What is a villa?

Villa, a different industry, is a place to enjoy life outside the house, and it is the second place rather than the first.

Tracing back to the source, there is no clear time starting point.

In ancient China, villas appeared very early, from the palaces of emperors and princes to the villas and manors of wealthy businessmen, landlords and gentry.

The appearance of villas abroad has a long history. Villa in the modern sense is mainly developed after learning from foreign industries.

According to different geographical locations and functions, it can be divided into mountain villas (including forest villas), waterfront villas (rivers, lakes and seas), pasture villas (grasslands) and manor villas.

This paper basically introduces the single-family houses built by villas, which are used for leisure and entertainment outside the houses, mostly in urban suburbs and scenic spots.

Ancient villas in China are also called other industries and museums, among which there are many gardens.

In the 3rd century, stepped residential villas appeared in Italian hillside areas.

China's villa appeared in the Western Jin Dynasty, and the biography of Xie Jin recorded that "the villa was built on a dirt mountain, and the bamboo forest in the building was very prosperous".

Famous villas in ancient China, such as Jingu Villa in Shichong, Luoyang in Jin Dynasty, Wangchuan Manor in Lantian, Wang Wei in Tang Dynasty, Humble Administrator's Garden in Suzhou in Ming Dynasty (see Suzhou Famous Garden), Jinye Manor in Hangzhou in Qing Dynasty (see photo, which no longer exists), Yuan Shao Garden in Beijing (see Beijing House Garden) and so on.

During the Ming Dynasty in China, the word villa was often seen in Chinese characters, such as the Ming Dynasty.

Wang Duo's "The Ministry of War Shangshu Festival of Prince Shaobao's Tombstone in Yuan Gong": "The villa of Gongying (Yuan Keli) is located in Mutuogang to entertain two people.

"Modern and modern villa facilities are becoming more and more perfect. The most distinctive ones are the flowing water villa designed by F.L. Wright, the Sava villa designed by le corbusier, and the" farnsworth residence "designed by L.Miss Van Derro.

The villas built in Qingdao, Lushan and Beidaihe in China belong to this category.

Villa classification is based on architectural forms. A. Independent villa: a single-family villa with a single house and strong privacy. This type is the oldest villa and the ultimate form of villa architecture.

B townhouse: a townhouse with its own yard and garage.

It consists of three or more apartment buildings, a row of two to four floors are connected together, and every few units use external walls, with a unified plane design and independent entrances.

Townhouse is one of the forms adopted by most economical villas at present.

C. Single-family villa: it is an intermediate product between townhouses and single-family villas, and it is a single-family villa composed of two units.

At present, the popular 2-PAC villa in the United States is a kind of single-family villa.

D. Overlapping villa: it is an extension of the overlapping style of townhouses, and it is also a bit like the improvement of duplex apartments. Overlapping villas are between villas and apartments, and are formed by overlapping multi-storey villa-style duplex houses.

Generally, there are four to seven floors, which are formed by overlapping villa units, and each unit has two to three floors. Compared with townhouses, this kind of bay can enrich the independent curved surface modeling, and at the same time overcome the shortcomings of narrow depth of townhouses to some extent.

E. Hanging Villa: Hanging Villa originated in the United States and is called "attic" or "hanging attic". It originally refers to a mansion located at the top of a high-rise building in the city center.

Generally speaking, it is a large duplex residence with villa shape built on the top of apartments or high-rise buildings.

Classification by architectural style

Judging from the architectural form of Cliff House, the appearance and modeling of villas have already broken the boundaries between regions and countries, and almost all the excellent villa architectural styles around the world are reflected in the villa market in China.

In fact, the division of architectural styles is very complicated in architectural theory. However, according to the domestic market, the popular villa architectural styles on the market at present are: A, China traditional garden style B, Japanese style C, European traditional aristocratic style D, North American style E and modern style.

The design points are as follows: ① According to local conditions, site selection should be closely combined with natural scenery, and sightseeing should be combined with scenic spots.

(2) adjust measures to local conditions, be close to nature and be in harmony with the environment.

③ The layout can be flexible and free on the premise of meeting the requirements of living and entertainment functions.

(4) Lightweight in shape, friendly in scale and good in indoor and outdoor space.

⑤ Simple structure, simple decoration, and strive to use local materials.

Price introduction Villa prices are determined by the market.

The price is for customers, because there has been this market trend since this year.

Especially from this year, I think the development of low-density housing will be polarized.

On the one hand, it is sought after by some investors or the wealthy class, and the villas in urban areas will develop rapidly, because it has investment value or has a great relationship with its convenience in life.

The so-called city villa, as we know, like Dongshan villa, will heat up or increase.

There is also a so-called suburban villa, which is purely a landscape.

In the past, there were many villas. In the past, there were not many choices in the primary market, and the supply in this area was limited.

On the other hand, after years of development, people living in villas are gradually divided.

Some people will come back. In the past, everyone praised the suburbanization of housing, but now they are all returning.

Or live in the city from nine to five.

Or find an unconstrained self-living space.

In this context, we can see that this customer base is more clear about products and payment ability.

In Miyun low-density villa, it has a very qualitative change.

After it was opened to traffic in June last year, the villa sold a lot at once.

Locally, this kind of low-density villa, or apartment, has a relatively large price gap.

From four or five thousand to five or six thousand, to seven or eight thousand, there are thousands.

As a product of Junshan, because of its product attributes, the pricing of various indicators in the whole Jingcheng Expressway is also very high.

Therefore, it is not cheap in terms of pricing.

According to the current market forecast, we set the average price at 10000 yuan.

However, compared with the central villa area, the central villa area is a traditional foreign-related residential area, mainly affected by land policies and groups, and the villa price may be between1.5-25,000.

In terms of products outside the central villa area, Junshan products are very cost-effective regardless of the acceptance of the whole market or the price of the whole market. The price of 10 thousand yuan is neither very cheap nor very expensive.

The key is that you regard it as a holiday and leisure villa. You have to see clearly that in addition to the products, there are high added values of the surrounding environment, which is also very cost-effective for customers.

There are two considerations for villa customers to buy a house. One is investment. The invested property is low-density, as long as it is a new product.

It's just that the return on investment of different products is different.

The second is called self-occupation.

From the point of view of self-occupation, different incomes or different buyers have different requirements for products.

From the market point of view, there is the demand of enterprise users at present.

With the development of enterprises, it also has the function of building corporate culture or receiving foreign business negotiations.

Then we will also consider that many enterprises will combine leisure and vacation to complete the so-called negotiations or meetings in a more relaxed environment.

The second is what we call the wealth class. Their collection of scarce goods in this scarce area or their use as a third residence is also relatively objective.

In fact, it does not rule out that some customers are the first residence. According to our statistics, in fact, in places like Miyun in the past, about 30% of customers would regard it as their first residence.

Because from the perspective of low-density housing, after all, this price is very different from the price of urban villas we said.

Like many luxury villas in urban areas, the price of villas is above 20 thousand, even to 30 thousand or 40 thousand

If many customers are not very dependent on the city and want to live in some low-density houses, I think there are such customers.

Sales research villa from the sales research of many villa projects, the speculation of villas does not seem obvious.

Many developers feel that the customers of real villa products are not based on speculation, but on their own needs and requirements for products.

If the conditions can be met, it will definitely be promoted.

In this way, it should be not only the characteristics of ordinary houses, but also widely used and spread in many villa projects.

Therefore, people who are good at research hope to find out the truth of the villa and the real reason for the villa.

A project dares to sell well. First of all, I would like to thank SouFun for giving me such an opportunity to chat with netizens about the villa at the end of the year.

It was also in several forums before, and it was also because by the end of the year, I talked about some situations of the villa in 2006. I think it is also because the whole big policy in 2006 was also volatile, so the impact on the whole industry is still quite great. As far as the high-end villa market is concerned, I personally feel relatively stable. Of course, there may be something invisible, such as the big policy on the land.

Regardless of whether the villa is hype or truth, I think it is a project that dares to say its own, and I think it should sell well.

I think you have a certain basis and reason, especially in Beijing, all transactions are registered online, and some are still a month behind.

I think the progress to this extent is not random, but has a foundation.

Another point is to trust the buyers, especially the high-end buyers.

They don't say that an item is easy to sell and then follow suit. Are very rational classes.

There should be a feeling about the project, there is no problem of speculation and non-speculation, but good products are always in a new state. As long as the product quality and area are excellent, it is necessary.

Villa project has become a new product, and good products are inevitable in the market, I think.

Xanadu is located in Shunyi villa area. As we all know, the central villa area has a development history of 15 years. Of course, more than half of its residents are foreigners, who have returned from overseas and lived overseas. There are also some foreign companies currently stationed in Beijing, most of which are mainly leasing. So this area embodies an international living atmosphere. So we have created products similar to Acadia in this field.

Then there are the details of the product. The townhouse part made by Arcadia is also a scarce product in the central villa area, because everyone knows that the central villa area is selling small single-family houses and large luxury houses, but the only scarce part is the townhouse part.

So we just filled a gap in this area, so I think it should exist for our project.

How can it be said that it can't be evaluated by simple sales volume and sales volume, because high-end products are highly personalized products and pay attention to personalized and differentiated things.

You didn't customize this product to cater to everyone. You must have done it for someone.

Say yes or no, not just in terms of sales volume and sales volume. It may be the trend of the market. Now this trend is obvious, it can't be cooled.

And I'm afraid the style will not change much in the last two or three years.

After reading some reports, some people say that after 2007, the project team with townhouses as the main body was squeezed out because single-family houses were no longer approved.

Also affected by it.

In 2005, I went to Shandong a few days ago to talk to the elderly in the institution. He said that 607 projects were approved, all of which were done according to 70 and 90, and all of them avoided 70 and 90.

We have been hoping that the country can come up with a more reasonable policy next year, because at first we looked at the 70,90 board, which is actually a regional plan. Now, in some places, it has become a plate in this region. We also had in-depth communication with the Academy of Social Sciences, including taking new projects, because apartment types are easy to avoid.

But one thing is very simple in huxing design, but as a project, the concept of this plate is chaotic.

For example, whether these two suites are 1+ 1 or 1+2, they are quite large garden villas after the merger, but they can be split into independent villas.

Whether the real estate license is one or two, from the design aspect, the design specification is given, which is definitely avoidable.

This is a very difficult question, the height of the Tao is one foot and the height of the devil is ten feet.

You said that the beam can be planned, but if the country has requirements, this can't be done, and the design cost is not good.

Judging from the sales survey of many villa projects, the speculation of villas does not seem obvious.

Many developers feel that the customers of real villa products are not based on speculation, but on their own needs and requirements for products.

If the conditions can be met, it will definitely be promoted.

In this way, it should be not only the characteristics of ordinary houses, but also widely used and spread in many villa projects.

So we are good at research, hoping to find out the truth of the villa and find out the real reason of the villa.

A project dares to sell well. First of all, I would like to thank SouFun for giving me such an opportunity to chat with netizens about the villa at the end of the year.

It was also in several forums before, and it was also because by the end of the year, I talked about some situations of the villa in 2006. I think it is also because the whole big policy in 2006 was also volatile, so the impact on the whole industry is still quite great. As far as the high-end villa market is concerned, I personally feel relatively stable. Of course, there may be something invisible, such as the big policy on the land.

Regardless of whether the villa is hype or truth, I think it is a project that dares to say its own, and I think it should sell well.

I think you have a certain basis and reason, especially in Beijing, all transactions are registered online, and some are still a month behind.

I think the progress to this extent is not random, but has a foundation.

Another point is to trust the buyers, especially the high-end buyers.

They don't say that an item is easy to sell and then buy it with the wind. Are very rational classes.

Market villas can be said that there were very few villas in 2007, because the previous villas were all set up in such low-density houses or science buildings, but now it is impossible to set up projects because of policy reasons, so it is scarce. Whether it is the scarcity of land or the scarcity of policies, there will not be a large number of villa plates in Beijing market in the future, mainly because of policies. If the developers of low-density houses or other row projects refuse to approve, the existing villas will increase in value, and the policy is 90 square meters and 70%. Because villas are large huxing, the value has increased, and another is the scarcity and appreciation of land.

Therefore, the existing villa area is a product of scarcity, which is very rare from the perspective of the format of the whole property.

Therefore, I think the villa price in 2007 should be higher, and the apartment type may be superior, because after all the developers take the land, they will make the villa bigger and make the environment better. Anyway, the price will be higher. I think the villa market in 2007 is a good market, the price will be very high, and the environment of the residential area will be better than the current villa area.

Brief introduction of China's development

With the macro-control of urban construction, the improvement of national income, the rapid construction of expressway and light rail system, especially the rapid rise of high-consumption groups, their deep pursuit of life has greatly promoted the process of residential suburbanization.

The so-called deep pursuit of life is nothing more than breathing fresh air every day, enjoying a quiet environment and having a sky where you can release your body and mind at will.

The rise of low-density villas in the suburbs just caters to this.

China villa developed to 2005, showing a variety of rich content.

During this period, the style, orientation, quality and operation mode of villas became increasingly clear.

In 2006, the state continued to stop the supply of low-density residential construction land such as villas, and took measures to strictly investigate the villa land that was still illegally granted.

By the end of the third quarter of 2005, there were about 37,000 hectares of land for commercial housing and villas in China, of which 30% were ordinary commercial housing, 0.0% were affordable housing, and 0.0/kloc-0.6% were villas and high-grade apartments.

But in fact, the land for villas and high-grade apartments that have been granted and are being granted nationwide is much higher than this ratio.

Compared with 2005, the villa market in 2006 fluctuated little.

In 2006, the villa market was not particularly heavy, and many projects were pushed later.

In terms of price, the price of high-quality projects has increased, but the increase is not big.

The market situation of poor positioning or poor quality of villa products has not changed.

The villa market in China has experienced several ups and downs, and the extensive development of commercial activities has promoted a new round of economic development, and the villa market has also shown signs of recovery.

After more than ten years' development, the total supply and demand of China villa market has obviously increased, and product types have been continuously introduced.

For example, in some coastal cities, we often see some wooden villas. The appearance and long-lasting antifouling and waterproof performance of the wooden villa coated with Ises paraffin oil are more in line with modern people's pursuit of quality life. However, it is worth noting that, on the whole, the types and quality of products in the villa market have obviously deviated from the actual needs of villa consumers.

China villa market will also face various opportunities and challenges.

In the vast rural areas, if you design villas, you can save more land, make full use of space and have a more stable structure.

The development and present situation of China Villa in the past ten years has taken 10 years, from the simple understanding that a single parking yard is a villa, to the imitation and reproduction of western-style villas, to the introduction of western culture to improve and adjust some Chinese and western-style villas, and to today's China Villa.

The villa market in China is gradually subdivided, and there is a phenomenon of "hot at both ends and cold in the middle". Economic villas and villas are menacing, showing a tendency to compete.

With the maturity of villa consumers and the perfection of national macro-control policies, the villa market has become more rational.

China villa has developed from a commodity in short supply to a process for modern urbanites to realize their ideal living.

From commodity to ideal, it confirms the important development course of China Villa 10.

In today's fierce villa market, a good villa will move towards a better and more quality lifestyle and survival ideal.

Throughout the development of contemporary villas in China, it has shown a trend of differentiation, personalization and modernization. We summarized the following characteristics, hoping to explore its development status and trajectory.

Scarce landscape is the most important selling point.

Villa customers pay most attention to the possession of scarce resources, from the influence of factors such as location, traffic, products, appearance, resources and use functions in the past to the consideration of natural landscape today, in which natural historical and cultural landscape has become the biggest selling point of villas.

Economical villas occupy the mainstream total price of 6.5438+0 million-3.5 million, which should be the mainstream of Wuhan villa market in 2008.

Because this kind of products have the strongest market digestibility.

It represents a group of people who need to experience villa life for the first time, with the largest audience and the fastest growth base.

The growth of the middle class and the improvement of income have created a broad market demand space for economic villas.

At present, villa projects at this price are basically intact as long as the products have no obvious defects.

But at the same time, some people think that economic villas may lead to a large number of backward models, waste land resources and deviate from the true meaning of "villa".

The mansion returns to rationality. After several stages of development, the luxury houses in China have become increasingly rational. Today's luxury houses not only have astronomical prices and gorgeous appearance, but also pay more attention to whether the internal quality can meet people's needs.

The practicability of luxury house has been improved, and its design concept, building materials and many other aspects are more forward-looking, which can lead the development trend of villa industry.

The person in charge of Wuhan Bird's Nest Villa believes that a mansion should have four obvious characteristics:

1. Products are scarce and have unrepeatable value factors;

2. The product function system is perfect;

3. It can reflect the regional value, that is, it exceeds the value of other products in the same region;

4. Reflect the sense of honor and realize the personal value of customers.

In fact, consumers of luxury houses are not short of houses. The main purpose of buying a luxury house is to improve the quality of life and try a new way of life.

Therefore, what they need is a high-class residence that can bring a new lifestyle, with a new concept of space and a new experience of space.

Reflects the geographical integration.

Regional culture has a great influence on the real estate industry.

As far as villas are concerned, westerners' villas are homes, while China's villas are luxury items for weekend leisure.

Americans' daily life radius may be 50km, 100km or even more, while China people don't have such a large living space, so the differences in lifestyle and consumption habits brought about by it become a problem for villa developers to think about.

At the same time, villa projects have begun to pay more attention to the integration of villas with surrounding natural and human landscapes, and pay more attention to the protection of the ecological environment.

High-tech applications are more extensive. Many high-tech products are first applied to the highest form of residence, such as wooden villa, which has the advantages of energy saving, ecological protection and land saving for construction.

For example, the energy-saving villa in Wuhan Bird's Nest has been enthusiastically sought after by the market, selling more than 500 villas in three years, leading the Wuhan villa market!

Villa has always been the exclusive product of a few people. With the stricter measures taken by the state to develop villas, villas have become an endangered species in the real estate market. Only a few elites with strength, vision and enthusiasm for life can enjoy the comfort and dignity brought by villas!

homonym

Vera, male, doctor, born in 1964, deputy director and researcher of Economic Crops Research Institute of Hubei Academy of Agricultural Sciences, post scientist of Farming and Cultivation Research Office of National Cotton Industry Technology System, executive director and deputy secretary general of China Cotton Society, executive director and secretary general of Hubei Cotton and Hemp Society, director of China Crops Society, editorial board member of Cotton Science, adjunct professor of Huazhong Agricultural University, adjunct professor and supervisor of Wuhan University.

Since 2003, he has presided over the "Tenth Five-Year Plan" key project of the Ministry of Agriculture "the second batch of national high-quality cotton base counties' scientific and technological services" and the "research and demonstration of high-quality and efficient production technology of main crops"; The provincial key science and technology project "Study on transgenic cotton aphid resistance gene"; Hubei Province New Century High-level Talents Project Fund and National Spark Plan Project "Hubei Rural Informatization Network Project Construction" and other projects.

The "Eleventh Five-Year" postdoctoral program of the Ministry of Agriculture "Establishment and Application of Modern Cotton Technology System with Low Consumption and High Efficiency"; Industrial plan "Research and application of simplified cotton planting, cost-saving and efficiency-increasing production technology";

The commonweal fund of Ministry of Science and Technology "Research and Application of Cotton Production Informatization in Hubei Province";

Provincial Natural Science Foundation "Research and Utilization of Hubei Cotton 12S Photosensitive Nuclear Sterile Germplasm";

Provincial scientific and technological research on "breeding of new cotton varieties (combinations)" and "

Study on low-consumption and high-efficiency cultivation techniques of cotton "; "Breeding of Hybrid Cotton Varieties in Xinjiang" and other cooperative projects 12.

The utilization mechanism of cotton leaves and branches and its supporting high-yield simplified cultivation techniques won the second prize of provincial science and technology popularization in 2004, the research and application of China cotton production prosperity report won the second prize of scientific and technological achievements of China Academy of Agricultural Sciences in 2007, the breeding of Emian 23 won the third prize of provincial scientific and technological progress in 2007, the breeding of Emian 25 was registered in Hubei Province in 2006, and the research and application of China cotton production early warning and monitoring technology was registered in Henan Province and Anyang City. In 2007, Kitty Villa issued two local standards, namely, Technical Regulations for High-quality and High-yield Cultivation of Branched Cotton and Technical Regulations for Cultivation of Insect-resistant Cotton. In 2008, Kitty Villa approved a local standard, Technical Specification for Cotton Substrate Seedling. In 2004, Kitty Villa won the Award for Outstanding Contribution to Scientific Research, in 2003, she won the second-class candidate of Hubei New Century High-level Talent Project, and in 2006, she was an outstanding CPPCC member. She published 14 papers.

Note: whether there is property right: it is necessary to ensure that the villa developer has paid the land transfer fee in full and can sell the real estate license; If you want to buy an auction house, you need a developer's pre-sale permit and work permit.

2. Municipal facilities: Most villas are located far away from urban areas, and the construction of municipal facilities accounts for a large proportion of the total investment of developers. It is necessary to ensure that water supply, sewage discharge, gas supply, heating, communication, power supply and satellite TV are in place.

Third, the traffic problem: even if the villa is located in a remote place, the traffic is very convenient, there is no traffic jam, and there are enough "shuttle buses to and from the city". The project of "although the journey is long, it does not affect the commuting time" can be considered.

Fourth, the community environment: the villa should be fully equipped, such as clubs, fitness centers, restaurants, supermarkets and so on. To ensure that the most basic needs of life can be solved.

In terms of villas, it is necessary to clearly list some supporting facilities in the residential area publicized by the developer as items to be inspected when handing over the house in the future, and clearly stipulate the corresponding liability for breach of contract.

Verb (abbreviation of verb) Property management: All-round property management is very important, especially security work.

The management in the residential area should be systematic, continuous and holistic, the efficiency of the maintenance department should be high, the service scope of property management should be wide, the attitude should be better than other residential areas, and the service level should be high. Of course, the property management fees charged should be reasonable.