理性看房价


对于商品房的价格，媒体讨论非常热闹，一会儿说房价要崩盘，一会儿说还在上涨。国外专业机构研究报告称中国的房地产市场已经到了看似“接近爆炸”的边沿，据有关政府机构公布的数据，全国商品房的价格一直在上涨。

涨、涨、涨，这种涨势让越来越多的人感到不对劲，更多的学者站出来论证我国房地产的泡沫论，甚至国内有学者尖锐提出要防止房地产商要挟经济。政府终于也坐不住了，国务院要求建设部拿出分析报告来。有人开始预感到了不安，政府部门指责房地产开发商，说是他们利用政策和市场信息的不对称，恶意炒作致使房价上涨，而开发商也在抱怨政府，说是政府不合理的土地政策导致房地产价格的上扬。

政府的指责，开发商的抱怨，学者的担忧，媒体的热闹，个中意味，对普通民众来说谁能弄得清楚，在一片涨势中，民众失去了理性的思考。房产大佬潘石屹说：“……各方言论都陷入不理智了”，那么现在我们就来理性分析一下商品房的价格。

商品房合理价格的评判标准
商品房也是商品，任何一个东西要商品化一定有一个购买者可以普遍接受的价格，这个价格我们认为是个合理价格。

那么合理的价格是多少呢？国外有个公认的评判标准，商品房的价格应该是家庭年收入的3到6倍，按这个标准我们来计算一下北京合理的房价，北京普通职工的月平均工资大概也就是1500元，家庭年收入36000元，那么北京商品房合理的价格我们很容易计算出来。按这个标准来评判北京商品房的价格，现行的市场价格高出了几倍，那么北京现行商品房的价格是不是合理就不用多说了。

商品房的价格构成
商品房的构成到底是怎样的，这个问题目前没有任何机构、任何人出来澄清，哪怕是透露任何一点点的信息，所以我们只能自己去猜测。为了分析问题方便，我们可以将房屋价格构成分拆成几块：1、建筑成本，2、土地成本，3、政府规费，4、开发商的收益。下面我们逐项来分析。

1、建筑成本
这里说的建筑成本就是从一块地上将房子盖起来的费用，包含人工和材料费用。对于农民而言，向村里要块地，自己就可以盖房子，他们认为盖房子只要花工钱和材料钱，也就是只需要支付建筑成本。

那么建筑成本是多少呢？这个价格是大家想不到的便宜，在北京的行价是每平方米300元的价格就可以让人包工包料将房子盖起来，也就是说自己盖个200平米的“别墅”建筑成本也不过6万元。在城里盖楼，建筑材料和人工成本是一样的，因为其规模效益，建筑成本不会比这高，不过高层的房子，建筑成本要高一些。

这么说在北京真正花在盖房子上的钱一般不到房屋价格的二十分之一。

2、土地成本
房子是盖在地上的，城里土地是要用钱买的。要花多少钱来买，不知道。在相关的报道里我找到了相应的信息，在北京一平方米土地的价格达到2000元算是非常高的，在这里盖商品房，将来售价将达到10000元/平米，这样说土地成本要占到房屋价格的五分之一。

按我国现行的土地政策商品房土地使用权是70年，70年后怎么办，很多人问到这个问题，但是没有任何机构可以作答。在深圳这个问题已经显现出来了，有的房屋土地使用权到期了，土地已经没有使用权了，房子成了空中楼阁。

我国土地出让金制度现在也正受诟病，被认为是推动商品房价格上扬的原因之一。有人提出政府不应该收这么高的土地出让金，从社会公平的角度认为这笔费用不能由购房人来承担。现行的土地政策是仓促向邻居香港学的，是有问题的，过去了这么多年，这个政策也应该回归理性。这个政策以后如何改，我们等待政府出台新的规定，但是对土地价格应当采取适当的措施平拟。

3、政府的规费
政府热衷于房地产开发当然是有道理的，其中的一个原因就是可以搭便车收取各种规费，这个问题无论是政府还是开发商都是讳莫如深，因为含在房屋价格中，普通民众也无人问起。96年以前看到的相关资料称这些规费大概有150项以上，占到房屋价格的40%，那个数据是否准确？现在的情况是否有所改变，同样是无从知道。

这些规费是不是应该收？应该收多少？收费的是那些项目？收取这些费用是不是应当向民众公示？我们只能说不知道，更无法进行讨论。

4、开发商的收益
开发商的收益应该很好计算，其公式为：开发商的收益=房屋售价—建筑成本—土地成本—政府规费。因为该公式中有两项为未知数X，所以开发商的收益同样是未知数X。我们看到富豪榜上大多数是开发商，他们因为开发房地产而获得了巨额财富，只能由此猜测他们的收益。

仔细分析了商品房的价格构成，因为无从得知相关数据，还是分析不清楚，不公开的市场信息遮蔽了民众理性的双眼。我们有理由相信建设部的指责，开发商利用市场信息的不对称炒作、抬高商品房价格；我们也有理由相信开发商的抱怨，政府不合适的政策促使房屋价格上涨。

买房投资理性分析

人们普遍的印象是房地产是保值的，这应该是建立在规范的市场和合理的价格前提下。这在中国目前恐怕是虚妄，想想房子越来越旧，土地的使用年限越来越少，商品房的价值如何得以保值呢？而且还有一个问题要考虑，买的时候的价格是不是合理，如果比合理价格低，那么房屋将有上涨的空间。如果是高于合理价格，则不仅不保值，反而是要缩水的。

买房子投资无非是两种方式，要么用来出租拿租金，要么等涨价后卖出去，挣差价。
我们先来分析作为出租的投资，任何投资要有一定的收益率才值得投资。一般认为如果房屋靠租金10到15年能收回全部房款，那么这个投资是值得做的。据说某省会城市的商铺购买价为100万块，而租金却只有900块一个月，这么算来，不考虑空租时间，将需要100年才能把房款收回来，那时房屋的土地使用权早就到期了，靠租金根本不可能把本钱挣回来。再说有谁会有这样的耐心去等待100年，享有100年后的收益。购房时这样的疯狂不知道出于何种驱使。

买房子等涨价后再卖出去，来挣取差价，就象买卖股票只看涨跌，通过低进高出赚取短期的差价，而不问实际价值，作为短期的投机行为温州炒房团就是专职做这种事。人们看到的一个事实是一个小区从开盘就一直往上涨。其实，这是开发商的一个策略，故意制造的涨价现象。涨多少都只是一个数字上的游戏而已，只有能变现才能真正获得涨价带来的实际利益。房屋进入二手房市场一定要降价，很简单的道理，二手房交易要另外交规费和其他交易费用，这两笔费用是很高的。只有这些费用加房价仍然不高于新房子的价格才对购买者有吸引力。有温州炒房团的存在，说明这个涨幅还是很大，大于进入二手房交易损失费用，看来短期的投资还可以去做的。

对外贸易经济合作部


关于设立外商投资股份有限公司若干问题的暂行规定(附英文)
1995年1月10日，对外贸易经济合作部

第一条 为进一步扩大国际经济技术合作和交流，引进外资，促进社会主义商品经济的发展，外国的公司、企业和其他经济组织或个人（以下简称外国股东），按照平等互利的原则，可与中国的公司、企业或其他经济组织（以下简称中国股东）在中国境内，共同举办外商投资股份有限公司（以下简称公司）。
第二条 本规定所称的外商投资股份有限公司是指依本规定设立的，全部资本由等额股份构成，股东以其所认购的股份对公司承担责任，公司以全部财产对公司债务承担责任，中外股东共同持有公司股份。外国股东购买并持有的股份占公司注册资本25％以上的企业法人。
第三条 公司为外商投资企业的一种形式，适用国家法律、法规对于外商投资企业的有关规定。
第四条 设立公司应符合国家有关外商投资企业产业政策的规定。国家鼓励设立技术先进的生产型公司。
第五条 公司可采取发起方式或者募集方式设立。
第六条 以发起方式设立的公司，除应符合公司法规定的发起人的条件外，其中至少有一个发起人应为外国股东。
以募集方式设立的公司，除应符合前款条件外，其中至少有一个发起人还应有募集股份前3年连续盈利的记录，该发起人为中国股东时，应提供其近3年经过中国注册会计师审计的财务会计报告；该发起人为外国股东时，应提供该外国股东居所所在地注册会计师审计的财务报告。
第七条 公司的注册资本应为在登记注册机关登记注册的实收股本总额，公司注册资本的最低限额为人民币3千万元。其中外国股东购买并持有的股份应不低于公司注册资本的25％。
第八条 股东认购的股份的转让应符合本规定第七条所规定的条件。发起人股份的转让，须在公司设立登记3年后进行，并经公司原审批机关批准。
第九条 发起人达成设立公司协议后，可共同委托一发起人办理设立公司的申请手续。具体程序是：
（一）申请人向其省、自治区、直辖市及计划单列市政府主管部门（以下称主管部门）提交设立公司的申请书、可行性研究报告、资产评估报告等文件。
以募集方式设立公司的，申请人还须提交招股说明书。
（二）上述文件经主管部门审查同意后，由主管部门转报省、自治区、直辖市及计划单列市对外经贸部门。上述文件经省、自治区、直辖市及计划单列市对外经贸部门核准后，发起人正式签定设立公司的协议、章程。
（三）发起人签定设立公司的协议、章程，报省、自治区、直辖市对外经贸部门审查同意后，报对外贸易经济合作部审查批准。对外贸易经济合作部在45日内决定批准或不批准。
第十条 发起人提交的各项文件必须用中文书写。在发起人各方认为需要时，可商定再用一种外文书写，但以审批生效的中文文本为准。
第十一条 设立公司的申请书应概要说明：
（一）发起人的名称、住所、法定代表人；
（二）组建公司的名称、住所及宗旨；
（三）公司设立方式、股本总额、类别、每股面值、发起人认购比例、股份募集范围和途径；
（四）发起人的生产经营情况，包括近3年生产经营、资产与负债、利润等情况（限于以募集方式设立公司的发起人）；
（五）公司的资金投向及经营范围；
（六）提出申请的时间，发起人的法定代表签名并加盖发起人单位公章；
（七）其他需要说明的事项。
第十二条 发起人协议应包括以下主要内容：
（一）发起人的名称、住所、法定代表人的姓名、国籍、住所、职务；
（二）组建公司的名称、住所；
（三）公司的宗旨、经营范围；
（四）公司设立的方式、组织形式；
（五）公司注册资本、股份总额、类别、发起人认购股份的数额、形式及期限；
（六）发起人的权利和义务；
（七）违约责任；
（八）适用法律及争议的解决；
（九）协议的生效与终止；
（十）订立协议的时间、地点，发起人签字；
（十一）其他需要载明的事项。
第十三条 发起人设立公司的协议、章程经对外贸易经济合作部批准后，发起人应在30日内凭对外贸易经济合作部颁发的批准证书到银行开立专用帐户。发起人应自批准证书签发之日起90日内一次缴足其认购的股份。发起人在公司发行的股份缴足之前应承担连带认缴责任。公司不能设立时，发起人为设立行为所发生的费用和债务负连带责任。
第十四条 以发起方式设立公司的，发起人按本规定第十一条的规定缴足其认购的股份后，应当选举董事会和监事会，由董事会向公司登记机关报送设立公司的批准文件、公司章程、验资证明等文件，申请设立登记。
以募集方式设立公司的，发行股份的股数缴足后，必须经法定的验资机构验资并出具证明。发起人应当在30日内主持召开公司创立大会，并选举董事会、监事会，董事会应于创立大会结束后30日内，向公司登记机关报送设立公司的批准文件、公司章程、验资证明、创立大会的会议记录等文件，申请设立登记。
公司登记机关自接到全部登记文件之日起30天内完成登记注册手续，并颁发营业执照。
第十五条 已设立中外合资经营企业、中外合作经营企业、外资企业（以下简称外商投资企业），如申请转变为公司的，应有最近连续3年的盈利记录。由原外商投资企业的投资者作为公司的发起人（或与其他发起人）签定设立公司的协议、章程，报原外商投资企业所在地的审批机关初审同意后转报对外贸易经济合作部审批。
申请转变应报送下列文件：
（一）原外商投资企业的合同、章程；
（二）原外商投资企业董事会关于企业改组的决议；
（三）原外商投资企业投资者关于终止原合同、章程的决议；
（四）原外商投资企业资产评估报告；
（五）发起人（包括但不限于原外商投资企业投资者）协议；
（六）公司章程；
（七）原外商投资企业的营业执照、批准证书，最近连续3年的财务报告；
（八）设立公司的申请书；
（九）发起人的资信证明；
（十）可行性研究报告。
第十六条 上述申请经对外贸易经济合作部批准后，发起人应自批准证书签发并缴足其认购的股本金后向公司登记机关办理变更登记手续。
第十七条 外商投资企业变更登记为公司后，原外商投资企业的一切权利、义务全部转由公司承担。
外商投资企业的中外投资者在原外商投资企业合同、章程中承诺的义务，应列入发起人协议及章程，同样适用所设立的公司。
第十八条 国有企业、集体所有制企业如申请转变为公司的，除符合本规定其他条款的规定外，还须符合以下条件：
（一）该企业至少营业5年并有最近连续3年的盈利记录；
（二）外国股东以可自由兑换的外币购买并持有该企业的股份占该企业注册资本的25％以上；
（三）企业的经营范围符合外商投资企业产业政策。
中外股东作为发起人签定设立公司的协议、章程，报企业所在地审批机关初审同意后转报对外贸易经济合作部审批。
申请转变应报送下列文件：
（一）原企业资产评估报告；
（二）设立公司的申请书；
（三）可行性研究报告；
（四）发起人协议；
（五）公司章程；
（六）原企业的营业执照、最近连续3年的资产负债表；
（七）发起人的资信证明；
（八）其他必要的文件。
第十九条 上述申请经对外贸易经济合作部批准后，发起人应自批准证书签发并缴足其认购的股本金后向公司登记机关办理变更登记手续。
第二十条 股份有限公司申请转变为公司的，除符合本规定其他条款的规定外，还须符合以下条件：
（一）该股份有限公司是经国家正式批准设立的；
（二）外国股东以可自由兑换的外币购买并持有该股份有限公司的股份占公司注册资本的25％以上；
（三）股份有限公司的经营范围符合外商投资企业产业政策。
第二十一条 股份有限公司通过向社会公开发行人民币特种股票（Ｂ股），申请转变为公司的，应报送如下文件：
（一）股东大会对转变为公司的决议；
（二）原股份有限公司资产评估报告；
（三）申请转变为公司的报告；
（四）原股份有限公司章程的补充、修改协议；
（五）证券管理部门批准公开发行人民币特种股票（Ｂ股）的文件；
（六）其它必要的文件。
第二十二条 股份有限公司通过增资扩股或转股发行外国股东持有的股份，申请转变为公司的，除报送前条第（一）、（二）、（三）、（四）款规定的文件外，还应报送股份有限公司与定向购股人的购股协议等其他必要的文件。
第二十三条 股份有限公司在境外发行境外上市外资股（包括但不限于Ｈ股和Ｎ股）并在境外上市申请转变为公司的，除报送第二十一条第（一）、（二）、（三）、（四）款规定的文件外还应报送如下文件：
（一）证券管理部门批准境外上市的文件；
（二）境外证券机构批准原股份有限公司股票上市的文件；
（三）境外上市的原股份有限公司股票交易情况。
第二十四条 上述申请经对外贸易经济合作部批准后，原股份有限公司应持批准证书和公司的募股证明向工商行政管理机关办理变更登记手续。
第二十五条 本暂行规定未规定的公司的其它事宜，按《公司法》、“国务院关于股份有限公司境外募集股份及上市的特别规定”及有关规定办理。
第二十六条 凡属外商投资企业改组成公司的，其减免税等优惠期限，不再重新计算。
第二十七条 香港、澳门、台湾地区的公司、企业、其它经济组织或个人，在大陆投资设立公司的，准用此暂行规定。
第二十八条 本暂行规定由对外贸易经济合作部负责解释。

Provisional Regulations of the Ministry of Foreign Trade andEconomic Cooperation on Certain Issues Concerning the Establishment ofCompanies Limited by Shares with Foreign Investment

(Promulgated on January 10, 1995)

Whole document
Provisional Regulations of the Ministry of Foreign Trade and Economic
Cooperation on Certain Issues Concerning the Establishment of
Companies Limited by Shares with Foreign Investment
(Promulgated on January 10, 1995)
Article 1
In order to further expand international economic co-operation and
technological exchange, to absorb foreign investment and to promote the
development of socialist market economy, foreign companies, enterprises
and other economic organizations or individuals (hereinafter referred to
as foreign shareholders) may incorporate themselves into a company limited
by shares with foreign investment (hereinafter referred to as the company)
with Chinese companies, enterprises or other economic organizations
(hereinafter referred to as Chinese shareholders) within Chinese territory
on the principle of equality and mutual benefit.
Article 2
In these Regulations, the term "a company limited by shares with
foreign investment" refers to an enterprise legal person established in
accordance with these Regulations, with the entire capital being divided
into shares of equal value, where the shareholders bear responsibilities
to the company to the extent of the number of the shares they hold and the
company bears responsibilities for its debts with all its assets, and
where the Chinese and foreign shareholders jointly hold the company's
stock, with the shares subscribed and held by foreign shareholders being
more than twenty-five per cent of the company's registered capital.
Article 3
The company is one of the forms of enterprises with foreign investment
and shall be governed by the relevant laws and regulations of the state
concerning enterprises with foreign investment.
Article 4
The establishment of such company shall be in conformity with the
state industrial policies concerning foreign investment. The state
encourages the establishment of production-oriented enterprises using
advanced technologies.
Article 5
The company may be established by means of promotion or offer.
Article 6
The company set up by means of promotion shall meet the conditions as
provided for in the Company Law on promoters, with at least one of the
promoters being a foreign shareholder.
The company established by means of offer shall meet the requirements
as provided for in the preceding paragraph, with at least one of the
promoters having records of continuously making profits in the recent
three consecutive years prior to the offer. In case the aforementioned
promoter is a Chinese shareholder, the last three years' financial
statements audited by a Chinese certified public accountant should be
furnished. In case the aforementioned promoter is a foreign shareholder,
the financial statements audited by a certified public accountant
registered in its country of residence should be furnished.
Article 7
The registered capital of the company shall be the total share capital
registered with the registration authority and actually paid in. The
minimum amount of the registered capital of the company shall be RMB 30
million, with the shares subscribed and held by foreign shareholders being
no less than twenty-five per cent of the registered capital.
Article 8
The transfer of the shares subscribed by the shareholders shall meet
the conditions stipulated in Article 7 of these Regulations. The
promoters' shares may be transferred after three years from the date of
registration of the company, subject to the approval by the original
examination and approval authority.
Article 9
After the promoters conclude an agreement to establish the company,
they may jointly entrust one of them to handle all matters regarding the
application for setting up the company. The detailed procedures are as
follows:
(1) the applicant shall submit an application for the setting up of
the company, feasibility study report, asset evaluation report, etc. to
the competent departments of the provinces, autonomous regions,
municipalities directly under Central Government and cities with
independent planning (hereinafter referred to as the competent
departments) where the applicant is located. Prospectus shall also be
submitted for the application of establishing a company through offer of
shares.
(2) the aforementioned documents, upon examination by and with the
consent of the competent departments, shall be submitted, through the
competent departments, to the foreign economic and trade departments of
the same provinces, autonomous regions, municipalities directly under
Central Government and cities with independent planning. Upon approval of
the documents by foreign economic and trade departments, the promoters
shall officially sign an agreement for the establishment of the company
and its articles of association. And
(3) the agreement for the establishment of the company and the
articles of association signed by the promoters shall, upon examination by
and with consent of the foreign economic and trade departments of the
provinces, autonomous regions, municipalities directly under the Central
Government and cities with independent planning, be submitted to the
Ministry of Foreign Trade and Economic cooperation for examination and
approval. The Ministry of Foreign Trade and Economic Cooperation shall
decide to approve or disapprove it within 45 days.
Article 10
All kinds of documents provided by the promoters shall be written in
the Chinese language. Where all promoters consider it necessary, a foreign
language agreed upon by all the promoters can be used simultaneously.
However, the examined, approved and effectuated Chinese version shall be
authentic.
Article 11
The application for establishing a company shall lay down the
following:
(1) names, domiciles and the legal representative of the promoters;
(2) name, domicile and aims of the company to be established;
(3) method to establish the company, total value of shares, share
category, value per share, proportion of the shares subscribed by
promoters and the scope and means of the offer;
(4) the production and management situations of the promoters,
including information about production and management, assets and
liabilities and profitabilities in the recent three years (only applicable
to promoters who establish a company by means of offer);
(5) the fields of capital investment and business scope of the
company;
(6) time of the application, signature of the legal representative of
the promoters and official stamp of the promoters' unit; and.
(7) other matters that need to be elaborated.
Article 12
The promoters' agreement shall include the following main contents:
(1) names and domiciles of the promoters; name, nationality, domicile
and post of the legal representative;
(2) name and domicile of the company to be established;
(3) objectives and business scope of the company;
(4) means of establishment and structure of the company;
(5) the company's registered capital, total shares, share category
and the number, form and subscription period of the shares subscribed by
promoters;
(6) rights and obligations of the promoters;
(7) liability for breach of agreement;
(8) application of law and settlement of disputes;
(9) effectiveness and termination of the agreement;
(10) time and place of signature of the agreement, signature of the
promoters; and
(11) other matters that need to be notified.
Article 13
After the promoters' agreement to establish the company and the
articles of association are approved by the Ministry of Foreign Trade and
Economic Cooperation, the promoters shall, within 30 days, open a
special-purpose bank account with a bank by presenting the certificate of
approval issued by the Ministry of Foreign Trade and Economic Cooperation.
The promoters shall make full payment in one installment of all the shares
subscribed within 90 days from the date of issue of the certificate of
approval. The promoters shall undertake the joint and several liability
for the subscription before all the capital subscribed to the company by
themselves is paid. The promoters are also jointly liable for the debts
and expenses arising from actions to establish the company if the company
fails to be established.
Article 14
Where the company is established by means of promotion, after the
promoters have made full payment for shares subscribed in accordance with
the provisions of Article 11, an election for the board of directors and
the board of supervisors shall be made. The board of directors shall
submit the document of approval to establish the company, articles of
association, certificate of capital verification, etc. to the
registration authority and apply for the registration.
Where the company is established by means of offer, after the full
payment has been made for the shares issued, it must be verified and given
certificate by an authorized investment verification organization. The
promoters shall within 30 days, hold the founding meeting of the company
and elect the board of directors and the board of supervisors. The board
of directors shall submit document of approval, the company's articles of
association, certificate of capital verification, memorandum of the
founding meeting, etc. to the registration authority to apply for the
registration.
The registration authority shall complete the registration formalities
and issue the business licence within 30 days after it receives all
documents for registration.
Article 15
Where existing Chinese-foreign equity joint ventures, Chinese-foreign
cooperative joint ventures and wholly foreign-owned enterprises
(hereinafter referred to as "enterprises with foreign investment") apply
to reorganize themselves into a company, the enterprises with foreign
investment must have a record of making profits for the recent 3
consecutive years. The investors of the original foreign investment
enterprises shall act as the promoters (or together with other promoters)
to sign the agreement for the set up of the company and the articles of
association and then submit them to the original examination and approval
authority in the location of the original foreign investment enterprise
for preliminary examination and approval and onward submission to the
Ministry of Foreign Trade and Economic Cooperation for final approval.
The following documents shall be submitted where an enterprise with
foreign investment applies for such reorganization:
(1) contract, articles of association of the original enterprise with
foreign investment;
(2) decision of the board of directors of the original enterprise with
foreign investment on the reorganization of the enterprise;
(3) agreement of the investors of the original foreign investment
enterprise on the termination of the original contract and articles of
association;
(4) asset evaluation report of the original enterprise with foreign
investment;
(5) the promoter's (including but not limited to the investors of the
original enterprise with foreign investment) agreement;
(6) articles of association of the company;
(7) business licence, certificate of approval, and the financial
report of the recent 3 consecutive years;
(8) application letter for the establishment of the company;
(9) the promoters' credit references; and
(10) feasibility study report.
Article 16
After the foregoing applications are approved by the Ministry of
Foreign Trade and Economic Cooperation, the promoters shall go through the
procedure of alteration of registration after the issuance of approval
certificate and full payment of the capital shares subscribed.
Article 17
Upon the completion of the formalities for the alteration of
registration, all the rights and obligations of the original enterprise
with foreign investment shall be fully assumed by the company.
The obligations committed by the Chinese and foreign investors of the
enterprise with foreign investment in the original contract and articles
of association should be specified in the promoter's agreement and
articles of association and made applicable to the company to be
established.
Article 18
A state-owned enterprise or a collectively-owned enterprise which
applies for reorganizing itself into a company shall meet the following
requirements in addition to other provisions as provided for in these
Regulations:
(1) the enterprise shall have an operational period of no less than
five years, and have records of taking profits in the recent three
consecutive years;
(2) shares of the enterprise as subscribed with freely convertible
foreign currencies and held by foreign shareholders shall take more than
twenty-five per cent of the registered capital of the enterprise; and
(3) the business scope of the enterprise shall be in line with the
state's industrial policies for enterprises with foreign investment.
The agreement for the setting up of the company and the articles of
association signed by Chinese and foreign shareholders as promoters shall
be submitted to the local examination and approval authority for
preliminary examination and approval and onward submission to the Ministry
of Foreign Trade and Economic Cooperation for final approval.
The following documents shall be submitted in order to apply for the
reorganization:
(1) asset evaluation report of the enterprise;
(2) application letter for the establishment of the company;
(3) feasibility study report;
(4) promoters' agreement;
(5) the company's articles of association;
(6) business license and balance sheets for the recent three
consecutive years of the enterprises;
(7) credit references of the promoters; and
(8) other necessary documents.
Article 19
Upon the approval by the Ministry of Foreign Trade and Economic
Cooperation for the above mentioned application, the promoters shall,
after the issuance of the approval certificate and full payment of the
share capital subscribed, apply to the registration authority for the
alteration of registration.
Article 20
A company limited by shares applying for reorganizing itself into the
company shall meet the following requirements in addition to other
provisions as provided for in these Regulations:
(1) the establishment of the company limited by shares was duly
approved by the State;
(2) the shares subscribed with freely convertible foreign currencies
and held by Foreign Shareholders shall take more than twenty-five per cent
of the company's registered capital; and
(3) the business scope of the company limited by shares shall be in
line with the industrial policies for enterprises with foreign investment.
Article 21
Where a company limited by shares applies to reorganize itself into a
company by means of issuing Renminbi Special Shares (B Shares) to the
public, the following documents shall be submitted:
(1) the decision of the shareholders' meeting on reorganizing itself
into a company;
(2) asset evaluation report of the original company limited by shares;
(3) application report on the reorganizing itself into the company;
(4) agreement on the additions and amendments to the articles of
association of the original company limited by shares;
(5) approval document from the security administration authority on
the public offer of Renminbi Special Shares (B Shares); and
(6) other necessary documents.
Article 22
Where a company limited by shares applies to reorganize itself into a
company by increasing capital and making public offer of new shares or
reverting to offering shares to be held by foreign shareholders, it shall
submit, in addition to the documents set out in item (1), (2), (3) and (4)
in the preceding article, the share subscribing agreement entered into
between the company limited by shares and the specifically-targeted
subscriber (s) as well as other necessary documents.
Article 23
A company limited by shares, which is listed and makes public offer of
shares outside the Chinese territory to foreign investors (including but
not limited to H shares and N shares) and applies for the reorganization
into the company, should submit the following documents in addition to
documents set out in item (1), (2), (3) and (4) of Article 21:
(1) approval document from the security administration authority on
the overseas listing;
(2) approval document from the security administration authority
outside the Chinese territory on the public listing of the original
company limited by shares; and
(3) transaction records of the overseas listed shares of the original
company limited by shares.
Article 24
Upon approval by the Ministry of Foreign Trade and Economic
Cooperation on the above mentioned application, the original company
limited by shares shall apply for the alteration of registration by
presenting the approval document and the public offering certificate to
the administration authority for industry and commerce.
Article 25
Other matters relating to the company that are not provided for in
these Provisional Regulations shall be handled in accordance with the
Company Law and Special Regulations of the State Council on Offer and
Listing of Shares Outside the Territory by Companies Limited by Shares.
Article 26
The tax holidays for tax exemption and reduction etc. shall not be
recalculated for a company reorganized by an enterprise with foreign
investment.
Article 27
These Provisional Regulations are applicable to the companies
established with investment by companies, enterprises, and other economic
organizations or individuals from the regions of Hong Kong, Macao and
Taiwan.
Article 28
The Ministry of Foreign Trade and Economic Cooperation shall take
charge of the interpretation of these Provisional Regulations.