-transferring the right to use land, but the transferred land must be developed land or transferred together with the property rights of buildings on the ground. When the land is transferred together with the real estate, although the land is still the right to use, the house on the ground can be the ownership.
Real estate leasing needs to sign a contract, establish and clarify the lease relationship, as well as the rights and obligations of the lessor and lessee. Real estate rental occupies a large proportion in urban real estate management, and it is a business content and mode that cannot be ignored. The rental price of real estate rental mainly depends on the bank interest and house price in the same period.