经济适用住房是指已经列入国家计划，由城市政府组织房地产开发企业或者集资建房单位建造，以微利价向城镇中低收入家庭出售的住房。在过去的时间，因惠及大批城市低收入群体而备受好评。几年过去了，不少当初购买经适房的市民因工作、家庭等原因有了换房的需求。然而这种改善型的需求在武汉却面临着换房的尴尬，业主对自己的经济适用房进行交易遇到了异常的困难，这到底什么情况造成的呢？

Economy is applicable housing is to point to have listed in the state plan，The city government organization of real estate development enterprise or collect money build house unit building，To WeiLiJia to cities and towns low-income family sold housing。In the past time，Because a large number of low-income and benefit city received great acclaim。For years，Many when purchasing the appropriate room for the citizens、The family, as well as the reasons are the needs of move rooms。However, this type of needs improvement in wuhan are faced with the embarrassment of move rooms，The owner to their economy is applicable the room for transactions encounter extremely difficult，What caused this situation？

住经适房承受诸多不便 The appropriate living room bear a lot of inconvenience

　　部分业主换房需求强烈 Part owner needs strong move rooms

　　早在1993年8月10日，武汉市政府下发了《武汉市人民政府关于建设经济适用住房的通知》，正式揭开了经济适用住房建设的序幕。可以说经济适用房在武汉已经开展多年。不过，直到2005年开始，随着房价的上涨，经适房的价格优势显现，不少中低收入家庭通过申请经适房来改善居住环境。经适房才真正成为中低收入家庭的住房保障，在进入和退出管理上开始有明显不同。

In early August 10, 1993，Wuhan municipal government issued《Wuhan municipal people's government on construction economy is applicable housing notice》，Officially unveiled economy is applicable housing construction began。Can say economy applicable room in wuhan has for many years。but，Until 2005 began，Along with the rise in house prices，The appropriate house price advantage to show，Many low-income family through the appropriate room to improve application living environment。The appropriate room to become a real low-income family housing safeguard，In entering and exiting the management began to have markedly different。

　　到如今，7年过去了，不少当初购买经适房的市民承受诸多不便，在经历了一定的资金累积后，业主因工作、家庭等原因有了换房的需求。

To now，Seven years，Many when purchasing the appropriate room citizens bear a lot of inconvenience，After a certain amount of money after accumulation，Owner for work、The family, as well as the reasons are the needs of move rooms。

　　据了解，武汉市目前已经公布的经济房建设项目中，大多位于古田长丰乡、洪山青菱乡、江岸谌家矶等靠近三环线的城郊接合部，这与武汉市目前城区用地紧张、地价高有直接关系。其中江汉、武昌两区范围内地价普遍在每平米6000元以上，已确定不可能建设经济房项目，两区低收入家庭的经济房房源只能从其他区调剂。

According to understand，Wuhan city at present already announced economic room of a construction project，Mostly located in gutian changfeng township、Formerstudy green rhombohedrons township、Chen home such as silk los near the third ring on the outskirts of the joints，The wuhan city land with at present tense、Land price high has a direct relation。One jianghan、Wuchang districts range land price common per square in 6000 yuan of above，Already sure can't economic room construction project，Districts of low-income families economic room availability from other area can only be adjusted。

　　据房管部门有关人士介绍，国家规定，经济适用房利润只能控制在3%以内，在目前房价高涨的背景下，很多开发商不愿拿地出来建设经适房，政府不得不将这一任务主要交给国有房地产公司来完成，特别是有些建设任务较紧张的片区，只能“哪里有地哪里建”。同时由于考虑经济承受能力，经适房实行限价销售，近些年均价都控制在每平方米3000元以内。现在中心城区拆迁成本每平方米需6000多元。这样的价格导致不可能在中心城区建经适房，就是建好了，经适房的受众——低收入家庭也买不起。这样一来，经适房被迫向郊区布局。地段不好、配套不完善种种问题随之而来，例如位于青菱乡的某某城市花园处在郊区，别说医疗、学校，公交车路线都少。武汉市有部分经济房小区甚至出现了道路、水、电、气不通的问题。

According to relevant personage introduces janitorial services，State regulations，Economy is applicable the room profits can only control within 3%，In the current price soaring background，Many developers don't want to take out the appropriate room to construction，The government will have to this task is mainly to state-owned real estate company to complete，Especially some construction task is tense area，Can only“Where there is built to where”。At the same time because consider economic bear ability，The appropriate limit sales of room，In recent years are all valence in every square metre control within 3000 yuan。Now the city centre to the cost of every square metre 6000 yuan。Such prices lead to impossible in the city centre built the appropriate room，Is built in，The appropriate room audience-low-income families also can't afford it。so，The appropriate room was forced to to the suburbs layout。Area bad、Form a complete set are perfect with problems，For example a YuQingLing township of so-and-so city garden in the suburbs，Don't say medical、The school，The bus routes are less。A portion of the economy in wuhan area appear even the way room、water、electricity、Gas couldn't get through。

　　到2007年，虽然武汉市曾专门召开经济房配套建设协调会，并确定经适房选址应由发改委、规划、房产、建设等各个部门共同参与的机制，以解决相关配套问题。但对于已经开工的项目，就只能等待漫长的建设期了。部分经适房原有的基础设施建设相对滞后的现象，以及治安、交通、就医、就学等方面凸显的问题，影响了居民的生活环境和生活质量。这也促使部分有能力改善自己生活条件的业主换房需求强烈。

By 2007，Although wuhan had at specific economic construction with a meeting room，And the appropriate location should be determined by the national development and reform commission room、planning、property、Construction, and other department to participate in mechanism，In order to solve the related problems。But to have started project，Can only wait a long construction period。Part of the original room the appropriate infrastructure construction relative lag phenomenon，And security、traffic、medical、Learn the problems highlighted aspects，The influence of the residents of the living environment and the quality of life。It also has the ability to improve his part to the living conditions of the owner move rooms strong demand。

二手经适房交易规则出台 Secondhand room on the appropriate trading rules

　　变现换房面临困难 Liquidation move rooms are faced with a difficult

　　随着业主对居住要求的不断提高，不少业主寄希望手中的经适房变现，“以远换近”，即把偏远的房子卖掉后去置换新的商品房或面积更大、位置更好的房，但是目前的现状是武汉二手经济适用房交易困难重重。

As the owner to the continuous improvement of the living request，Many owner in the hands of the hope that the appropriate house sold，“Underneath in nearly”，The remote is the house sold to replace after new commodity house or with more、Position better room，But the present situation is wuhan second-hand economy applicable room deal with difficulties。

　　作为武汉市近几年来住房保障体系中的一个重要类型，对于经适房的销售，早在2006年武汉即出台规定，允许购买经适房满5年的，可以上市交易，并要求缴纳土地收益等相关价款。但土地收益如何收取一直没有明确，导致不少已满5年的经适房实质上不能交易。2007年，建设部、国家发改委、监察部、财政部、国土资源部、中国人民银行、国家税务总局等七部门联合发布《经济适用住房管理办法》。根据该办法：经济适用住房购房人拥有有限产权。在房屋、土地登记部门办理权属登记时，分别注明“经济适用住房”和“划拨土地”字样，这就意味着经适房无法像一般商品房那样交易。“购买经济适用住房不满5年不得上市交易”，“未取得完全产权前，不得用于出租或者转让”。

As wuhan city in recent years housing guarantee system in an important type，For the appropriate room sales，As early as in 2006, wuhan is issued regulations，The appropriate allowed to buy room full of 5 years，Can be listed trading，And requirement pay land profit and related cost。But land profit how charge has been no clear，Many have full 5 years to the appropriate in the room can't trade。2007 years，The ministry of construction、The national development and reform commission、The ministry、The Treasury、Land and resources、The people's bank of China、State administration of taxation, and seven departments jointly issued《Economy is applicable housing management approach》。According to the way：Economy is applicable housing is the person that buy a house with limited property rights。In the house、Land registration department deal with authority to belong to the registration，Separately indicated“Economy is applicable housing”and“Transfer land”words，This means that the appropriate room can't like general commodity house that deal。“Buy economy is applicable housing dissatisfaction five years shall not be listed trading”，“Not achieved full property right before，Shall not be used for rent or transfer”。

　　2007年购买经适房，到今年正好5年，意味着这些房源已经具备交易资格。但是到了2012年7月16日，武汉下发了“武政规【2012】14号”文件，针对2007年之后购买的经适房确定了上市交易原则——买卖差价的70%将作为土地收益上缴。这是由于当初市民购买经适房，用地性质为划拨，因此房价中不含地价，带有政府补贴性质。现在缴纳土地收益，在于将划拨土地转变为出让土地，也意味着卖房就放弃了政府补贴。武汉一区级房管局分管局长分析，经适房的用地属划拨性质，没有经过国有土地出让，这样才能确保经适房单价低于商品房。“之所以要收取买卖差价充当土地收益，就是相当于将经适房用地性质转成出让土地，这样就能自由买卖了。”湖北房地产学会专家委员认为，考虑到升值的绝大部分都是土地升值部分，因此按房屋买卖差价的七成上缴，相当于放弃政府补贴的地价并补足土地增值收益，这个比例设置合情合理。而且经适房是为满足中低收入者的住房问题，并非给其提供一条投资的渠道。“将差价的大头上缴，相当于政府给购房人当初买房款一个正常的利息收益。”

In 2007 the appropriate house purchase，This year to just five years，Means that these houses have trade qualification。But in July 16, 2012，Wuhan issued a“WuZhengGui【2012】14”file，For 2007 years after the purchase the appropriate room determined the listing for trading of buying and selling price difference principle-70% will be as land profit turned over。This is because people buy had the appropriate room，For the transfer of land property，So the house prices do not contain land prices，With government subsidies properties。Now pay land profit，To transfer land into land，Also means selling gave up the government subsidies。Wuhan a district-level housingadministration bureau chief for analysis，The appropriate room of the land transfer properties，Without the state-owned land transfer，So to ensure that the appropriate room unit price under commodity house。“Want to charge buying and selling price difference as land profit，Is equivalent to the appropriate room will land into land properties，So it can free selling and buying。”Hubei expert commissioner of real estate learn to think，Considering the appreciation of the majority is part of the land appreciation，Therefore according to the difference of building business seventy percent turned over，Equivalent to give up government subsidies and the land price appreciation income topping up the land，The proportion set reasonable。And the appropriate room is to meet the low-income housing，Not to its offer a investment channels。“The difference will be big head turned over，To the person that buy a house is equivalent to the government had to buy a house of a normal interest rate。”

　　但是在二手房市场业内人士看来，按差价的七成上缴土地收益，很难让经适房成为二手房市场的主流品种。对于卖家来说，其收益在不考虑相关税费的前提下，也只有30%，这肯定是低于其销售预期的，预计有卖房意愿的经适房业主不会很多。

But in the housing market insiders opinion，According to seventy percent of the price difference shall be handed over to land profit，It is hard to make the appropriate room be secondhand the room the mainstream market varieties。For sellers to，Its earnings without considering the premise of the relevant taxes，And only 30%，This is certainly less than its sales expected，The house is expected to have the appropriate house owner will not many。

细则尚未出台 Rules has not yet issued

　　二手经适房交易仍需等待 The appropriate secondhand building trade is still need to wait

　　值得注意的是，即使有卖房意愿的二手经适房的业主，在遵守这条规则的前提下，交易仍然无法立即实现。因为虽然根据“武政规（2012）14号”文形式下发的意见，购买满5年的经适房可以上市交易，并规定买卖差价的70%将作为土地收益上缴财政，优先用于保障房建设。但是武汉市房管局相关负责人称，此次政府仅是原则性确定经适房交易规则，而诸如如何交易等具体实施则仍要等细则方案出台。据了解，在此项规定及其配套操作细则正式出台前，武汉市目前已暂停包括2005年以前在内所有经适房的上市交易，有此需求的市民要等到新规实施后才能到房产部门办理交易过户手续。

Note the，Even with the will of the appropriate sell secondhand room of the owner，In compliance with the premise of this rule，Deal still could not immediately realized。Because although according to“WuZhengGui（2012）14”The form of opinions issued by，Buy it for five years of the appropriate room can be listed trading，And 70% of the difference between buying and selling provisions will be as land profit finance of turn，First used for security room construction。But wuhan housingadministration bureau is responsible for the relevant said，The government is only determine the appropriate principle building trade rules，And such as how to trading specific implementation is still to come, rules。According to understand，In the current regulations and related operation rules before the formal introduction，Wuhan has now suspended including 2005 years ago, the appropriate all of the listing of the room，There is the needs of the citizens to wait until after the implementation of the new rule to get to the real estate department to deal with trade transfer procedures。