房地产和建设项目管理专业英语省公共课一等奖全国赛课获奖课件.pptx

房地产与建设项目管理专业英语第1页Unit 1 Characteristics of Real EstateReal estate has many unique characteristics that make it different from other types of products.The characteristics can be divided into physical and economic features.房地产有许多不一样于其它产品特征，这些特征可分为物理特征和经济特征第2页Physical Characteristics1 Immobility Being immobility,the land is subject to control of the state and local governments under whose jurisdiction it exists.1 固定性 因为土地是无法移动，所以，它受所在州或者地方政府法规控制。第3页2 Lack of Standardization Even if the physical features of two homes were almost identical,zoning,deed restrictions,or title encumbrance could make their values considerably different.2 标准缺乏性 即使两处房屋物理性能几乎形同，而所在区域、契约条件或债权资格均能够使房屋价格有很大差异。第4页3 Long Life Real property may have a life span of 10 to 200 or more years.3 使用年限长 房地产有102甚至更长使用寿命。第5页4 Indestructibility Indestructibility,fourth physical characteristics of land,causes real estate to be a durable and relatively stable investment.4 不易损坏性 不易损坏性是房地产第四个物理特征，这使得房地产含有耐久性，而且是一个相对稳定投资。第6页Economic Characteristics In addition to the physical characteristics,land also has its particular economic characteristics:scarcity，,fixed investment,location,improvements.These economic characteristics also have an impact on the manner in which real estate business is carried out.除了物理特征外，土地还含有特殊经济特征，诸如稀缺性、投资固定性和地域性以及改建增值等特征。这些经济特征对房地产中交易方式产生影响。第7页1 Scarcity There is no scarcity of land as such;however,land of specific uses in specific locations is frequently insufficient to meet demand.1 稀缺性 土地并非会稀有到这种程度，不过对于特定地点特定用途土地却经常供不应求。第8页2 Fixed Investment Most modifications or improvements to the land cannot be moved,and it may take twenty or thirty years to repay the investment;thus,the investment is long lasting.2 投资固定性 大多数对于土地改良和开发都是不可逆，而且其投资回收期可能长达二三十年；所以这种投资是个持久过程。第9页3 Location Similar pieces of real property may have extremely different values just because of the difference in location.3 地域性 仅仅因为地段不一样，两处相同房地产可能会拥有完全不一样价值。第10页4 Improvements The fourth economic characteristic of land is its ability to be modified or improved,with the associated impact upon the value.4 可开发性 土地第四个经济特征是能够被改良和开发，从而对其价值产生对应影响。第11页Market CharacteristicsLocal Markets Real estate prices are highly vulnerable to local events such as plant layoffs or decline in local industries.当地市场 房地产价格非常轻易受到当地诸如工厂停工、工业衰退等事件影响。第12页Unorganized markets We saw that the immobility of real estate results in local markets.This,in turns,causes the real estate business to be highly decentralized and,to extent,unorganized.无序市场 我们看到，房地产不可移动性造成了当地市场形成。这种不可移动性进而造成了房地产交易分散甚至一定程度上无序。第13页Unbalanced Supply and Demand There may be a strong demand in some cities where economic conditions are good and,at the same time,a weak market in other cities where employment is low or industries are deteriorating.供需不平衡 在一些经济条件很好城市，其房地产市场往往有着强烈需求；同时，在其它一些就业率较低或者工业陷入衰退城市，其房地产市场经常比较疲软。第14页Private Transactions A large percentage of real estate transactions are between individual buyers and sells where neither party is in the real estate business.私人交易 相当百分比房地产交易都是在个人买家和卖家之间发生，他们双方都不能算作参加了房地产生意。第15页Unit 2 Investors in Real PropertyInvestment in real property is carried out by private persons,private trusts and the institutionsinsurance companies,pension funds,charities,property companies,property bond funds and property unit trusts.To some extent each has different objectives,and so their preferences differ.第16页房地产投资者包含个人，私人信托和一些机构保险企业，养老基金，慈善团体，房地产企业，不动产债券基金以及不动产信托。从某种程度上来说，它们都有各自不一样投资目标，所以也有不一样投资侧重点。第17页Private Persons Anybody who purchases a property rather than renting is an investor.The satisfaction or return received should at least equal what could be obtained if,instead,premises were rented and the money invested elsewhere.个人 任何购置而不是租赁不动产个人都是投资者。物业价值实现或者回报应不低于投资者出租该物业或作其它投资所得回报。第18页Insurance Companies By and large,life-insurance companies try to match assets to future liabilities,and this largely determines the spread of their portfolios as between short and long-term fixed-interest investments and equity holdings.保险企业 普通而言，人寿保险企业努力使他们现有资产与未来债务相平衡，这在很大程度上决定了其投资范围：包含短期或长久固定回报率投资和股本持有。第19页Pension Funds The smaller pension funds invest in property indirectly through pension fund property unit trusts,whose trust deeds limit membership to pension funds and charities enjoying tax exemption.养老基金 小型养老基金普通经过投资养老基金不动产信托间接地投资房地产。这类信托要求其投资者只能是享受免税待遇养老基金和慈善团体。第20页Charities and Trusts Charities and trusts are concerned not only with income(from which periodic distributions are made)but also with retaining the real value of trust funds.慈善团体和信托 慈善团体和信托关心不但仅只是收益（定时分红起源），还有保持信托基金实际价值。第21页 Property Companies Property investment and development companies have grown considerably since 1945,largely reflecting the boom in urban redevelopment.房地产企业 房地产投资和开发企业在1945年以后快速发展起来，这在很大程度上反应了城市再开发兴起。第22页Property Bond Funds The person wishing to invest in property is faced with the snag of having insufficient funds to buy prime property,the kind which has shown the greatest capital growth.不动产债券基金 有意于不动产投资者总见面临缺乏足够资金购置有成长潜力房产妨碍，而正是这类房产拥有最大资本增值能力。第23页Property Unit Trusts A similar principle operates with those unit trusts which specialize in property,but in order to avoid management commitments,such unit trusts use their funds to buy shares in property companies or in companies such as hotels which are concerned with property.不动产信托 运作标准类似于那些专注于房地产信托企业，不过为了防止管理承诺，这种信托企业用它们资金购置房地产企业或者像酒店这种与房地产相关系企业股份。第24页&Building Societies Building societies can be regarded as institutional investors since they are the most important source of loans for house purchase.建房互助会 建房互助会可被视作机构投资者，因为它们是购房贷款最主要起源。第25页Process of developingThe Development Concept Real estate development,like most projects,begins with a person and an idea.开发构想开发构想 和大多数项目一样，房地产开发始于一个人和一个构想。第26页Market Study The next step is to conduct a market study to determine what type of development is in demand.市场调研市场调研 下一步就是开展市场调研，从而确定需要何种类型开发。第27页Site Selection and Preliminary Feasibility Study Remember the Golden Rule of Real Estate Development:those who control the land make the Golden Rules.选址和初步可行性研究 请记住房地产开发业金科玉律：认地不认人（谁控制了土地，谁就取得了主动）。第28页 Under these circumstances,your confidence in the future success of the project will determine if you want to take the risk if buying unconditionally.在这些情况下，你是否要冒险去无条件地购买，取决于你对项目未来是否有把握。第29页Land Acquisition Study Once you control the land,you can take the time to conduct a more detailed assessment of the parcel.征地研究征地研究 一旦你控制了土地，你就能花时间去开一旦你控制了土地，你就能花时间去开展更详细展更详细评定评定工作。工作。第30页Retaining the Professional Team You are looking for people with good track records in development capable of meeting deadlines and budgets.聘用聘用专业团体专业团体 你要寻找在开发方面拥有优异你要寻找在开发方面拥有优异业绩业绩，能，能处理处理进度和预算进度和预算等各种难题人才。等各种难题人才。第31页Financial Feasibility Study A financial feasibility study is done in conjunction with the land acquisition study,a feasibility study will provide sketches of your site and generate financial information necessary to determine how much the job will cost and whether you can make a profit.财务可行性研究 财务可行性研究是在做征地研究时一起完成，它为你提供工地草图和必要财务信息，从而决定项目标预算以及是否能够盈利。第32页Obtaining Government Approvals and Refinement of the Plan Zoning and subdivision approval must be obtained from the municipality.获取政府同意和计划精化 必须要从市政当局获取城市区划和细分规划同意。第33页Unit 3 A Review of the Development ProcessThe Development ConceptMarket StudySite Selection and Preliminary Feasibility StudyLand Acquisition StudyRetaining the Professional TeamFinancial Feasibility StudyObtaining Government Approvals and Refinement of the Plan第34页The Development Decision It should be clear that there are four important factors that come into play;market study,physical features,government regulations,and financial feasibility.开发决议 应该清楚有四种原因在起作用，它们是：市场调研结果、物业自然特征、政府法规和财务上可行性。第35页Infrastructure Development and Building Once you receive approvals and financing,you can begin the construction phase of the project.基础设施开发和建设 一旦你取得了许可，融到了足够资金，你就能够开始进入项目标建设阶段。第36页Developing a Sales Program A sales and marketing program should have been developed at an early stage and continually refined.制订销售计划 在早期就应该制订营销计划并逐步将其完善。第37页Sale and SettlementThe settlement is the culmination of developers efforts.Here,the lender is paid off,the buyer receives a new home,and the developer is paid.销售和结算 结算标志着开发商大功告成。这时，贷款方取得了回报，业主得到了新家，开发商也获取了收益。第38页Unit 4 Land Acquisition StudyOnce a potential site is located,the land acquisition study can begin.The land acquisition study can be divided into six categories:Property Inventory Environmental AnalysisUtilitiesRegional InventoryGovernment RegulationsDevelopment Decision第39页一旦一个潜在地址被选定，征地研究就能够开始了。征地研究可分为六类：财产清单 环境分析 公用事业设施 区域清单 政府法规 开发决议第40页These categories are themselves divided into about 40 sub categories,listed as follows:1 Property Inventory1)Legal description2)Site of property3)Current use of land and income produced4)Title5)Liens6)Easements and rights of way7)Restrictions8)Assessments9)Property taxes第41页这六大类又可大约40个小类，以下：1 财产清单1)正当界定2)财产地址3)当前土地使用及所获收益4)全部权5)抵押权6)地役权和通行权7)限制8)估价9)财产税第42页2 Environmental Analysis10)Microclimate11)Water 12)Vegetation13)Topography and land survey14)Soil15)External factors(noise,odors,vistas)第43页2 环境分析10)微气候11)水12)植被13)地形和土地勘测14)土壤15)外部原因（噪音，气味，风景）第44页3 Utilities16)Water17)Sewer18)Electric and gas19)Telephone and cable TV20)Solid waste disposal3 公用事业设施16)供水17)排水管道18)电力和煤气19)电话和有线电视20)固体废弃物处理第45页4 Regional Inventory21)Adjoining land use22)Community facilities23)Schools24)Emergency services25)Surface transportation26)Public transportation27)Existing and proposed land uses28)Growth patterns-proposed and projected 第46页4 区域清单21)邻近土地使用22)小区设施23)学校24)抢救服务25)地面交通26)公共交通27)现有和计划土地用途28)计划发展模式第47页5 Government Regulations29)Permits and regulations30)Zoning and subdivision regulations31)Environmental regulations32)County and municipal comprehensive plan33)Plan submission第48页5 政府法规29)许可和管理30)区划法与细分条令31)环境法规32)国家和城市整体规划33)计划呈报第49页6 Development Decision34)Assessment of land acquisition study35)Market analysis36)Development concept 37)Financing38)Negotiating land acquisition39)Price and conditions40)Go or fold.第50页6 开发决议34)征地研究评定35)市场分析36)开发构想37)融资38)协商征地39)价格和条件40)实施或者放弃第51页Unit 5 Land Use Planning and Zoning Land can be used for farming,industry,commerce,residential living,or recreation.As urban area expands,it becomes important to plan the use of land rather than to let it be developed in an unplanned manner.It is then necessary to enforce the plan through restrictions on land use that implemented by(a)zoning regulations and building codes and(b)requirements for starting subdivisions of residential or industrial construction.第52页土地可用作农耕，工业，商业，住宅或者娱乐等用途。伴随城市范围扩大，有计划地使用而不是盲目地开发土地显得犹为主要。因而，总体规划实现需要借助于对土地利用两种限制来完成：（1）区划法和建筑法（2）对居住区或工业区细分规划规范。第53页1 Levels of Planning Urban area planning takes place at the federal,regional,state,and local levels.State legislatures have also given these municipalities the right to establish planning commissions under legislation referred to as enabling acts.It may be either advisory or have executive responsibility,although experience has shown that a planning commission,in order to be effective,needs the authority to enforce its decisions.The development and implementation of the master plan require funds.Initial funds can be secures from bond issues because the plan usually results in building project that increase taxable values.Thus,bond issue for master plans provide for a return through future taxes of amounts substantially higher than the original costs of the master plan.第54页1 规划层次 城市规划出现在联邦，地域，州和当地等层次。各州法律机构也已授权其市、镇政府部门依照实施法设置规划委员会。规划委员会可能是一个顾问性质机构，也可能是含有执行职能机构。然而经验表明规划委员会要有效实施其决议，必须得到对应授权。总体规划研拟和执行需要资金。因为总体规划往往会带来房产项目，造成税收增加，所以规划开启资金能够经过债券发行来筹集。这么，为规划而发行债券经过未来税收形式，带来回报将远远高于规划成本。第55页2 Purpose of Zoning Implementing the plan for an urban area depends heavily upon the power to the zone.Zoning is a means for regulating and controlling land and its use even though property is privately owned.The first real zoning ordinance was passed by New York City in 1916.Total floor area/Lot area=Floor area ratio(FAR).第56页2 区划目标 一个城市规划执行在很大程度上依赖于区划力量。区划是管理和控制土地及其使用一个伎俩，即使对于私人拥有物业也依然如此。纽约在19经过了第一部真正意义上分区区划法规。总建筑面积/用地面积=容积率第57页Unit 6 Mortgages and Financial Market All types of debt instruments are bought and sold in financial market,which is made up if two components,the money market and the capital market.Corporate and consumer debts are split about evenly between the money market and the capital market,whereas mortgage market utilizes long-term instruments almost exclusively and thus is part of the capital market.第58页金融市场由货币市场和资本市场两部分组成，里面买进卖出着各种类型债务票据。企业和消费者债务大致均衡地分布在资金市场和资本市场，抵押市场几乎无一例外地利用长久票据从而成为资本市场密不可分一部分。第59页1 Primary Mortgage Market By definition,an institutional lenders is a lender that meets two criteria:the institution accumulates deposits from individuals of businesses(such as savings accounts),pools the funds,and reinvests the funds in real estate mortgages or other loans or securities;and the institution conforms to state andfederal regulation applicable to its charter.第60页1 初级抵押市场 从定义来看，机构性贷方符合两个条件：一是机构必须吸收个人储蓄，聚集资金，并把资金再投向不动产抵押贷款市场或其它贷款市场或证券市场；二是机构须恪守与其营业范围相关州和联邦政府法规。第61页2 Primary Mortgage Market Activities The primary mortgage market deals with relationships between mortgage loan borrowers and lenders originating the loans.The term origination is sometimes used to include all activities related to bringing a loan into the lenders portfolio.The term may include only the solicitation to obtain mortgage loans and the taking of the loan application.第62页2 初级抵押市场活动 初级抵押市场包括因贷款而产生抵押贷款借贷双方之间关系。发起这一术语有时指全部把贷款纳入贷方投资项目范围活动，有时特指获取抵押贷款和接收贷款申请。第63页3 Secondary Mortgage Market The secondary mortgage market consists of investors,lenders,or government agencies who buy and sell mortgages originated by primary lenders.3 次级抵押市场 次级抵押市场由投资者，贷方或者一些政府机构组成。这些政府机构参加买卖源于初级贷方抵押权。第64页Unit 7 Marketing Real Estate Marketing is the process of planning and executing the conception,pricing,promotion,and distribution of ideas,goods and services to create exchanges that satisfy individual and organizational objectives.市场营销是对思想、货物和服务进行构思、定价、促销和分销计划和实施，从而产生满足个人和组织目标交换过程。第65页 The real estate broker deals both with sellers and prospective buyers of real estate.The brokers relationship with the sellers involves obtaining properties to list.房地产经纪人同房产卖方和潜在买方都要打交道。他们和卖方业务主要是将卖方物业列入等候交易名单。第66页The dominant reasons that home sellers turn to real estate broker rather than trying to sell their property on their own are they need technical assistance and are hesitant to take risks.住房出售者请房地产经纪人代理而不是自己操办主要原因，一是他们需要经纪人专业帮助，二是他们不愿意负担风险。第67页Unit 8 Methods of Valuation(1)1 The Comparative Method The more uncommon a property is,and the more specialized the type of property,the less likely is it that the valuer will be able to find good“comparables”.1 比较法 物业越不普通，其类型越特殊，估价者就越难找到好比较案例。第68页 The skill of the valuer will be required to make an allowance in money terms for such difference in value caused by a different geographical situation.要凭估价员经验对地理差异引发价值差异作价格修正。第69页2 The Contractors Method In using the contractors method the valuer must therefore