中国证券监督管理委员会


公开发行证券公司信息披露编报规则第10号——从事房地产开发业务的公司招股说明书内容与格式特别规定
证监会



第一条 为规范从事房地产开发业务的公司（包括专营房地产业务公司及兼营房地产业务公司，以下简称发行人）公开发行股票的信息披露行为，保护投资者的合法权益，依据《中华人民共和国公司法》、《中华人民共和国证券法》等法律法规，制定本规定。
第二条 发行人为首次公开发行股票而编制招股说明书时、除应遵循中国证券监督管理委员会（以下简称中国证监会）有关招股说明书内容与格式准则的一般规定外，还应遵循本规定的要求。
第三条 发行人应针对自身实际情况披露风险因素。对这些风险因素能够作出定量分析的，应进行定量分析；不能作出定量分析的，应进行定性描述。
（一）结合自身具体情况，披露以下风险因素，包括但不限于：
项目开发风险。应披露在房地产开发过程中，因为设计、施工条件，环境条件变化等因素导致开发成本提高的风险。
筹资风险。应披露公司筹措资金时，受经济周期、产业政策、银行贷款政策、预售情况等因素影响的风险。
销售风险。应披露开发项目销售受项目定位、销售价格变动、竞争楼盘供应情况等因素影响的风险。
土地风险。应披露土地开发时面临的各种风险，包括市政规划调整的风险、土地闲置风险、地价变化的风险。
合作和合资项目的控制风险。应披露对合作、合资开发项目，如果没有实际控制权将增加不确定性的风险。
工程质量风险。应披露已完工项目或在建项目如果存在质量缺陷，将会对公司产生不利影响的风险。
其他风险。应披露税收制度、房改制度和购房贷款政策、对房地产投资开发方面的其它政策变化对公司的不利影响的风险。
（二）项目开发中如存在“停工”“烂尾”“空置”的情况，应做特别风险提示。
（三）披露的风险对策应是已采取的或拟采取的切实可行的具体措施。
第四条 发行人应专节披露公司资质等级取得情况和相关证书，持有房地产专业或建筑工程专业资格专职技术人员数目，公司开发建设中采用的新工艺和新技术等情况。
第五条 发行人应披露公司的主要经营策略及市场推广模式，包括但不限于：
（一）房地产经营的市场定位及主要消费者群体；
（二）主要从事房地产项目的类型：如主要以出售为主，还以出租为主；经营模式是自主经营开发，还是合作、合资开发；主要从事住宅开发还是办公楼开发等。
（三）房地产项目的定价模式和销售理念。
（四）采用的主要融资方式；
（五）采用的主要销售模式；
（六）采用的的物业管理模式；
（七）公司经营管理、品牌建设、员工素质、企业文化等方面的竞争力。
第六条 发行人应专节披露公司经营管理体制及内控制度。包括但不限于：
（一）房地产开发项目决策程序；
（二）开发项目管理架构的设置；
（三）公司质量控制体系，包括对施工单位的质量考核办法；采用新材料、新工艺的质量控制办法；对特殊环境的项目的质量控制。
第七条 发行人应专节披露房地产行业概况及业务特点，包括但不限于：
（一）房地产行业概况；
（二）房地产业务的性质和特点；
（三）主要开发项目所处地区的市场分析；
（四）房地产开发流程图。
第八条 发行人应专节详细披露在开发过程中涉及的各项具体业务的运行情况，包括但不限于：
（一）如何选择房地产项目的设计单位、设计方案；
（二）如何选择施工单位，如何管理、监督施工单位；
（三）如何选择监理单位；
（四）对出租物业的经营方式。
第九条 发行人应专节披露公司所开发的主要房地产业务项目的情况。可按照已开发完工项目、开发建设中项目、拟开发项目的顺序披露各项目基本情况，包括但不限于下列情况：
（一）项目应具备的资格文件（含土地使用证、建设用地规划许可证、建设工程规划许可证、建设工程开工证、商品房销售许可证、房产证等）取得情况；
（二）项目经营模式，如属合作、合资开发，应简要说明合作方情况、合作方式、协议履行情况等；
（三）披露项目位置及土地的取得手续是否完备；
（四）对完工或开工项目应披露主体工程施工是自建还是出包方式，承包方是否分包。并披露施工单位的资质等级及基本情况；
（五）对在建项目应披露预计总投资和已投资额，工程进度（包括开工时间、预计竣工时间，实际进度与计划进度出现的较大差异及原因，项目是否存在停工可能）；
（六）工程质量情况，如监理单位的意见及质量监管部门的验收报告。对已交付使用的商品房是否有质量纠纷；
（七）项目的销售情况，对采用预售方式的，应披露预售比例；
（八）代为收取的住宅共用部分、共用设施设备维修基金的执行情况。
第十条 发行人应参照第十条的要求披露募股资金拟投资项目，及募股资金占项目总投资的比例，缺口资金的解决方式。
第十一条 发行人应专节披露公司的土地资源。包括但不限于项目名称、所处地理位置、占地面积、规划建筑面积、土地用途、相关法律手续是否完备等。
第十二条 发行人发行上市前应聘请具有证券从业资格的资产评估机构对公司存货，包括开发成本及开发产品（但不包括代建工程）、出租开发产品、周转房等进行资产评估。在招股说明书中披露资产评估结果和主要项目的资产评估方法，并注明本次资产评估仅为投资者提供参考，有
关评估结果不进行帐务调整。
第十三条 发行人应根据本规定编制招股说明书概要。
第十四条 本规定由中国证监会负责解释。
第十五条 本规定自发布之日起施行。



各拟公开发行股票的从事房地产开发业务的公司：
为规范公开发行股票的从事房地产开发业务的公司的信息披露行为，保护投资者合法权益，我们制定了《公开发行证券公司信息披露编报规则第10号－从事房地产开发业务的公司招股说明书内容与格式特别规定》和《公开发行证券公司信息披露编报规则第11号－从事房地产开发业
务的公司财务报表附注特别规定》，现予发布，请遵照执行。
今后，房地产行业类公司可按照《中国证监会股票发行核准程序》（证监发〔2000〕16号）的规定报送申请发行股票材料。我会《关于1993年申请公开发行股票企业产业政策问题的通知》（证监发字〔1993〕65号）、《关于股票发行工作若干规定的通知》（证监〔1
996〕12号）、《关于做好1997年股票发行工作的通知》（证监〔1997〕13号）中关于房地产行业发行股票的限制性规定同时废止。



2001年2月6日
国家计委


关于中外合资、合作经营企业产品以产顶进办法(附英文)

1987年10月19日，国家计委

关于中外合资合作经营企业产品以产顶进办法（国务院批准，国家计划委员会1987年10月19日发布）
第一条 根据《国务院关于鼓励外商投资的规定》，为鼓励外商投资兴办先进技术企业，帮助企业解决外汇收支平衡，特制定本办法。
第二条 本办法适用于能够提供国内需要的先进技术，从事新产品开发，实现产品 升级换代的生产型中外合资经营、合作经营企业（以下简称合资、合作企业）。
第三条 符合下列各项条件的，可申请以产顶进：
一、确属国内需要的技术先进型的合资、合作企业的产品，投产初期，在实现国产化进程中，外汇平衡出现暂时困难的；
二、上述企业生产的产品属于目前和今后几年中央、地方和部门需要进口的；
三、申请以产顶进的产品规格、性能、交货期和技术服务、培训应符合国内用户的需要，产品必须经过国家级产品质量检测中心鉴定，确认达到同类进口商品的质量标准，原则上价格不高于当时的国际市场价格。
第四条 凡要求以产顶进的企业，在申报项目建议书的同时，提出以产顶进的申请。在报送项目可行性研究报告时，必须明确合资、合作企业产品的内外销比例，以及国产化的进度，并对以产顶进的可行性（包括分年顶替进口的产品数量和外汇金额）进行充分论证或评估。
第五条 按分级管理原则，合资、合作企业产品申请以产顶进，分别由中央、地方（部门）两级审批。中央审批的限额以上项目需要以产顶进的，由国家计委审批；地方和部门审批的限额以下项目需要以产顶进的，由地方计委和部门自行审批。
第六条 由国家计委审批的限额以上项目的以产顶进：
一、凡已列入国家批准的中长期中央进口计划的商品，除去对外已签长期贸易协议和必须安排进口的以外，还有可能供以产顶进的，在审批可行性研究报告时，可预批中央进口计划期内的以产顶进。
二、没有列入中长期中央进口计划的商品，原则上不预批以产顶进。但在年度中央进口计划中有这类商品进口且能以产顶进时，企业可向国家计委提出申请，批准后，由经贸部办理只在当年有效的以产顶进手续。
三、没有列入中长期和年度中央进口计划的商品，如当年地方有进口，企业可向地方计委提出申请，经批准后，由地方经贸部门办理以产顶进手续。
第七条 由地方、部门审批的限额以下项目的以产顶进：
一、凡已列入本省、自治区、直辖市的中长期和年度进口计划内可供以产顶进的商品，可由省、自治区、直辖市计委参照中央的审批办法，预批和办理本地区进口计划期内的以产顶进。
二、没有列入本地区中长期或年度计划，但本地区或其他地区有进口的，可实行跨地区的以产顶进。企业可径向进口这一商品的省、自治区、直辖市计委申报，经批准后，由该省、自治区、直辖市经贸部门办理以产顶进手续。
三、部门用自有外汇进口的商品，企业可直接向该部门申请，经同意后，办理以产顶进手续。
第八条 上述经中央和地方计委（或部门）审批同意以产顶进的产品，属于在中长期进口计划内预批的，必须根据当年的进口计划情况，在年度中进一步核定落实。
凡经批准实行以产顶进的产品，国内用户在同等条件下，必须优先选用。
各级进口管理部门和进口审查部门，对合资、合作企业已能生产并符合以产顶进条件的产品，应指导和鼓励国内用户优先采购。
第九条 经批准的以产顶进产品，国内用户采购时，应按双方商定的条件，经国家外汇管理部门批准，向合资、合作企业支付全部或部分外汇。
第十条 机电产品的以产顶进，由国家经委制定并公布以产顶进目录和以产顶进管理办法，指导国内用户优先采购目录内的产品。
凡生产目录内产品的合资、合作企业可以参加中国机电设备招标中心（或经国家经委批准的招标公司）组织的进口机电设备招标，中标的企业，由该中心出具证明，实现以产顶进。
第十一条 合资、合作企业生产以产顶进产品所需进口的料、件，按《对外经济贸易部关于外商投资企业申领出口许可证的实施办法》第四条规定办理进口手续；上述产品供应给国内用户时，按海关总署《中华人民共和国海关对外商投资企业履行产品出口合同所需进口料、件管理办法》第五条规定办理。
第十二条 经批准其产品实行以产顶进的合资、合作企业，必须做到：
一、严格执行合同中规定的出口比例和国产化进程的要求；
二、必须努力使产品的技术性能和质量保持先进水平；
三、按合同规定的数量、时间交货，因交货时间、交货数量和产品质量等问题造成用户经济损失者，要承担相应的经济责任；
四、为用户提供优质服务。
第十三条 合资、合作企业的产品一俟批准以产顶进后，不能再重复将这部分产品纳入国产物资分配计划。
第十四条 本办法由国家计委负责解释。
第十五条 本办法自公布之日起实行。

附件 “七五”计划期间中央进口计划内可以实行以产顶进的商品目录
1、钢材 5、铝 9、木浆
2、生铁 6、锌 10、腈纶
3、木材 7、橡胶 11、锦纶
4、铜 8、化肥 12、人造丝

MEASURES CONCERNING THE SUBSTITUTION OF PRODUCTS MANUFACTURED BYCHINESE- FOREIGN EQUITY JOINT VENTURES AND CHINESE-FOREIGN CONTRACTUALJOINT VENTURES FOR SIMILAR IMPORTED PRODUCTS

Important Notice: (注意事项)
英文本源自中华人民共和国务院法制局编译, 中国法制出版社出版的《中华人民
共和国涉外法规汇编》(1991年7月版).
当发生歧意时, 应以法律法规颁布单位发布的中文原文为准.
This English document is coming from "LAWS AND REGULATIONS OF THE
PEOPLE'S REPUBLIC OF CHINA GOVERNING FOREIGN-RELATED MATTERS" (1991.7)
which is compiled by the Brueau of Legislative Affairs of the State
Council of the People's Republic of China, and is published by the China
Legal System Publishing House.
In case of discrepancy, the original version in Chinese shall prevail.

Whole Document (法规全文)
MEASURES CONCERNING THE SUBSTITUTION OF PRODUCTS MANUFACTURED BY
CHINESE- FOREIGN EQUITY JOINT VENTURES AND CHINESE-FOREIGN CONTRACTUAL
JOINT VENTURES FOR SIMILAR IMPORTED PRODUCTS
(Approved by the State Council and promulgated by the State Plan-
ning Commission on October 19, 1987)
Article 1
These Measures are formulated in accordance with the Provisions of the
State Council Concerning the Encouragement of Foreign Investment, to
encourage foreign businessmen to invest in setting up technologically -
advanced enterprises, and to help enterprises in achieving a balance
between their foreign exchange earnings and expenditures.
Article 2
These Measures shall apply to Chinese-foreign equity joint ventures and
Chinese-foreign contractual joint ventures of a production nature
(hereinafter referred to as joint ventures and contractual ventures) which
can provide advanced technologies China needs and are engaged in the
development of new products, thereby realizing the upgrading of products
and the replacement of old products with new ones.
Article 3
Enterprises with foreign investment that satisfy the following conditions
may apply to substitute their products for similar imported products:
(1) technologically-advanced joint ventures and contractual ventures whose
products are indeed needed in China, and which have, at the initial stage
of production, experienced some temporary difficulties in balancing their
foreign exchange earnings and expenditures in the course of realizing the
replacement of imported products with home-made ones;
(2) the products manufactured by enterprises mentioned above belong to the
categories of products the central departments, the localities and other
departments need to import at present and in the next few years;
(3) products that are recommended as substitutes for similar imported
products shall meet the needs of domestic users in specifications,
properties, the delivery time, technical services and technical training,
and undergo the appraisal conducted by the national testing center for the
quality of products, thereby confirming that the aforesaid products
measure up to the quality standard of similar imported goods; in
principle, the prices of the recommended products shall not be higher than
those of the international market at the time.
Article 4
Enterprises that recommend their products as substitutes for similar
imported goods shall make an application in that connection at the time
when they submit their project proposals. When they submit their project
feasibility study reports, they must state clearly in the reports the
proportion between domestic sales and export sales of the products
manufactured by the joint ventures and contractual ventures and the rate
of progress for the replacement of imported products with home-made ones;
moreover, they shall prove by an ample demonstration or appraise the
feasibility of substituting their products for similar imported ones
(including a statement concerning the annual quantity of their products to
be used to substitute for imported products and annual amount of foreign
exchange to be earned therefrom).
Article 5
Pursuant to the principle of administration at different levels, the
applications for the approval of using the products manufactured by the
joint ventures and contractual ventures to substitute for similar imported
goods shall be examined and approved respectively by the central competent
authorities and the local competent authorities (or departments). If items
above the norm examined and approved by the central competent authorities
need to be recommended as substitutes for similar imported products, the
matter shall be examined and approved by the State Planning Commission;
and the items below the norm examined and approved by the local competent
authorities (or departments) need to be recommended as substitutes for
similar imported products, the matter shall be examined and approved by
the local planning commissions or departments on their own.
Article 6
Import substitution to be effected in the items above the norm to be
examined and approved by the State Economic Planning Commission:
(1) of the goods which have been included in the Central Government's
medium-and long-term import plans approved by the State, except those on
which long-term import agreements have been concluded with foreign
countries, substitution for imports shall be approved in advance within
the Central Government's import plans if it is still possible that some of
the goods to be imported can be substituted with domestically -
manufactured products when the feasibility study reports are examined and
approved;
(2) substitution for goods which have not been included in the Central
Government's medium-and long-term import plans shall, in principle, not be
approved in advance. However, the enterprises may apply to the State
Planning Commission for using their products as substitutes for similar
imported products if such goods have been included in the Central
Government's annual import plans and are available for substitution with
home-made similar products. Once the applications are approved, the
Ministry of Foreign Economic Relations and Trade shall handle the
procedures for substituting home-made product for similar imported
products for the current year;
(3) with respect to those commodities which have not been included in the
Central Government's long-term, medium-term and annual import plans, if
they are to be imported by the local governments in the current year, the
enterprises may make an application to the local planning commission; upon
approval, the local department of foreign economic relations and trade
shall handle the procedures for using their products as substitutes for
similar imported products.
Article 7
Import substitution to be effected in the items below the norm to be
examined and approved by the local competent authorities (or departments):
(1) of the commodities which have already been included in the long-term,
medium-term and annual import plans of the province, autonomous region, or
municipality directly under the Central Government, if there are some
available for being replaced by home-made products, they may, within the
period for executing the locality's import plan, be approved in advance by
the planning commission of the province, autonomous region, or
municipality directly under the Central Government with reference to the
examining and approving procedures adopted by the central competent
authorities, and the aforesaid planning commission shall also handle,
within the aforesaid period, the procedures for using the home-made
products mentioned above as substitutes for similar imported commodities;
(2) with respect to those commodities which have not been included in the
localities' long-term, medium-term and annual import plans, but they are
to be imported by the local area or by some other areas, a transregional
operation may be conducted for using home-made products as substitutes for
similar imported commodities. The enterprises may make an application
directly to the planning commission of the province, autonomous region, or
municipality directly under the Central Government that undertakes the
import of the aforesaid commodities; after they have obtained the
approval, the department of foreign economic relations and trade of the
aforesaid province, autonomous region, or municipality directly under the
Central Government shall handle the procedures for using their products as
substitutes for similar imported commodities:
(3) with respect to the commodities to be imported by some departments
with the foreign exchange in their possession, the enterprises may make an
application directly to these departments; after they have obtained the
consent of the departments, they shall go through the procedures for using
their own products as substitutes for similar commodities to be imported.
Article 8
With respect to the aforesaid products which are to be used as substitutes
for similar imported commodities as examined and approved by the planning
commission of the central competent authorities or of the local competent
authorities (or by local departments), if these products belong to the lot
of products which are to be approved in advance within the long-and
medium-term plans, they shall be further verified and confirmed in the
annual plan in accordance with the actual situation of the execution of
the import plan in the current year.
The products which have been approved as substitutes for similar imported
products shall, under equal conditions (with similar imported
commodities), be given priority of being selected for use by domestic
users.
The competent departments for imports administration and the examining and
approving departments for imports at various levels shall guide and
encourage domestic users to give priority to the purchase of the products
which are manufactured by the joint ventures and contractual ventures and
are in conformity with the conditions of products used as substitutes for
similar imported products.
Article 9
When domestic users purchase products which have been approved as
substitutes for similar imported products, the payment for such products
shall be made wholly or partially in foreign exchange to the joint
ventures and contractual ventures in accordance with the terms agreed upon
by both parties and subject to the approval of the State administrative
department of foreign exchange control.
Article 10
With respect to machinery and electrical products used as substitutes for
similar imported products, the State Economic Commission shall formulate
and publish a catalogue of products used as substitutes for similar
imported products and also the procedures for the administration of
substitution of home-made products for similar imported goods, thereby
directing the domestic users to give priority to the purchase of the
products included in the aforesaid catalogue.
The joint ventures and contractual ventures which manufacture the products
included in the aforesaid catalogue may participate in the open tender for
imported machinery and electrical equipment conducted by the China Bidding
Center for Machinery and Electrical Equipment (or by other bidding
agencies authorized by the State Economic Commission); the Center shall
issue a certificate to the enterprise which has won the tender, thereby
realizing the substitution of home-made products for similar imported
goods.
Article 11
The joint ventures and contractual ventures shall, in accordance with the
provisions of Article 4 of the Measures of the Ministry of Foreign
Economic Relations and Trade Concerning the Application by Enterprises
with Foreign Investment for the Export Licence, go through the procedures
for the importation of raw materials and component parts needed in the
manufacture of products used as substitutes for similar imported goods;
when the aforesaid products are supplied to domestic users, the
transaction shall be handled in accordance with the provisions of Article
5 of the Measures of the General Customs Administration of the People's
Republic of China Concerning the Importation of Raw Materials and
Component Parts Needed by Enterprises with Foreign Investment to Execute
Their Products Export Contracts.
Article 12
The joint ventures and contractual ventures which have obtained the
approval to use their products as substitutes for similar imported goods
must fulfil the following requirements:
(1) strictly fulfil the requirements for the export proportion stipulated
in the contract and the rate of progress for the replacement of imported
products with home-made ones;
(2) strive to maintain the advanced level of the technical performance and
quality of their products;
(3) deliver their products in accordance with the quantity and schedule
stipulated in the contract; in the event that the users suffer economic
losses caused by problems relating to the time of delivery, the quantity
of products delivered, and the quality of products, they shall bear the
corresponding economic liabilities;
(4) provide high-quality service to the users.
Article 13
Once the products manufactured by the joint ventures and contractual
ventures have been approved as substitutes for similar imported goods,
they shall not be included again in the State plan for the distribution of
goods and materials produced domestically.
Article 14
The right to interpret these Measures shall reside in the State Planning
Commission.
Article 15
These Measures shall go into effect as of the date of promulgation.
Appendix: Catalogue of commodities which can be replaced by home-made
products as included in the central government's import plan to be
executed during the "Seventh Five-Year Plan":
(1) steel products (2) pig iron
(3) timber (4) copper
(5) aluminium (6) zinc
(7) rubber (8) chemical fertilizers
(9) wood pulp (10) poly acrylonitrile fibre
(11)polyamide fibre (12) artificial silk