除了从房产开发商手中高价买建好的房子，需要房子的人能否委托开发商为自己代建质优价廉的房子？在河南许昌，一位名叫杨金城的银行退休职工，通过个人委托代理建房的新模式，建成了一个住宅小区，对这个问题给出了一个肯定的答案。2011年6月，该小区12栋多层住宅已交工入住，今年9月底，该小区剩余4栋小高层也将全部完工、交付使用。

In addition to the hand from real estate developers to build a good house a bid，Need to house people can entrust developers built for his generation of high quality and low price house？In henan xuchang，A man named YangJinCheng bank retired worker，Through the personal agency the new mode of building a house，Built a residential district，For the giving a definite answer。June 2011，This village 12 a multilayer residence has completed check-in，At the end of September this year，The remaining four small high-rise residential building will all finished、Consign is used。

　　由于采用了全新的建设模式，受个人委托代理建房的中介公司和开发商仅在房屋成本价基础上加收7%的服务费作为利润；同时，房子在开工建设时已被订购一空，省掉了广告销售等环节。因此，该小区房子均价比当地同类地段市场均价低35%，甚至比当地一些经济适用房小区的均价还低。

Because of the use of the construction of the new model，By individual entrusted agency builds a house intermediary company and developers in building based on cost price only adds 7% service charge as profits；At the same time，In the construction of house has been used when ordering，Saves advertising sales link。so，The district average house than local market average 35% lower similar area，Even more than the local some economy applicable room the average price is low。

　　在房地产市场价格高企、销售疲软，不少地方政府的保障房都频频遇冷的背景下，这个小区是如何以全新的模式取得如此圆满的结果？记者赴许昌进行了调查采访。

In the real estate market prices、Soft sales，Many of the local government security room are frequently under the background of the encounter cold，The community is how to new mode have achieved so successful results？Reporters on the investigation of xuchang interview。

探索个人委托代建模式 Explore individual entrusted the construction pattern

　　7月3日，在许昌市八一路附近紧靠京广铁路的“书香苑”小区，杨金城正在向施工负责人询问施工进度，并不时地叮嘱着施工中要注意的细节。

On July 3,，Near the border of channels in close to beijing-guangzhou railway“Elegant garden”district，YangJinCheng is to ask the construction progress of construction，When the construction'm not we should pay much attention to details。

　　“高房价让大部分有住房刚性需求的市民只能望房兴叹。”一直关注着房价走势的杨金城笑着说，他也曾是买不起房的人。他说，自己从某银行内退之后，20多岁的孩子需要买房，但是，面对高涨的房价，他也望房兴叹。

“High prices have a housing needs of the most rigid citizens could only watch room were left feeling useless。”Have been concerned about the house price movements YangJinCheng said with a laugh，He was also can't afford to buy room person。He said，From a bank after his inside quit working，More than 20 years old children need to buy a house，but，Facing rising house prices，He also looked room were left feeling useless。

　　为了探究解决高房价的有效方法，喜欢琢磨的杨金城用了两年多时间，先后到全国二十几个大中小城市，对房地产市场进行调研。

In order to explore the effective methods to solve high house prices，Like the YangJinCheng thinking in more than two years，Has over 20 medium and small cities across the country，On the real estate market research。

　　通过调研，杨金城逐步弄清了房地产行业的各项成本和利润空间。房地产行业普遍存在的高额利润，令他在吃惊之余，寻找能够帮助中低收入群体实现低价买房愿望的途径。

Through the investigation，YangJinCheng gradually found what the real estate industry each cost and profit space。The real estate industry widespread high profits，To his surprise in more than the，Look for can help low-income realize low price to buy a house in the way of desire。

　　2006年，在认真研究了开发商建房、单位集资建房、个人合作建房、团购建房和日本的住房合作社建房等5种建房模式之后，一个想法开始在杨金城脑中形成：能不能先把需要买房的人集中起来，以个人委托代理建房的方式，在提前限定较低利润的情况下，让开发商代建出质优价廉的房子？

2006 years，The careful study of the developer construction、Unit collect money build house、Personal collaboration builds a house、The Japanese team building and building housing cooperatives of 5 after building mode，One idea is beginning to YangJinCheng formed in the brain：Can't you just need to buy a house on the people up，To build personal agency of the way，In advance of the lower limit profits，Let the development to build a high quality and reasonable price of shang dynasty house？

　　杨金城首先找到了多年好友、从事律师工作的张旭光。在查阅法规并咨询有关部门后，他们得出结论：在法律层面，个人委托代理建房没问题，但必须采用双公司制。张旭光解释说，根据有关规定，房地产开发公司在取得住房预售许可证前，不得提前收款，不得约定客户。所谓双公司制，即由委托代理性质的房地产中介公司进行前期调研、归集人员、吸收客户、归拢资金，房地产开发公司则进行后期的开发建设。

YangJinCheng first find friends for many years、Engaged in the ZhangXuGuang lawyer。Referring to the regulations and consult relevant departments，They concluded：Both in law，Personal agency builds a house no problem，But must use double corporations。ZhangXuGuang explained，According to the relevant provisions，Real estate development company in a housing before open to booking licence，Should not be moved up the，Customers may not stipulate。The so-called double company，That is the nature of the entrusted agent by real estate intermediary company in prophase survey、Collects the personnel、Absorption customers、GuiLong funds，Real estate development company is on the development and construction of late。

首次拿地遭遇失败 And for the first time to meet with failure

　　2007年2月，杨金城和朋友张旭光等人合作，首先注册成立了许昌市惠民房地产中介服务有限公司，开始开展前期的调研工作。

February 2007，YangJinCheng and friends who ZhangXuGuang cooperation，First of all registered xuchang huimin real estate intermediary service Co., LTD，Start early research work。

　　调研首先在许昌市40多个单位展开。经他们调研发现，有参与此种模式建房意向的人达1万多人，主要分3种类型的住房需求者，即自住型、改善型和农村人口进城务工者。杨金城介绍说，大部分客户属于买不起商品房，又不能享受廉租房和经济适用房的人。根据抽样调查匡算，这种类型的需求者约占全市需房者65%左右，需求潜力巨大。

Research first in more than 40 channels on the unit。They found that the investigation，To participate in this model of intention to build more than 10000 people，The main points of the attempt of three types of housing，Live, the type、Improve type and the rural population WuGongZhe into the city。YangJinCheng introduced said，The majority of customers to belong to can't afford to buy commercial houses，And can't enjoy low-cost housing and economy is applicable the room。According to the sampling survey overcast density，This type of demanders accounts for about 65% to the room in the city，Demand huge potential。

　　文化素养高、收入中等的教师群体，成为惠民公司首先锁定的目标。2007年6月，在得知魏都区一块土地即将被拍卖的消息后，惠民公司依据该土地的情况进行估算之后，确定出比同地段多层住宅每平方米低600元左右的1360元的价格，随后开始通过许昌市魏都区教体局，向该区中小学教师等群体发布了个人委托代理建房的消息。

Cultural literacy high、The moderate income group of teachers，Become the target company first huimin lock。June 2007，In WeiDouOu a piece of land that is about to be auctioned at the news，Huimin company according to the land after the estimate，Certain out than with lots of multilayer residence every square metre 600 yuan low of 1360 yuan price，Then began WeiDouOu channels through education bureau，The primary and secondary school teachers to groups such as released personal agency builds a house news。

　　2007年6月16日是接受个人委托代理建房报名的日子。令杨金城吃惊的是，在健康路小学操场上，很多教师提前一天晚上就搬着板凳通宵排队，进行报名，3天内共有2000多人报名参加，其中教师有1097名。

On June 16, 2007 is to accept personal agency house the day of signing up。Make YangJinCheng surprise，JianKangLu on the playground in elementary school，Many teachers in a night can move the bench in line all night，For applications，Three days of 2000 people signed up，Most teachers were 1097。

　　为了保证资金的安全和透明，惠民公司由区教体局出面组成了监管组，由该局财务、基建方面专业人员及6所学校主管基建的副校长组成，并到银行开立了专门接受建房预付款的独立账号。

In order to guarantee the capital safety and transparent，Huimin company by the district of education bureau to form the watchdog group，By the financial、Infrastructure professionals and six school vice principal component of the competent construction，And go to the bank to open a special building the independence of advance payment accepted account。

　　结果，3天时间，账号中收到预交建房款达2404万元。

The results，3 days，Account customers receive JianFangKuan reaches 24.04 million yuan。

　　健康路小学教师宋小军是此次率先报名参与者之一。“我看了五六年的房子，却始终买不起，一家三代人挤在不到50平米的房子里。听说有每平米1360元的房子，很振奋。”宋小军说。他立即拿出积蓄，交了6万元的预交建房款。

JianKangLu primary school teachers SongXiaoJun is the one of the participants signing up。“I see the five or six years of the house，But always can't afford，A three generations in less than 50 square meters of crowded house。Heard about 1360 yuan per square metre of the house，Very exciting。”SongXiaoJun said。He immediately took out savings，Made 60000 yuan JianFangKuan pay。

　　买房者有了，初始资金也有了，2007年7月，惠民公司兴致勃勃地参与了第一次土地竞标。在杨金城等人当时的计划中，这块起拍价格为每亩32万元的土地，只要成交价格不超过每亩55万元，惠民公司就可以实现向购房者承诺的每平方米1360元的价格。

Homeowners have，Initial funding is also there，July 2007，Huimin company cheerfully participated in the first land bid。In YangJinCheng etc who were in the plan，The price of 320000 yuan per clap for the land，Clinch a deal the price as long as no more than RMB $550000 yuan，Huimin company can be achieved on the commitment to the person that buy a house of every square metre 1360 yuan price。

　　然而，令人出乎意料的是，因其他房地产商有意抬高地价，这块地从起拍价每亩32万元竞拍到63.1万元，远远超出惠民公司每亩55万元的承受价格，惠民公司最后不得不放弃竞拍。

however，A surprise，For other estate business to drive up land prices，The land from fry attracted an initial bid of 320000 yuan per bid to 631000 yuan，Far beyond huimin company 550000 yuan per bear the price，Huimin company finally had to give up bid。

　　“这次竞拍失败让我们很受打击！全额退还订房户的建房款和利息后，公司亏了五六万块钱。”杨金城说。

“The auction failure makes us very hit！To refund of jehu and interest JianFangKuan reservation，The company lost 560 thousand dollars。”YangJinCheng said。

公开透明取得信任 Open and transparent trust him

　　“虽然首战失利，我并不气馁。”杨金城说，“巨大的需求在那里，这块地不行，总有一块土地会让我们实现愿望。”2007年12月，杨金城和朋友张旭光等人合作，又注册成立了许昌市惠民房地产开发有限公司，为之后的开发做准备。

“Although the opening defeat，I am not discouraged。”YangJinCheng said，“Huge demand there，This ground is not，There is always a piece of land will let us wishes come true。”December 2007，YangJinCheng and friends who ZhangXuGuang cooperation，And registered xuchang huimin real estate development Co., LTD，After the preparation for development。

　　2008年7月，让人没想到的是，惠民公司首次竞拍的那块土地临近铁路，再加上当时房地产市场萎靡，拿下那块土地的开发商不愿进行开发，向政府提出退地。经过与政府的沟通协商，在许昌市政府的积极支持下，惠民公司以每亩63.1万元的价格正式承接了这块58亩多的土地，规划建设“书香苑”住宅小区。

July 2008，Let people didn't expect it，The first time the auction huimin land near the railway，Plus the real estate market was broken，Had the land to developers for development，The government put forward to return to land。Through the communication with the government to negotiate，In the active support of government channels，Huimin company with the price of 631000 yuan per formal undertake the 58 acres of land，Planning and construction“Elegant garden”Residential area。

　　经过核算，惠民公司再次向之前报名的购房者发出“邀请”：多层房每平方米均价1600元，小高层均价2100元。虽然这个价位比第一次有所提高，但仍比同类房市场价每平方米低800多元。

After accounting，Huimin company to sign up again before a buyers“invited”：Multi-layer room every square metre average price is 1600 yuan，Small high average 2100 yuan。Although this price than the first time have improved，But still the same room than market price of every square metre 800 yuan low。

　　由于第一次土地竞标失败的影响，这次订房者的报名不再火爆，从2009年1月开始报名，几个月只有357人预交了建房款，到当年8月底，还有近三分之一的房子无人预定。然而，随着2009年9月工程破土动工，剩余的房子很快就被预订一空。在所有购房户中，市区两级学校的教师约有230多户，占30%左右，其他主要是当地一些收入偏低的单位职工。

Because the first land bid of failure，The sources of the registration no longer hot，From January 2009 to sign up，A few months only 357 people the JianFangKuan pay，During the end of August，And nearly a third of house no one book。however，With the 2009 September ground-broken projects，The rest of the house was soon reservation stores。In all 购房户，Two level school teachers downtown about more than 230 households，About 30%，Other major is some of the low income local unit worker。

　　中国青年报记者采访了解到，“书香苑”小区分三期开发，共有12幢多层和4幢小高层。2011年6月，12幢多层、456套房全部交工，入住率达到71%，4幢小高层将于今年9月底交工。小区房屋面积在80平方米至140平方米之间，其中中小户型占到80%。

China youth daily reporter interviews to understand，“Elegant garden”Small distinguish three phase of development，A total of 12 a multilayer and four small high-rise building。June 2011，12 a multilayer、456 suite all date，71% occupancy rate，4 a small high-rise will end of September date for this year。Village houses in the area in 80 square meters to 140 square meters between，Small family model of 80%。

　　在该项目的积极支持者宋小军老师看来，这个项目之所以非常吸引他，一方面是提前给房价封了顶，比其他房子便宜许多，另一方面还在于，区教体局出面组成了监管组，能够对项目的资金和建设过程进行全程监督。

In the project SongXiaoJun teacher looks positive supporters，This project is very attracted to him，On the one hand is to house prices in advance, sealing the top，More than any other house much cheaper，On the other hand is also，Bureau of education to the district watchdog group，For the project to capital and construction supervision for the whole process。

　　58岁的许昌市教体局财务科原科长赵永安，是监管组成员之一。他说：“大家当时主要有3个顾虑：一是担心惠民公司并不是一家有实力的公司，信誉如何不知道；二是担心房子的质量没保证；三是担心房子不能按期建好，因为资金跟不上，房子成了"半拉子"工程，让大家的钱打了水漂。”

58 years of education bureau of the finance the channels ZhaoYongAn section chief，Is one of supervision group。He said：“Everyone was mainly have three concerns：One is the worry huimin was not a strong company，Credit how to don't know；2 it is worried about the quality of the house didn't guarantee；3 it is worried about house can't build on schedule，Because money can't keep up，The house became"BanLaZi"engineering，Let everyone's money was a boondoggle。”

　　赵永安说，因为购房者中有很多是教师，区教体局出面组成的监管组，就是代表购房人对项目进展、工程建设质量、资金支付等进行全程监管，让项目完全在监管下透明运作，解决大家的后顾之忧。“我本人也是订房人，所以我基本上天天都去工地上看，比谁去得都多。”

ZhaoYongAn said，Because there are a lot of the person that buy a house is a teacher，Bureau of education area to watchdog group，On behalf of the person that buy a house is to project progress、Engineering construction quality、Money to pay for the whole supervision, etc，Let the project is completely transparent operation in custody，Solve the trouble back at home of everyone。“I am also booking，So I basically every day at the site to see，Who more than to go to。”

　　除了区教体局成立的8人监管小组外，参与购房的许昌市市政实业公司的职工，也选出了3名监管人员，对小区建设进行全程监管。

In addition to area of education bureau of supervision group established 8 people outside，Participate in the municipal industrial company purchase channels of worker，Also chose three regulators，The whole construction supervision。

核心为提前限定较低利润，成本完全公开 The core for lower limit profits in advance，Cost exactly the public

　　对许多参与者来说，省钱可能是个人委托代理建房模式的最吸引人之处。“书香苑”小区位于许昌市老城区，位置并不偏远，附近有两所小学和两所中学，在当地属于优质教育资源，周边医院、超市等生活配套设施齐全。小区多层均价维持在1600元，远低于2700元左右的市场均价；小高层由于原材料价格上涨等因素，均价从原来的2157元上涨到了2391元，但仍远低于当地小高层3900元至4200元的市场均价。

For many participants，Save money could be a principal-agent model of the people building the most attractive place。“Elegant garden”District is located in the old channels，Position is not remote，Nearby were two primary schools and two middle school，In the local education resources belong to high quality，Peripheral hospital、Supermarkets living facilities。District 1600 yuan in multilayer all valence to maintain，Far below 2700 yuan market average；Small high because of rising prices of raw materials, and other factors，Average price from the original 2157 yuan rise to 2391，Still far below small local top 3900 yuan to 4200 yuan market average。

　　那么，远远低于市场均价的价格是如何做到的呢？

so，The price of the average price far below market is how to do it？

　　杨金城表示，将建设成本完全公开，并把利润提前限定在一个较低的水平，是其个人委托代理建房新模式最大的特点。他说，传统的房地产开发项目，一般的毛利率至少都在30%以上，有的甚至达到百分之几百，而在“书香苑”小区项目中，惠民公司对建设成本全面公开，仅在成本之上收取7%的服务费作为全部的利润来源，大大降低了利润空间。

YangJinCheng said，Construction costs will be fully open，And profit in advance in a limited low level，Is the personal principal-agent house the biggest characteristic new mode。He said，The traditional real estate development projects，General gross margin at least 30% or more，Some even reach of several hundred，And in“Elegant garden”Village project，The construction cost of comprehensive huimin public，Only in the above cost charge 7% service charge as all the profits source，Greatly reduces the profit space。

　　“与此同时，这种新模式对项目运行的整个过程带来了完全不同于传统房产开发的众多变化，也使项目整体成本大大降低。”杨金城说，首先，在客户方面，个人委托代理建房模式实现了客户前置，在开工建设之时，客户就已经全部确定，开发者不用建立售楼部，不用支付巨额的广告费用，不用聘请众多的销售人员，不用支付销售人员的工资和提成等，为项目节省了一大块费用。

“At the same time，The new model to the project of the whole operating process to bring a totally different from the traditional housing development many changes，Also make the whole project cost is reduced greatly。”YangJinCheng said，first，In the customers'，Personal agency builds a house mode realized the customer a prerequisite，In the construction，The customer had determined completely，Developers don't establish sales department，Don't have to pay for huge advertising costs，Don't employ many sales personnel，Don't have to pay for the sales staff salary and commission, etc，For a big cost saving projects。

　　第二，在经费投入方面，个人委托代理建房模式在开工之时，客户已经预付50%的建房款，在拿到预售许可证后，参与建房者要预付90%的建房款或通过银行按揭方式交清全部建房款，开发者仅需承担总投资15%左右的资金，就可以使项目顺利建设。而传统的开发商在拿到预售证前，建设资金全部靠自己筹集，即使在拿到预售许可证后，仍可能因没有销售完毕而继续投入资金，对贷款融资依赖很大，增加了很多成本。

The second，In the funds investment，Personal principal-agent model in the building construction，Customers have been prepaid 50% of JianFangKuan，In get after open to booking licence，Participate in the house to advance 90% of the JianFangKuan or through the bank mortgage way JianFangKuan all clear，Developers assume total investment only about 15% of the money，Can make smooth construction project。While the traditional developers to open to booking a card in front，Construction funds raised by their all，Even in get after open to booking licence，It could still be completed for no sales continue to money，Loan financing to depend on greatly，Increased a lot of cost。

　　河南省社会科学院院长喻新安认为，这种新的开发模式改变了当前房地产开发模式过于单一的状况，有助于借助市场力量使房地产开发市场回归理性。平抑房地产价格，一方面需要相关政策的落实到位，另一方面，也需要新的市场主体、新的开发模式，培育多元化的市场力量。

Henan academy of social sciences dean xinan think metaphor，This new development mode change the current real estate development mode too onefold condition，Help with market forces make real estate development the market back to reason。Rein in property prices，On the one hand to the implementation of policies，On the other hand，Also need new market main body、New development model，The springing up of multiple market forces。