1March, 979, Shenzhen was changed from county to city. In order to support the construction of Shenzhen, Huiyang District held a meeting to mobilize cadres to sign up for work in Shenzhen. Personally, I am competitive, and I like to accept challenges, register and approve.
One afternoon this month, we were pulled to Xinyuan Guest House of Baoan Party School by a car, and 32 people lived in two big rooms. At that time, the conditions in Shenzhen were very poor, with many slums and smelly ditches. The common people have a saying: mosquitoes fly to Shenzhen from the south.
After dinner in the canteen, leaders such as Party Secretary Zhang Xunfu, Mayor Jia Hua and Deputy Secretary Cao Xizhi began to speak and announced the appointment. I thought I was transferred to the post office as the director, but I was appointed as the deputy director of the Housing Authority, focusing on infrastructure. This is beyond my expectation. I immediately asked Cao Xizhi, deputy secretary, for adjustment. He said no, now that the infrastructure is open, you can stay in the Housing Authority. I said I wouldn't study or do it, and Cao said you should do it well and talk about it in ten months. At that time, the Housing Authority gave a clear task: within one year, more than 300 sets of 20,000 square meters of cadre dormitories should be built according to the housing standards for cadres at or above the provincial level.
When the leader arranges a task, he has to do it. We work in a two-story shabby house in the east gate, with the kitchen in the back and the office in the front. Although I am the deputy director, I am also a buyer. At that time, the construction team did not contract materials and asked us to supply steel, cement, red bricks and even sand from two local construction teams. I have to supervise the construction site and sometimes work as a porter. However, everyone's work enthusiasm is very high, and the workers are not enough to mobilize everyone to do it. They have all received strong support and the project progress is relatively fast.
The hardest thing at that time was money, 20,000 square meters! Shenzhen's local finance is very difficult, only about 30 million a year. Jiang, director of the Planning Commission, told me that I can only give you 500,000 yuan. How can I say so little? At least two million. He said you should take it first.
I once complained to my friends in Hong Kong that I had no money to build a house. A friend in Hong Kong said, You are a director, begging with a golden rice bowl. Why not turn land into gold like Hong Kong? I said, no, the law doesn't allow it. The Constitution clearly stipulates that land cannot be occupied, rented or bought or sold. It is illegal to sell land.
But the need to build a house is really urgent. Once, Zhang Xunfu and I went to inspect residents' houses. Some children go to school soon after marriage or have no tenants. There is a small house where three generations live, and the kitchen is in the corridor. To make matters worse, there is a stinking ditch downstairs, which is called "Shenzhen Longxugou"-houses have been built on both sides of the stinking ditch. I thought at that time, if land can be turned into money like Hong Kong, there are so many houses in Shenzhen, I don't know how many houses can be built.
At that time, the leaders of the provincial party Committee told us to take the policy side, so we thought of a flexible way, called compensation trade-we went out of the land, Hong Kong businessmen paid for cooperative housing, and the profits were shared equally between the two sides. After all, this is unconstitutional. In order to find some evidence, I also specially consulted Lenin, the "grandfather". In the "housing problem" section of Selected Works of Lenin, Lenin quoted Engels as saying: houses, factories, etc. At least in the transitional period, it shall not be used by individuals or cooperatives for free. Similarly, the elimination of private ownership of land does not require the elimination of land rent, but requires the transfer of land rent to society-although in a changed form. When I reported this idea to Zhang Xunfu, secretary of the municipal party committee, he also said that Marx and Engels also said in the Producers' Party Manifesto that "land is deprived and land rent is used for state expenditure". Please try it first. When the house was still on the drawing, the Hong Kong businessmen got all the building funds, and then I suddenly realized why they were willing to give us 85% of the shares.
After the news of cooperation with Hong Kong businessmen spread, the first contact with Hong Kong businessmen was Liu Tianjiu, who was also the first person to invest in Shenzhen by driving a bulldozer and riding a bicycle. The two sides hit it off. He asked us to draft a contract first, and he sent two engineers to talk about it. At that time, we were afraid to talk about real estate, so we drew up a two-page "compensation trade", and we asked the construction team to build it.
He sells it in Hong Kong, and it will be divided into three parts at first. But I learned beforehand that as long as there is land in Hong Kong, the bank will give loans, which means that as long as the land price is paid, the construction cost will be paid by the bank, so the land price cost accounts for 70% of the total real estate investment in Hong Kong. So I tried to test him: Sanqi can't. If you want to do it, then 85: 15, we take 85%, you take 15%. I didn't expect him to be very frank: good! That's it. Both parties signed the contract on 1980 1. On October 8th, 65438/kloc-0, Shenzhen Special Economic Zone Real Estate Company was established in Shenzhen, with me as the manager and five cadres and workers. The registered capital is four old bicycles, which were found in Zhuyuan when we developed Datouling.
Shenzhen originally promised a start-up fee of 40,000 yuan, but because of financial difficulties, the Housing Authority has no money. Later, Hong Kong businessmen borrowed HK$ 40,000 as the start-up expenses, and the office location was a bungalow, several desks, finance, cashier, two technicians, and later one worked as a secretary.
Shenzhen Special Economic Zone Real Estate Company is responsible for building houses in cooperation with Hong Kong businessmen. It's simple to take out the drawings during the Spring Festival. The contract is reviewed by the Foreign Affairs Office, and the land is zoned by the Planning Bureau. It was approved a day or two after submission. This is the first commercial housing community in China-Donghu Liyuan. The design drawings of the residential area have just come out and have not yet started, but Liu Tian has already started selling houses in Hong Kong, with an average price of 2,730 yuan/square meter, less than half of the property price in Hong Kong. Shenzhen has also promised a one-time payment, 15% discount, and at the same time provide housing for residents, each with about 3 hukou places.
I heard that more than 5000 people lined up to buy a house, and finally they had to draw lots to make an appointment, and they were sold out at one time. I have also been to the headquarters of Hong Kong Miaoli Real Estate Group Co., Ltd. for a field trip, and there are indeed many people waiting in line. In Shenzhen, you can buy a suite for 40 thousand yuan, while in Hong Kong, it costs hundreds of thousands and you are allowed to move. Of course, there are many people who buy it, including Hong Kong people, overseas Chinese, owner-occupiers and investors.
When the house was still on the drawings, the Hong Kong businessman got all the money to build it, and then I suddenly realized him.
Why are you willing to give us 85% of the shares? However, we also earned more than 5 million yuan that time, and we also realized the great role of land in the market for the first time. After selling the building, I once went to the overseas Chinese shop and saw an electric fan for sale. Some cadres said, isn't this what Liu Tian entered from Taiwan Province Province? Very cheap. I thought at that time: did Liu Tian just use the money from selling the house to buy and sell electric fans for profit? The second time I saw him, I tentatively asked: Did you take the money to sell the house? He also readily admitted: Yes, yes. I asked again, shall I share the money you get? He said: The contract does not stipulate whether the advance payment is yours or mine. You can't divide it until you solve it.
The two of us started quarreling for half an hour, and then we simply went to the mayor Jia Hua. It was past five o'clock in the afternoon when we arrived at his house. We talked about tofu while drinking porridge. Later, Liu Tian admitted that he should not touch the money. We also made a supplementary agreement: the money is public, and it should be deposited in banks managed by both parties, and accounts managed by both parties should be established. The signature of the designated personnel of both parties is valid and shall not be used before settlement. We used the word "compensation trade", which still caused great controversy. Someone publicly exposed: "There was a shocking traitorous case in Shenzhen."
198 1 year, the residential area was completed and occupied, and the first property management company in China was established according to the Hong Kong model. This community is a "starting point": the starting point of housing commercialization, mortgage loans, property management and so on. Seeing that HSBC and Nanyang Bank have benefited from this project, other banks in Shenzhen have also started this business.
Although we don't mention "real estate" and use the word "compensation trade", it still causes great controversy. 65438+1 October1As soon as I came back from signing the contract, a deputy director of the Housing Authority who caught the party and the masses told me: You are really courageous. This is unconstitutional. If there is a second "Cultural Revolution", you can't escape. Some cadres say that now Shenzhen cadres and residents have no houses, but your director of housing management is building a comfortable home for capitalists.
Public opinion also reacted strongly. Some newspapers published the origin of the concession in old China, implying that our "land lease" was a "concession". Someone publicly exposed: "A shocking traitorous case happened in Shenzhen", and someone named me personally. However, the provincial and municipal leaders supported us, especially after Deng Xiaoping and other central leaders came, they boarded the rooftop inspection of the BCC building, expressing their recognition of the Shenzhen market in this way, and my heart was much more practical. After "compensation trade" became "land use fee", the land was alive, but the management was also chaotic. Some leaders welcomed and criticized this, making this land a hotbed of corruption.
As soon as this was opened, many Hong Kong real estate developers came to Shenzhen to ask for cooperation, but compensation trade was not worthy of the name after all. With the support of Liang Xiang, the main leader of the Municipal Party Committee, we changed compensation trade into cooperative operation, and laid the foundation stone for Cuizhu Garden, Hubin New Village, Cuihua Garden and Friendship Building.
We came up with a solution: I take 80% for high-rise buildings and 20% for foreign investors; I get 70% for the lower floors and 30% for foreign investors. However, the real estate profit of "compensation trade" can only be obtained after the building is completed, and it will take two or three years; Cooperative housing, even if completed, can only be assigned to the house, can not get money. Far from being hydrolyzed, it is impossible to be thirsty. Especially when the Municipal Party Committee decided to develop Luohu, after studying in the city, it decided to enlarge the scale of real estate business, starting from 0.8 square kilometers and then increasing to 2 square kilometers, making great efforts to "seven connections and one leveling", and the funds were even more tense.
During the period of "seven connections and one leveling", Luo Changren was the chief commander, I was the deputy chief commander, and Ding Xuebao, deputy director of the Construction Committee, was in charge. Actually, I'm in charge. The estimated demand is10.50 billion yuan. where is the money to come from? We calculated an account, and the total benefit of development reached1.90 billion, but how can we get the money smoothly?
1In August, 1979, Wu Nansheng, secretary of the provincial party committee, organized a team to draft the Regulations of Guangdong Special Economic Zone with reference to relevant documents of foreign countries and Taiwan Province Province, and has been exposed to the issue of land "concession". At that time, the word "land use fee" was used for fear that the regulations could not be passed. 1979 The Standing Committee of the Provincial People's Congress has passed in principle. 1980 the National People's Congress Standing Committee (NPCSC) adopted the regulations of the hong kong special administrative region. So we simply put forward to collect land use fees and let foreign investors be wholly owned. We have made public the master plan of Luohu community. Below the second floor of the commercial and residential area are shopping malls and above are residential buildings. The shopping mall will be owned by us and the above-mentioned Hong Kong businessmen will be sold in Hong Kong. The land price is 5000 yuan per square meter, and the plot ratio is not more than 10 times. They will all be built into high-rise buildings.
Through outsourcing and other channels, it attracted three developers, Dexing, Hai Fengyuan and Xindu Hotel, and collected land use fees of/kloc-0.50 billion yuan for 20 years. This standard is considerable for Shenzhen; But at that time, the intermediary rent in Hong Kong had reached HK$ 65,438+05,000 per square foot. In contrast, the land price in Shenzhen is only one eleventh of that in Hong Kong. The income in that year was more than 43.5 million yuan.
1983, Shenzhen passed the "Provisional Regulations on Real Estate Management in Shenzhen Special Zone", and the Shenzhen Special Zone Development Company collected land use fees from land users. However, the land use fee charged by the enterprise is not justified, and in the end it only collected more than 20 million yuan. The Housing Authority also began to be divided into four parts: real estate company (specializing in real estate management), property development company (specializing in international trade and supporting houses, and later the city leaders in charge of the construction Committee proposed that even the company and the building were given to the construction Committee), Shenzhen Housing Authority specializing in government houses and private houses, and Baoan County Housing Authority managing Baoan County.
After these explorations, the land has vitality, but the management is also chaotic. When the leaders greeted and approved the articles, the land was approved for transfer for profit, and the children of the leaders also participated in it, making the land a hotbed of corruption, and public bidding began to become a mere formality, many of which failed. 1984 decided to separate government from enterprises, and all the land except the agreed land (for the army and the government) was used for compensation. "5.25 million once, 5.25 million twice and 5.25 million three times." As soon as the auctioneer Liu Jiasheng knocked on the mallet, the flash of the camera lens immediately aimed at me.
In 1986- 1987, a number of land-related projects have been issued in Shenzhen and at the national level.
Policies and regulations, there is a policy basis for paid land use, and the pilot reform of land use system has been carried out in Shenzhen, Shanghai and Tianjin. In the first three months of public auction, Shenzhen took the lead in transferring two commercial housing sites in the Mainland by agreement and bidding. One set, with an area of more than 5,300 square meters, was sold to the Industry and Trade Center of China Aviation Technology Import and Export Corporation, which is now the location of AVIC Beiyuan; The other one covers an area of 46,355 square meters, and now it is the Wenhua Garden in Luohu. 1987 10 10 in mid-October, the seminar on urban land reform in China was held in Shenzhen, and the national mayor meeting was held in Shenzhen in June 12. The municipal party committee and municipal government summarized the history of real estate development, and decided to hold this auction with the participation of the central leadership and brother cities, taking advantage of the east wind that some land reforms in the country are ahead of Shenzhen. Considering that auction and bidding may arouse some people's antipathy, we changed "auction" to "open bidding".
The plot numbered H409-4 is adjacent to the scenic Shenzhen Reservoir, covering an area of 8,588 square meters. It is planned as residential land with a service life of 50 years. The Shenzhen Municipal Government published a land tender announcement in the newspaper in advance.
Before the auction, Liu Jiasheng, the planning director of Shenzhen, told me and asked me to support the auction. Our company also held a leadership meeting first. According to the survey, Shenzhen real estate company is the leader of Shenzhen real estate industry. Li Hao, secretary of the Municipal Party Committee, gave us the word "Dare to be the first in the world". The company has three advantages: talent, capital and reputation. It has also participated in auctions in Hong Kong and has experience in this field. Finally, the team agreed that this land is deep and the house is determined to win!
After all, we are a company, and we must be responsible to shareholders to ensure economic and social benefits. We also set up a special team, which I am in charge of, and another vice president in charge of construction and a budget engineer participated. On the one hand, we visited the site and judged that this land is worth investing; On the other hand, organize personnel to make the drawing accounting budget according to the requirements of the tender, and the person in charge of the development and operation department also made a preliminary budget, and thought that the acceptable reserve price was 5.3 million yuan.
Three days before the auction, * * * 44 enterprises received the official numbers to participate in the auction, including 9 foreign-funded enterprises. 1 987 65438+February13 o'clock in the afternoon. I still remember it was a sunny day and the weather was beautiful. At three o'clock in the afternoon, our group set out from the company and went to the Shenzhen Hall at the auction site. At about 3: 40, when we arrived at the venue, we found that all 700 seats were filled. Li, member of the Political Bureau of the Communist Party of China (CPC) Central Committee, Zhou Jiannan, deputy head of the State Council Foreign Investment Leading Group, Vice Governor of China People's Bank, and mayors from national 17 cities also came to the auction site. After receiving the bid number 1 1, we also sat down in the middle of the venue.
Liu Jiasheng, the planning director, personally led the auction. He first introduced the relevant situation of the auction site, and limited the asking price to 2 million yuan, 50,000 yuan per mouth. "The auction begins!" As soon as Liu Jiasheng shouted, some bidding companies began to put up signs.
According to our forecast, there must be more than 2 million, so we were very calm at first, and we didn't raise the sign until we shouted 3.9 million. The first time I shouted 4 million directly, the applause thundered. At the price of 4 million yuan, only Shenzhen Special Zone Real Estate Company, Shenzhen Industrial and Commercial Bank Real Estate Company and Shenhuacheng Development Company are left in the market. With the bids of "4.2 million", "4.85 million" and "4.9 million" falling all the way, the bidding price rose to 5.2 million yuan. At this time, only Shenzhen Real Estate Company and Industrial and Commercial Bank of China Real Estate Company are left. Every time a placard is raised, the applause in the venue is also higher than the waves.
I was a little nervous when I called 5.2 million. There are only two opportunities to increase the price from the company's budget of 5.3 million yuan, but I am still relatively calm, and I once again put up 5.25 million cards, which is another round of applause. Maybe it's because we are constantly raising prices and competing with Shenzhen real estate company, the "leading boss". Look at us again.
Determined to win the bid, Shenzhen Industrial and Commercial Bank Real Estate Company did not bid again.
"5.25 million once, 5.25 million twice and 5.25 million three times." The auctioneer Liu Jiasheng knocked on the gavel and took a photo.
The flash of the shadow lens immediately aimed at me. The first bid exceeded the reserve price by more than 3 million yuan, and the land price was 6 10 yuan/square meter. The whole auction process lasted 17 minutes. After signing the contract with Liu Jiasheng in the lobby, a large group of reporters surrounded me for interviews. A reporter asked: What do you think of the auction? Is it tall? I replied: we know fairly well, not high. Please rest assured that we will not lose money, but we will not make huge profits from this land, and the profit will not exceed 15%.
After winning the bid, the whole company was very happy. We also held a staff meeting. I said that Shenzhen real estate company has made contributions to Shenzhen's reform and opening up and has become the vanguard. We should build the two benefits well and strive to build them within one year.
Because this was "China's first shot", the media reacted strongly. The next day, the front page of Hong Kong's New Newspaper reported that the auction was a paid use of land in China, and China's economic reform entered a new milestone. Hong Kong Ta Kung Pao also called this a breakthrough in theory and practice. The Hong Kong Mirror reported that this is an unprecedented feat of the new China, marking a new period in the history of China's reform and a milestone in the market economy.
After this beat, the legal breakthrough was also very rapid. 1988 12 in April, the first session of the Seventh National People's Congress revised the relevant provisions of the Constitution of People's Republic of China (PRC), deleted the clauses in the original Constitution that prohibited the lease of land, and stipulated that "the land use right can be transferred according to the law". The imprisonment of the land was finally completely lifted.
1July, 988, Dong Xiao Garden was completed. When it was sold, the market price could reach 2000 yuan at that time. However, during the auction, I promise that the profit will not exceed 15% of the international practice, and the profit per square meter will not exceed 1600 yuan. As a result, it was sold out in less than an hour, and long queues lined up from upstairs to downstairs. Some people even queue up the night before work or after work. Although the price was so low, the company made a net profit of nearly 4 million yuan.
10 years later, on February 5, 1998, the Provisions on Bidding and Auction of Land Use Rights in Shenzhen Special Economic Zone was promulgated and implemented, stipulating that all land for business projects in Shenzhen Special Economic Zone should be sold by bidding and auction. In March of 200 1 year, Shenzhen Land and Real Estate Trading Center was established. On March 6, 20001year, the Regulations on the Administration of Shenzhen Land Exchange Market was promulgated and implemented, which stipulated that land must be publicly traded in the exchange center through bidding, auction and listing. After the gradual opening and improvement of these policies and regulations, the real estate industry has gradually become an important pillar of China's economy.
Thirty years of vicissitudes
It's hard to imagine the changes in these 20 years. Liu Tian, the first Hong Kong businessman who came to Shenzhen to build cooperative housing, went bankrupt. I heard that he later lived in Canada. In recent years, the real estate industry in Shenzhen has also developed very rapidly. There have been many problems in the past year or two, especially the sharp rise in prices. For example, the prices of some villas and senior residences have increased by three or four times, and some even surpassed Hong Kong. Xiangmihu Villa sold for 100 million yuan, but the land price was only several thousand yuan/square meter. Some properties were built at the opening price of several thousand yuan/square meter, and now they are sold at 30 thousand yuan/square meter, so it is necessary to monitor the profiteering of these real estate developers.