"Real estate enterprises should fulfill their social responsibilities and maintain an awareness of national conditions. One aspect of these national conditions is the need to pay attention to future new urbanization policies and the new pattern that new urbanization will bring to the future development of the real estate industry." Qin Hong, Director of the Policy Research Center of the Ministry of Housing and Urban-Rural Development, made these remarks at the 2014 New Urbanization Corporate Social Responsibility Report Release and China New Urbanization Summit Forum. She stated that among the six major tasks proposed at the Central Urbanization Work Conference, three tasks—"promoting the citizenization of agricultural transfer population," "improving the efficiency of urban construction land use," and "optimizing the layout and form of urbanization"—are closely related to the real estate market.

Qin Hong believes that the core of the urbanization population policy is to promote the citizenization of agricultural transfer population, which has three implications for the real estate market:

First, the task of urban housing security in the next stage remains arduous, and the government must continue to do it well. Because among the migrant workers and rural migrant workers who are newly settled under new urbanization, some may not have had local household registration in the past and could not enjoy urban public services. But in the future, when they settle in cities, those who are particularly disadvantaged and unable to solve their housing problems on their own will still need government housing security to cover them.

Second, close attention must be paid to the family housing demand of those who obtain their first urban employment after the urbanization settlement and household registration policies are opened up. Data shows that by 2020, if the goal of 35 square meters of per capita urban living space is achieved, 60% of the demand will come from population urbanization. Among the demand from new urban population, first-time home purchases are the main component—the so-called rigid demand—followed by improvement demand.

In this regard, Qin Hong believes that future housing supply must still pay close attention to the housing demand for small and medium-sized units for first-time home buyers. In some cities with relatively high and rapidly rising housing prices, shared property rights housing should be actively explored. The core issue here is to solve the housing needs of families who are already stably employed in cities but do not own homes—those who are neither covered by housing security nor able to afford commercial housing can be helped through shared property rights housing. That is, through government policy support, they can solve their first stable residence with a low threshold. Using the shared property rights approach to reflect government support and prevent rent-seeking is a relatively ideal situation.

Third, in future urban development, there is considerable room for renovation of old districts, urban villages, and shantytowns. The key to the new urbanization population policy is to solve the settlement problem of people entering cities. For real estate enterprises, this means paying attention to the housing demand generated by their settlement.

Regarding the task of "improving the efficiency of urban construction land use," Qin Hong stated that land and real estate are closely related. New urbanization means transforming the previous extensive, quantity-expansion-oriented land use model into one centered on improving land use efficiency. To this end, real estate enterprises need to pay close attention, as the previous development pattern of new city construction, new district construction, and sprawling expansion will be difficult to sustain. Especially in large cities with populations of over 5 million, there will no longer be simple, low-efficiency increases in construction land.

Qin Hong believes that for real estate enterprises, this means the future development model of intensive land use is worth promoting, and the previous extensive land development model will be difficult to sustain. Second, there will be policy space for redevelopment of inefficiently used land within cities. At the same time, small and medium-sized cities that are clearly radiated by central cities and have high industrial integration with central cities will also benefit from favorable policies such as the opening up of population and household registration policies, as well as new land policies, and will face new development opportunities.

Regarding the task of "optimizing the layout and form of urbanization," Qin Hong stated that real estate development has always been closely related to urban development, so real estate enterprises must pay close attention to the new pattern of the urbanization process. This means that the previous urbanization process of independent, dispersed, and separately developed cities will become a pattern of coordinated development among cities within urban agglomerations. The process of building urban agglomerations is crucial for real estate development. Because the next step in real estate development must focus on where the demand is and who needs housing most. Only demand supported by industrial development and population growth is a solid foundation for the market, and such development is development that aligns with market choices.

Regarding the building of urban agglomerations, Qin Hong believes it is necessary to achieve the integration of cities within urban agglomerations, through the construction of rapid transportation networks, to realize the public transit-style operation of intercity rail transit, connecting the cities within an urban agglomeration to form a one-hour or half-hour city circle. Then, the state connects various urban agglomerations through high-speed rail.

Finally, Qin Hong stated that real estate enterprises' investment should study where future real estate demand lies, where industries are concentrated, and where people are moving. Not developing empty cities and not building garbage architecture—this is an important manifestation of real estate enterprises fulfilling their social responsibilities.