制图：陈健珊 drawing：ChenJianShan

　　就在北京万柳地王拍出次日，“合作建房”，即“一起出资买地、一起出资建房、一起低价购房”再度出现在北京民众的视野当中。北京合作建房网秘书长孙智群近日正式启动合作建房项目，欲招募约1300名会员，目标是使最终的房价比周边商品房低30%-40%。

In Beijing wanliu royal patted the next day，“Collaboration builds a house”，namely“Capital to buy together、Capital together build、Low price buys a house together”Again in Beijing people of vision。Beijing collaboration builds a house nets secretary ChangSunZhiQun recently started building project cooperation，To recruit about 1300 members，Goal is to make the final house prices 30% lower than the surrounding commodity house-40%。

　　这并不是“合作建房”第一次在北京露面。

This is not“Collaboration builds a house”For the first time in Beijing appear。

　　早在2003年，联想IT工程师于凌罡就首次提出这个概念，而2006年在温州“合建”成功的赵智强也在去年移师北京。但二者最终均因“拿地难”而没有获得实质性效果。

As early as in 2003，Lenovo IT engineers linggang cooperation was first put forward this concept，And 2006 in wenzhou“GeJian”The success of the ZhaoZhi strong shifts to Beijing last year。But both are final“Take difficult it”Without a substantial effect。

　　事实上，“合作建房”的做法在国外早已有之，其主要动机是为解决低收入人群的住房问题。而中国“合作建房”则打出了“打破房地产商垄断”的口号，并以其“低价购房”的理念吸引了不少市民甚至是“北漂一族”的眼光。然而目前，政府却未对此作出正面回应。专家也称，合作建房只是“看上去很美”而实施难度很大。

In fact，“Collaboration builds a house”Practice have already in abroad，The main motivation is to solve the housing problem in the low-income people。China“Collaboration builds a house”Is played“Break the real estate business monopoly”slogan，And with its“Low price buys a house”The idea is to attract a lot of public and even“North drift gens”eyes。But now the，The government did not to make a positive response。Experts also said，Collaboration builds a house just“Looks good”And implement very difficult。

　　南方日报驻京记者 刘晓静实习生 周淑南

Southern daily Beijing LiuXiaoJing reporters ZhouShuNa interns

　　设想

idea

　　设想

idea

　　共同出资，委托代建

Joint investment，Entrust the construction

　　据悉，合作建房首先将招募会员，筹集拿地资金。每位申请参与合作建房的人需在“北京合作建房网”上注册会员并提交资料，与孙智群进行面谈、签订《出资协议》后即可前往合作银行办理出资手续，而选房顺序将以出资顺序确定。

It is reported，Collaboration builds a house first will recruit members，Take to raise funds。Each application for participation in the cooperation of the house needs to be in people“Beijing collaboration builds a house nets”On a registered member and submit material，And SunZhiQun interview、sign《Investment agreement》After the bank to handle the cooperation can be to capital contribution formalities，And elected to order room will determine the capital contribution order。

　　孙智群介绍，根据北京的情况，住宅项目一般在10万平米左右，按照每户100平米测算，大概有1000户。“因此合作建房项目如果能够正常运转，需要大概800-1000名左右的会员参与”，他对记者说道。

SunZhiQun introduced，According to Beijing，Residential project in general 10 square metres，According to every 100 square meters estimates，About 1000 households。“So if the collaboration builds a house to normal operation，Need about 800-about 1000 of membership”，He said to reporters。

　　据悉，会员出资采取的是建筑周期内分期支付的方式。每个会员前期需要投入25万到30万元的拿地资金，其中，意向购买90平米以下房源的会员需缴纳25万，90平米以上需缴纳30万，资金将由盛京银行进行监管。其余资金根据后续建筑合同分期从业主账户中划出，还有3%的管理费用将在《北京市商品房买卖合同》签订后收取，以弥补运营期间的费用。

It is reported，Members of the capital contribution to building cycle is an installment payment way。Each of our members need to put in early 250000 to 300000 yuan to get money，Among them，Intention to buy 90 square meters below the member must pay 250000 homes，90 square meters required to pay the 300000，Funds will be glorious by bank supervision。The other money according to the follow-up construction contract from the owner of the account a stage，And 3% management fee at will《Beijing commodity house and purchase contract》Charge after signing，To make up for the expenses during operation。

　　“这种形式我认为的确是可取的”，中国房地产研究会人居环境委员会副主任兼专家组组长开彦教授肯定了合作建房的设想。他认为，合作建房是一种能够代表住房者需求的积极形式。

“This form I think really is desirable”，China real estate research association, deputy director of the living environment and expert group leader open "that the professor collaboration builds a house ideas。He thinks，Collaboration builds a house is a kind of to represent the housing needs of the active form。

　　所有的会员出资到位后，合作建房就可组织拿地。孙智群介绍，拿地成功后，合作建房将以公开招标的方式确定建筑设计、工程建设、施工监理等合作伙伴，委托其代理建设工作。

All members of the capital contribution in place，Collaboration builds a house can organization to take。SunZhiQun introduced，Give land after the success，Collaboration builds a house will be determined by means of public bidding of architectural design、Engineering construction、Construction supervision partners，Entrust its agent construction work。

　　他并强调，合作建房必定合法合规，申请合作建房的会员必须符合北京市限购政策的规定，“任何时候发现购房人违反规定，就会取消他的购买资格。”

He and stressed the，Cooperation will build legal compliance，Application of collaboration builds a house member must comply with the provisions of the Beijing municipal 限购 policy，“Any violation of the regulations of the person that buy a house when found，Will be canceled his purchase qualifications。”

　　目标

target

　　目标

target

　　业主全程参与，房价欲比市价低30%

Owner fully involved in the，House price than market price to 30% lower

　　“合作建房”不等于“集资建房”，区别在于前者出资人有充分表达意志的权益。

“Collaboration builds a house”Not equal to“Collect money build house”，Difference lies in that the former have full expression of the will investor interests。

　　据北京合作建房秘书处（下称秘书处）介绍，北京合作建房下设六个职能板块，分别是资金监管委员会、成本核算委员会、招拍挂委员会、工程质量监督委员会、监察部，以及提供专业法律援助的法律顾问。由此形成较完整的组织机构，资金是否安全，价格是否合理以及房子质量是否合格均由相应委员会负责保证。而所有决策，具体到每一项建材的使用都由会员投票选择。

According to Beijing collaboration builds a house the secretariat（Said the secretariat）introduction，Beijing collaboration builds a house has six functions plate，Respectively is capital regulatory commission、Cost accounting committee、Recruit take hang committee、Construction quality supervision committee、The ministry，And to provide legal aid legal adviser。Therefore, it has formed a complete organization，Funds will be safe，The price is reasonable and house if they are qualified by corresponding quality are responsible for ensuring that the committee。And all decisions，Specific to each building materials used by members vote choice。

　　秘书处并介绍，每个委员会委员有3个月考核期，期满后才可成为正式委员，每届委员任期为两年。“委员会成员均由会员选举产生，公信力得到保证”，孙智群接受记者采访时说道。

Secretariat and introduce，Each committee has 3 months assessment period，To become official after the expiration of the committee，At each of the committee is appointed for a term of two years。“The committee members are elected by the members，Credibility guaranteed”，SunZhiQun said to reporters。

　　开彦也认为，合作建房为购房者提供了一个表达和交流的平台。“购房者参与资金监管，对整个房子怎么盖、怎么设计，都有知情权、话语权、参与权。”中国人民大学法律顾问、中国人民大学法学院教授刘俊海教授对此表示认同。他认为，合作建房避免了商品房开发模式下的“信息不对称”。

Open "also think，Collaboration builds a house for homeowners provides a platform of communication and expression。“The person that buy a house in regulatory capital，For the whole house how cover、How to design，Have right to know、right、participate。”The people's university of China legal adviser、Chinese people's university law school professor LiuJunHai professor expressed approval。He thinks，The collaboration builds a house avoid commodity housing development mode“Information asymmetry”。

　　“没有售楼部、没有广告支出、不依赖银行贷款，房价自然低了不少”，孙智群分析道。刨除了房地产企业的部分利益后，他的目标是使房价比周边的商品房低30%到40%。

“No sales department、No advertising spending、Don't rely on bank loans，House prices naturally low much”，SunZhiQun analysis road。Recycled asphalt concrete pavement of the estate enterprise after the interests of the part，The aim is to make house prices 30% lower than the commodity house of around 40% to。

　　开彦对记者表示，孙智群关于合作建房的建安、土地竞价等成本估算较合理，因此其比周边商品房价低30%-40%的目标是“可能达到”的。

Open told reporters，SunZhiQun about building the fabrication of cooperation、Land price bidding and more reasonable cost estimation，So the peripheral goods prices 30% lower than the goal is 40%“May reach”of。

　　针对外界对合作建房是否与开发商完全对立的问题，孙智群指出不会排除与开发商合作。“如在招拍挂土地时，可以和规范的但是资金不足的开发商一同参与”，他举例说道，“得到的土地面积以出资比例计算”。

According to the outside world and developers to build cooperation is opposite problem，SunZhiQun pointed out that won't rule out with development business cooperation。“As in recruit take hang land，Can and standard but insufficient funds to join the developers”，He said, for example，“Get land area to the proportion of capital contribution calculation”。

　　阻力

resistance

　　阻力

resistance

　　拿地是难题，互信是关键

Give land is difficult problem，Mutual trust is the key

　　北京第一代合作建房倡导者于凌罡此前在接受媒体采访时曾表示，合作建房者面临的“瓶颈”主要有三个方面，而首要的即是拿地问题。对此，孙智群也承认，此次合作建房的关键也在于拿地。

Beijing the first generation of collaboration builds a house advocate linggang cooperation in the accept media interviews has said，Facing the collaboration builds a house“bottleneck”Three main areas，And that is the first to take questions。this，SunZhiQun also acknowledged that，The cooperation of the house is also key to take。

　　据悉，参与合作建房的多为中低收入者，因此占房价一半以上的高额地价对合作建房而言始终是挑战。虽然财政部13日公布的数据显示，上半年全国国有土地使用权出让收入下降了27.5%，但从北京市国土局7月份土地出让情况来看，土地出让底价悄然抬升已成事实。位于大兴区旧宫镇的“旧村改造二期A1地块二类居住用地、商业金融用地项目”起拍的楼面价为10974元/平方米，创旧宫区域地块楼面价新高，而万柳地王的拍出似乎也力证了这一点。

It is reported，Participate in more collaboration builds a house for low-income people，So accounts for more than half the price of the high prices of cooperation in building a house is always challenge。Although the Treasury 13 figures show，The transfer of state-owned land use right in the first half of the national income fell 27.5%，But from the Beijing municipal land bureau in July, the land transfer situation，The land transfer price rise has become a fact quietly。Located in daxing district of JiuGong town“Rebuilding old phase two second class A1 plot land for residential purposes、Commercial financial land project”Clap to floor price for 10974 yuan/square metre，Gen JiuGong area plot floor price high，And there also seems to be the star on a demonstrates this。

　　北京中原地产市场研究总监张大伟向南方日报记者表示，近来北京土地底价抬升的趋势十分明显。“动辄几亿、十几亿的土地出让金和补偿费，对于合作建房几乎是不可逾越的天堑”，孙智群对记者说。

Beijing centaline property market research director ZhangDaWei to southern daily reporter said，Beijing land reserve uplift of the recent trend is very clear。“Penchant for hundreds of millions of、The land grant fee and compensation，For collaboration builds a house is almost insurmountable barrier”，SunZhiQun told reporters。

　　而从拿地方式看，目前我国土地市场全面推行“招拍挂”制度，要想拿到土地，必须与众多买家竞价，意味着要承担土地溢价的风险。

And take that in a way to look，At present our country the full implementation of the land market“Recruit take hang”system，To get the land，With many buyers must be bidding，Means to take on the risk of land premiums。

　　根据秘书处介绍，在正式参加某个地块的招拍挂之前，北京合作建房将和全体出资会员共同探讨可以承受的土地出让金上限，明确具体执行方案。当实际出让金超过上限，合作建房将放弃该次竞拍。若土地出让金、建安成本、园林绿化、相关税费等各项成本支出超出会员第一次出资额度，则有可能要求会员再次出资。当出资会员因个人原因无法进行第二次出资时，可以选择参加下次招拍挂或退会。

Introduce according to the secretariat，In formal participating in some of the plot called clap before hanging，Beijing will be and the capital contribution collaboration builds a house member discusses together can afford the land grant fee cap，To specific implementation plan。When the actual sell one's own things more than limit，Will give up this time collaboration builds a house bid。If the land grant fee、The fabrication cost、landscape、The relevant taxes, and other costs beyond the first member contribution amount，Have the potential to request membership contribution again。When member contribution due to personal reason cannot on the second capital contribution，Can choose to attend the next time recruit take hang or withdraw。

　　此外，由于合作建房运作模式的特殊性，如何得到购房人的信任并保障、管理出资人的资金安全，是北京合作建房的首个课题。对此，北京合作建房设立了一套无条件向会员倾斜的安全机制。如免费入会、随时可退会以及建立专门银行账户由第三方管理资金等规定。

In addition，Because of the particularity of the collaboration builds a house operation mode，How to get the trust of the person that buy a house and security、Management of investors in the safety of fund，Beijing is the first topic collaboration builds a house。this，Beijing set up a set of collaboration builds a house to members of the tilt unconditional security mechanism。Like free membership、At any time to retreat and establish special bank account by third party management funds and other provisions。

　　刘俊海对此建议业主资金借鉴证券市场保证金的银行独立存款制度，“就放在你个人名下，需要的时候再打到银行，如果银行挪用了，银行承担民事赔偿责任，如果内部工作人员有内鬼，银行承担完了责任再由内鬼去追偿，最大限度的保证的业主的安全”，并提醒合作建房的全过程中一定要保证信息公开透明。

LiuJunHai Suggestions about the securities market of the bond funds from the bank deposit system independent，“Put your personal name，Need to the bank again dozen，If use the bank，The bank shall bear civil liability for compensation，If internal staff within the demons，Bank bear responsibility from the inside out again to recover the ghost，The maximum guarantee the safety of the owner”，And remind collaboration builds a house in the whole process of the must ensure that information publicly transparent。

　　而在中国房地产经理人联盟秘书长陈云峰眼里，无论是拿地、资金监管还是最终分配都存在着非常大的难度。“统一想法是很难的”，他对记者说。

And in China's real estate managers league secretary general ChenYunFeng eyes，Whether to take、Fund supervision or final distribution there are very great difficulty。“Unification idea is very difficult”，He told reporters。

　　成功试验

Successful test

　　温州合作建房项目成功拿地

Wenzhou collaboration builds a house project success give land

　　2006年11月，温州市个人合作建房项目的委托开发商15日以1亿多元的价格拿到了温州市挂牌出让的地块。这是国内首个拿到土地的个人合作建房项目。1亿多元的土地出让金和建设资金等将全部由参与个人合作建房的260个成员筹集。

November 2006，Wenzhou personal cooperation project of building by developers with 100 million multivariate 15, the price of wenzhou city got kosovo-born plots。This is the first to get the land of personal collaboration builds a house project。100 million multivariate paid-in land transfer fund and construction funds will be supported by the house in individuals with 260 member raise。

　　深圳个人合作建房成功交易

Shenzhen individuals with successful trading house

　　2006年12月22日，深圳个人合作建房者林立等人通过竞拍成功买下两栋宿舍楼。这是深圳首次个人合作建房的成功案例，也使深圳成为继温州之后第二个出现个人合作建房成功案例的城市。

On December 22, 2006，Shenzhen personal cooperation with the house, through the bid to buy two dormitory building success。This is the first time the shenzhen collaboration builds a house personal success stories，Also make the shenzhen become the second appear after wenzhou personal collaboration builds a house successful cases of the city。

　　海口单位员工合作建房入住

Haikou unit staff collaboration builds a house checked in

　　2006年8月，海南省人大100多名机关工作人员与海南中海银投资有限公司合作的省人大住宅小区正式完工。

August 2006，Hainan province people's congress more than 100 functionaries and hainan China silver investment limited company of cooperation provincial people's congress residential area was completed。

　　声音

voice

　　政府暂无回应

The government no response

　　专家多不看好

More experts don't look good

　　依据《中华人民共和国城市规划法》和《中华人民共和国建筑法》，没有任何禁止个人建房的规定；《中华人民共和国城镇国有土地使用权出让和转让暂行条例》第二条更明确规定：“中华人民共和国境内外的公司、企业、其他组织和个人，除法律另有规定者外，均可依照本条例的规定取得土地使用权，进行土地开发、利用、经营”。也就是说，从目前政策、法规来看，个人拿地、建房的行为并未违反任何规定。

According to《The People's Republic of China on urban planning》and《The People's Republic》，No any banned the provisions of the personal house；《The People's Republic town the transfer of state-owned land use right and transfer of the interim regulations》Article 2 more explicitly：“Within the territory of the People's Republic of company、enterprise、Other organizations and individuals，Except otherwise provided in the law，All can be in accordance with the provisions of these regulations obtain the land use right，For land development、use、business”。That is，From the current policy、Regulations to see，Individuals to take、The behavior of house did not violate any rules。

　　而事实上，处在关键一方的政府暂未就“合作建房”作出正面回应。“对此问题，暂不回应”，南方日报记者致电北京市住建委时，相关负责人表示。

And, in fact，In a party's government for the key not just“Collaboration builds a house”Make positive response。“This problem，Temporary not to respond”，Southern daily reporter at the Beijing live is built appoint，Officials say。

　　山东工商学院劳动与社会保障系副教授汪建强认为，此次孙智群提出的合作建房细节不存在大问题，“但缺乏政策支持难以成功”。

Shandong institute of business and labor and social security department associate professor WangJianJiang think，The SunZhiQun proposed building cooperation details not exist big problem，“But the lack of policy support to succeed”。

　　对此，刘俊海认为政府应支持合作建房并给予行政指导。开彦甚至呼吁，政府可以指定合适的土地用于合作建房。“合作建房是对房地产开发、商品房开发的一种补充和丰富”，他认为，合作建房的推广，可以有效弥补商品房和政府保障房的供给不足。

this，LiuJunHai think the government should support collaboration builds a house and give administrative guidance。Open even called for "，The government can specify the right land used for cooperation construction。“Cooperation is building a house for real estate development、The commodity housing development a supplement and rich”，He thinks，Collaboration builds a house of promotion，Can effectively make up for a government guarantee of room of commodity house and supply。

　　不过也有不少业内专家对合作建房表示质疑。

But there are also many industry experts questioned the collaboration builds a house。

　　“合作建房出发点很好，但难度太大”，张大伟直言。

“Collaboration builds a house starting point is very good，But the difficulty is too big”，ZhangDaWei the truth。

　　张大伟称，合作建房，参与人员多想法不易统一，很难形成制度，且其从竞拍拿地、到后续建筑、施工、分配全过程，都面临着各方考验。此外，几百套或是几千套的供应也无法缓解整个市场，对抑制房价作用不大。从贯彻、落实和执行层面分析，合作建房似乎只是“看上去很美”。

ZhangDaWei says，Collaboration builds a house，Participants idea more unified not easily，To form system，And from the auction to take、To subsequent construction、construction、Distribution process，The parties are faced with test。In addition，Hundred thousands of sets of supply or cannot relieve the whole market，To control the house price effect is not big。Carry out from、Implement and execute level analysis，Collaboration builds a house just seems to be just“Looks good”。

　　“合作建房需要突破很多法律上的，土地程序上的，政府规定上若干法律的难关，所以流产的可能性还是仍然是很大的。”陈云峰称。

“Collaboration builds a house need to break through a lot of legal，Land on the program，The government regulations several legal difficulties，So the possibility of abortion or is still very big。”ChenYunFeng says。

　　尽管业内质疑声一片，但孙智群对合作建房的前景还是充满信心。首先在于其拥有20多年的房地产销售经验，其次是在今年两会，湖北统计局叶青局长提交了合作建房议案后，某种意义上为合作建房带来了相对宽松的环境。他认为，合作建房的时机与此前已经不同。

Although the misgivings about a，But SunZhiQun or prospect of collaboration builds a house full of confidence。The first is over 20 years of real estate sales experience，Second is in two meetings this year，Hubei bureau director submitted experiments after collaboration builds a house bill，A sense for collaboration builds a house brought relatively easy environment。He thinks，The timing of the collaboration builds a house with the previously has been different。

　　但合作建房在京能否试水成功，还有待时间的验证。

But collaboration builds a house in Beijing water can try success，Remains to be time validation。