2065438+On August 26th, 2009, the 12th meeting of the 13th the National People's Congress Standing Committee (NPCSC) voted and passed the Decision on Amending the Land Management Law. This revision mainly focuses on the reform of rural land system, and has made a breakthrough in breaking the collective construction land into the market and creating a unified urban and rural construction land market.
The new Land Management Law deletes the stipulation in Article 43 of the original Land Management Law that "any unit or individual needs to use land, and must use state-owned land", and clarifies that rural collective construction land can be directly used by units or individuals other than rural collective economic organizations through transfer or lease, as long as it conforms to the plan and is registered according to law, and with the consent of more than two-thirds of the members of the collective economic organization, and "the right to use collective construction land obtained through transfer or other means can be transferred.
This revision officially kicked off the construction of the urban-rural unified construction land market, which not only broke the bottleneck of land resources in the period of "stock development", but also changed the pattern of land element flow and land use distribution in urban and rural areas. The revised "Land Management Law" released the new vitality of real estate development from the system, and cleared the important institutional obstacles for Lv Wen Yang Kang real estate project to revitalize the existing land.
Market opportunity: the golden period of the integration of culture, tourism, recreation and health
With the arrival of the aging population and the upgrading of residents' consumption, China people's consumption demand for big health is rising, and the market of cultural tourism, vacation, health and pension industry is expanding, which correspondingly drives the rapid growth of the characteristic real estate market. By the end of 20 18, the population aged 60 and over in China had reached 249.49 million, accounting for 65.438+07.9% of the total population, which was close to the social standard of moderate aging of 20%, an increase of 8.59 million or 0.6% compared with 20 17. Among them, the population aged 65 and above166.58 million, accounting for 1 1.9% of the total population, an increase of 8.27 million or 0.5% compared with 20 17. It is predicted that China will enter a severely aging society in 2030 and reach a deep aging in 2050. The rapid arrival of the aging era has spawned a large number of demand for old-age services; On the one hand, the shortage of young labor force leads to the widening gap of social pension ability; On the other hand, the existing public pension facilities are in short supply, and the quantity and quality seriously lag behind the needs of economic and social development. Commercial pension facilities have become an inevitable choice to make up for shortcomings.
At the same time, with the prominent ecological environment problems in China's big cities, the accelerated pace of life, the increasing pressure on office workers, the sub-health of the major labor groups and major consumer classes, and the limited leisure time, the consumer demand for high-quality ecological medical care, medical rehabilitation, healthy sports, agricultural sightseeing, rural experience, etc., especially the corresponding service demand in the surrounding areas of cities has exploded. According to market research, China Housing Think Tank estimates that the total population of 10 cities (including Beijing, Shanghai, Shenzhen, Guangzhou, Chongqing, Chengdu, Tianjin, Wuhan, Suzhou and Hangzhou) with GDP exceeding one trillion in China has exceeded1700 million, and the tertiary industry accounts for more than 60% on average, and the demand for cultural tourism and health care services for the elderly is not less than 200 million. The total population of the 20 planned metropolitan areas in 2020 will reach 700 million, and the middle-income group will be nearly 400 million. According to the national social consumption growth rate of 9% in 20 18, and considering the upgrading trend of consumption structure, the consumption market scale of cultural tourism and health care services in China will reach 10 trillion ~ 15 trillion yuan in 2025.
The combination of the opening of huge market space and the transition period of the real estate industry has opened a rapid growth channel for the real estate market in Yang Kang, Lv Wen. Clear thinking, accurate feature positioning, meeting the consumption expectations of urbanites, and customized and high-end integrated formats of culture, tourism, health and wellness are becoming the forefront of the current trend. According to the incomplete statistics of China Housing Think Tank, by the end of 2065438+June 2009, there were more than 1200 Lv Wen Yang Kang concept real estate projects being developed by listed real estate enterprises nationwide.
Policy Opportunity: Full Implementation of Healthy China Strategy.
The 19th National Congress of the Communist Party of China pointed out that the main contradiction in our society has been transformed into the contradiction between the people's growing need for a better life and the unbalanced development. In recent years, the central and local governments have issued a series of policies to promote industrial development and guide social investment, so as to meet the challenge of aging and meet the escalating demand of China people for health, leisure and medical care services. Especially in the health care industry, under the guidance of the "Healthy China" strategy, a gradual policy arrangement has been made.
A series of policies reflect China's active response to the aging population, the development of health industry, the promotion of the combination of medical care and nursing care, the encouragement of private investment in the fields of old-age care and medical care, and the provision of supporting policies in terms of land use, the construction of old-age care facilities, the combination of medical care and nursing care, and financial support, which provide an increasingly perfect internal and external environment for the development of leisure tourism industry.
With the double benefits of market demand and policy support, many concepts related to cultural tourism and healthy tourism have attracted much attention from the market and capital. Zhong Fang think tank thinks that the real estate in Yang Kang, Lv Wen in the new era belongs to the concept of "modern real estate industry plus", which is based on the deep integration, related configuration and industrial chain reshaping of traditional health industry, leisure industry, cultural industry and tourism industry. It accommodates a variety of property forms with the concept of modern cultural tourism design, and builds a carrier through landscape remodeling, spatial pattern combing and resource element integration of real estate development projects. Furthermore, with the idea of integrating China's traditional health care concept with modern medicine, and taking "leisure, vacation, health care, old-age care and health care" as the core functions, we can realize a high-level real estate industry form that provides comprehensive, customized and targeted physical and mental health care services for specific groups, including the elderly and people with high work pressure.
Development format: five typical project models
At present, the internal and external environment of national development and the policy trend of real estate have undergone profound changes. The real estate industry in China is experiencing the transition period of development mode, the differentiation period of industry scale and development path, the risk period of increasing uncertainty and the opportunity period of new growth point. Under the "four-phase superposition", transformation breakthrough has become an inevitable choice for housing enterprises; Driven by some industry leaders who are highly sensitive to the market, many housing enterprises have shown the trend of "de-real estate". In addition to completely transforming high-tech fields such as big data and artificial intelligence, most housing enterprises are aiming at the modern service industry, and the new format of Lv Wen Yang Kang Real Estate is one of the main concerns. At present, large real estate developers such as Wanda, Evergrande, Sunac and Poly have laid out in areas with scarce resources, built Yang Kang real estate projects with ecological resources, cultural tourism and healthy old-age care as their selling points, and explored the "Yang Kang+cultural tourism+real estate" model with its own characteristics and brand effect. At the same time, it is also combined with the concepts of ecological protection and precise poverty alleviation to enhance the corporate social image. At present, Yang Kang real estate projects developed and operated by domestic real estate enterprises can be divided into five categories.
Among them, health care projects are the most typical. Take the project of Chengdu Wenjiang International Medical City investigated by Zhong Fang think tank as an example. The medical city covers a total area of 65 square kilometers, including three areas: medical service area, rehabilitation area and commercial supporting park. It not only provides modern and thoughtful health and leisure services for citizens, the elderly and social groups, but also provides high-level medical services for middle-and high-income people in the west and foreigners who live for a long time, integrating medical treatment, eco-sightseeing, leisure tourism, international exchange and other functions. Take Lianzhong Group's urban Xianju project as an example. Lianzhong Group has laid out beautiful countryside all over the country, built holiday properties around rural scenic spots, integrated rural tourism with rural apartments, provided professional rural holiday services for urban families, and satisfied the spiritual desire of urban people to return to the countryside.
Development carrier: the only way for Lv Wen Yang Kang+rural construction land.
Lv Wen Yang Kang Real Estate should not only integrate the medical resources for the aged, excavate and cultivate the characteristic culture, but also obtain the land use right of the project, which is also a core key to its business development. Due to the shortage of land supply in large and medium-sized cities under the control of national planning, it is a breakthrough to develop rural complexes such as cultural tourism, vacation and leisure by using rural land resources, especially stock land resources. On the one hand, the countryside is located at the boundary of the city and is the largest natural ecological space of the city. For urban consumer groups, the countryside has a good natural ecological environment, rich cultural tourism resources and convenient transportation location conditions, and naturally has the advantages of developing pastoral tourism, leisure and entertainment. On the other hand, at present, China's spatial planning is gradually shifting from expansionary planning to the planning of defining urban boundaries and optimizing spatial structure. Delineate three bottom lines: ecological red line, permanent basic farmland and urban boundary, and strictly control the scale of new construction land. The expansion of urban boundaries is limited. As the largest source of land resources in the city, rural areas are the main potential land to undertake the effective demand of the city. The development of cultural tourism revival projects such as characteristic towns and rural complexes requires a lot of land resources, but the incremental construction land is limited. Therefore, it is the only way to develop rehabilitation, folk customs and rural tourism by using idle rural land resources such as idle homestead and inefficient construction land.
Four major influences: opening the market and creating opportunities.
The impact of the revision of the Land Management Law on the real estate development in Yang Kang, Lv Wen is mainly reflected in the following four aspects.
One is to simplify the land acquisition link of Lv Wen Yang Kang real estate project and reduce the land acquisition cost. From the perspective of land acquisition, according to the provisions of the current land management law, the use of rural collective management construction land for the development and construction of Yang Kang projects must be levied as state-owned construction land before land acquisition and development and construction. According to the new "Land Management Law", rural collective construction land can directly enter the market, and the land circulation link is further reduced, which is beneficial to the developers of Lv Wen Yang Kang project to obtain land resources at a lower time cost than before. In addition, the landing of Lv Wen Yang Kang project can solve local employment and improve local infrastructure, and developers can obtain the land for the project at a lower land cost through negotiation.
The second is to enhance the confidence of enterprises to invest in Lv Wen Yang Kang real estate, and the industrial scale will be further expanded. At present, rural areas such as counties, townships and towns are the first choice for real estate developers to develop projects in Yang Kang, Lv Wen. After the obstacle of land expropriation system was removed, it provided a legal basis for Lv Wen Yang Kang real estate to obtain the right to use construction land, enhanced the confidence of real estate developers and other investors in the rural land market, and stimulated the developers' willingness to invest in the layout of Lv Wen Yang Kang industry. Especially in the context of rural revitalization strategy, new formats such as holiday-style homestay, leisure agriculture and rural medical care that are adapted to the production and living ecology and integrated with workers, peasants and urban areas will gain more opportunities.
Third, increase land acquisition channels to ensure industrial land in Yang Kang, Lv Wen. The land collectively owned by farmers has low cost and good natural ecological environment, which is very suitable for rehabilitation and residential projects. The revision of the Land Management Law has increased the supply of rural construction land, which is in line with the land demand of Lv Wen Yang Kang real estate. Many developers have begun to explore the use of rural collective construction land for real estate development in Yang Kang. For example, Han Jing Industry won the collective management construction land in Pidu District of Chengdu by auction, and won two plots with RMB 6.5438+07733 million and RMB 6.5438+04902 million respectively. It is planned to carry out planning and construction according to the old village to develop a healthy old-age care industry. Another example is the Herbal City Project in Beiliu, Guangxi, which is located in the west of He Huixian Park in Beiliu. It is a comprehensive project integrating tourism, medical care, commerce and residence. Nanyao Science Park is one of the supporting projects of Baicaotang. Gancun and Jiudai villages in the project area entered the market through rural collective construction land, which guaranteed land for some herbal town projects.
Fourth, it opens the way for enterprises to enter the rural market, which is helpful for rural cultural tourism and health care industry to upgrade and enter new formats. Although the development of commercial housing is strictly prohibited in rural collective construction land (involving the disposal of existing small property houses, farmland protection and other issues), it can be used as commercial operation and service land after entering the market, which is conducive to improving the comprehensive utilization efficiency of urban and rural land resources, increasing farmers' property income, and also promoting the upgrading of rural industries and the entry of new formats, and promoting the growth of related formats such as health care. Taking Pidu District of Chengdu as an example, as one of the 33 pilot projects of rural land system reform in China, the district has completed more than 350 mu of rural collective construction land, which has promoted the development of more than 60 pension centers, creative agricultural bases and farming experience parks, and the relevant village collectives and individuals have obtained land income of/kloc-0.7 billion yuan. The reform and exploration of the homestead system can also be coordinated with the development of real estate projects in Lv Wen, so that farmers who have settled in cities can voluntarily withdraw with compensation and vacate a certain amount of construction land as the carrier of rural tourism revival projects, which is not only conducive to increasing farmers' property income, but also conducive to the development of Lv Wen revival real estate projects. The comprehensive development model of "agriculture+cultural innovation+new countryside" will make a big breakthrough.
In the future, with the implementation and in-depth development of China's new land management law, under the premise of controlling the total amount of rural construction land and not occupying permanent basic farmland, the vitality of rural stock construction land will be fully stimulated to support the integrated development of rural leisure, tourism, pension industry and rural tertiary industry, and Yang Kang real estate will develop in a more mature and diversified direction in the future.