比如美国著名的房地产经纪平台 Redfin，会向卖家收取至少房屋售价的 1% 作为 listing fee，以获得更好的网站展示位置，其它平台的信息露出，潜在买家信息和正确的价格估算等。当然，卖家可以获得经纪人服务，但我们看到，Redfin 收费的底气主要来自于其集中的数据库。
For example, the famous real estate broker platform in the United States, Redfin, will charge sellers at least 1% of the price of a house as a listing feed to get a better location for the site, other platforms’ information, potential buyers’ information, and correct price estimates. Of course, sellers can get broker services, but we see that the bottom line for Redfin’s fees comes mainly from its centralized database.
图片来自网络，版权属于原作者 无论国内外，大量房屋信息都是由个体提交，最终流向房源平台并被它们所垄断，再从中获取高额收入。
Both at home and abroad, a large amount of housing information is submitted by individuals and eventually flows to and is monopolized by them, from which high incomes are derived.
而有些公司意识到，区块链的分布式账本，能打造一个开放式的数据平台，并且保证数据的透明公开，让数据也不会再被各种巨头所把控，从而降低房地产买卖双方的搜索成本。
However, some companies are aware that a distributed account of the block chain can create an open data platform and ensure that the data are transparent and open so that the data will no longer be controlled by giants, thus reducing the search costs for both buyers and sellers of real estate.
比如美国纽约公司 Imbrex，在 2017 年宣布推出基于以太坊的 MLS（Multiple Listing System，房源共享系统）平台，打造一个开放的、可自由访问的全球房地产平台和数据市场。该平台将允许所有房地产从业人员，基于区块链账本交换和分享数据。企业、经纪人、代理商，房东等可以向全球受众推销他们的房产，而不以牺牲自己对数据的所有权为代价。Imbrex 的数据库是去中心化存储的，为所有信息提供者所共有，而非属于某个集中式组织。
In 2017, for example, the United States New York company Imbrex announced the launch of the MultiListing System (MS) platform, based on the Etherm, to create an open and freely accessible global real estate platform and data market. The platform will allow all real estate practitioners to exchange and share data based on block-link books. Businesses, brokers, landlords, etc. can market their properties to global audiences at the expense of their own ownership of the data. The Imbrex database is centrally stored, shared by all information providers, rather than belonging to a centralized organization.
图片来自网络，版权属于原作者 Imbrex 对房源信息提供者仅收取极少的 listing fee（不到一美元），此外，用户向平台添加或验证信息时，还能获得通证奖励。买家可以自由地在全球范围内收集房源信息。Imbrex 发行了平台通证 REX Token，并计划未来 REX Token 将作为平台上基于智能合约的产权交易的基础。
Imbrex collects only a small amount of listing feed (less than $1) from home source information providers. In addition, users can get a pass when adding or validating information to the platform. Buyers can freely collect home source information on a global scale. Imbrex has issued a platform pass, REX Token, and plans to use the future REX Token as the basis for intellectual contract-based property deals on the platform.
但是 Imbrex，以及其它类似公司将面临的主要困难在于：房地产是一个不容易发生改变的行业，并且房地产从业者和区块链爱好者的交集目前还很少，要让前者使用区块链，需要花费很多时间精力去普及和推广该技术。而 MLS 平台又必须是全面而更新及时的，将所有实时信息囊括在内，如果用户在此平台只能看一部分信息，或者发现信息更新不及时，那他们很可能离去。所以，REX 如何尽快推广其平台，令其达到很高的普及度？这会是个艰巨的挑战。
The main difficulty that Imbrex and other similar companies will face, however, is that real estate is an industry that is not susceptible to change, and that the mix of real estate operators and block-chain fans is still very small, and that it will take a lot of time for the former to use the block chain to popularize and disseminate the technology. And the MLS platform must be comprehensive and up-to-date, incorporating all real-time information, and it is likely that the users will leave if only one piece of information is available on the platform, or if the information is not updated in a timely manner.
第三，区块链让房地产做到透明交易和智能管理
Third, block chains allow for transparent real estate transactions and smart management
购房流程牵涉到诸多利益相关方，以二手房交易为例，无论国内外，普遍需要土地登记处，买方和卖方，各自的律师和抵押贷款提供者，抵押贷款调查员和房地产经纪人等角色。任何两方的不信任或者拖延，都会让整个流程更为耗时和复杂。
The process involves a number of stakeholders, for example, second-hand house transactions, where land registries, buyers and sellers, their respective lawyers and mortgage providers, mortgage investigators and real estate agents are generally needed, both domestic and foreign. Any lack of trust or delay on either side can make the process more time-consuming and complex.
但如果能引入智能合约，在合约内规定每一步骤需要哪几方做什么，以及在何时完成，就能让整个过程减少不必要的拖延，且更为透明。能自动执行的“智能合约”，可以确保所有的货币转移、托管，或产权转让必备的条件都已经得到满足。此外，区块链会提升利益相关方的相互信任程度，因为有了分布式账本记录信息，各方就不必再依赖单一的事实来源（通常是中介或律师），这大大降低了交流沟通的成本。
But if smart contracts can be introduced, which parties are required to do each step in the contract, and when it is done, then the process can be reduced by unnecessary delay and made more transparent. “smart contracts” that can be implemented automatically ensure that all monetary transfers, trusteeships, or property transfer requirements have been met. Moreover, block chains increase the level of mutual trust among stakeholders, as with distributed book records, parties no longer have to rely on a single source of facts (usually intermediaries or lawyers), which greatly reduces the cost of communication.
而确定产权的房屋若决定出租，那么租赁期间的管理和租金流动，都需要定期跟踪记录和复核，如果是自如这样的企业管理，那么还需要审计机构和银行等参与。
The management and rental flow during the lease period, in turn, require regular follow-up and review, and the involvement of audit institutions and banks, in the case of business management as such.
如果引入区块链，传统的租赁合同可以转变成智能租赁合同。在区块链平台上使用智能租赁合同可以让租赁条款和交易更透明。智能合约可以使用租金或债券用于向房产所有者，房产管理方，以及其他利益相关主体完成自动付款，并且可以近乎实时的完成对账。
If a block chain is introduced, the traditional lease contract can be transformed into a smart lease contract. Using a smart lease contract on a block chain platform can make the lease terms and transactions more transparent.
我们以英国伦敦的区块链项目 Midasium 作为举例。该项目提出：为住宅和商业地产创建一个全球性生态系统，来实时追踪所有交易和注册功能。该生态系统将创建世界上第一个“房地产虚拟信贷局”，为房地产和相关金融服务，提供与时俱进的智能合约制定标准。“信贷局”的基础，将建立在全球性的分布式房地产账本上，称为 Midasium 区块链。
We take the example of Midasium, a block chain project in London, United Kingdom. The project proposes to create a global ecosystem for residential and commercial property to track all transactions and registrations in real time. The ecosystem will create the world's first “virtual real estate credit bureau” that will set standards for real estate and related financial services, providing an up-to-date intellectual contract.
图片来自网络，版权属于原作者 这个区块链的目的，是使用称为 Midasium Contracts 的智能合约系统，执行并永久保留所有房地产交易和注册的历史。包括抵押协议、销售合同和租赁协议在内的房地产常见合同，都可以使用 Midasium Contracts。
The purpose of the block chain is to use the smart contract system known as Midasium Contractors to execute and permanently preserve all real estate transactions and registrations.
那么，用户为什么愿意使用这种“新式合同”呢？Midasium 称，有区块链加持的智能合约，与传统合约相比具备以下优点：能自动执行，有近乎瞬间完成的结算时间；分布式账本记录信息可信度极高，能减少法律，会计和交易成本；大大减少欺诈，腐败和信用风险。
Why, then, would users prefer to use this “new type of contract? Midasium claims that smart contracts with block chains have the following advantages compared to traditional contracts: automatic enforcement, with near instantaneous settlement times; highly credible distributional book records, which reduce legal, accounting and transaction costs; and significantly reduced fraud, corruption and credit risk.
针对“减少风险”这条，Midasiun 区块链能在获得许可后，可以跟踪和审计财产的完整财务历史记录，且链上的记录不可篡改。因此，房产的各项指标，比如还贷款的违约率和空置率等都容易计算得出，从而更好更综合地计算整体交易风险。
In response to the “risk reduction” clause, the Midasiun block chain allows for the tracking and auditing of complete financial history records of property, which cannot be tampered with. Thus, property indicators, such as default and empty loan repayment rates, can be easily calculated, allowing for a better and more integrated calculation of overall transaction risk.
第四，提高产权和资本管理效率
Fourth, to improve the efficiency of property rights and capital management
这一点主要是体现在商业房地产开发和管理中。由于商业房地产行业由各种资产类别和公司类型构成，产权和资本的确定、转移和管理往往是非常复杂的流程。而区块链可以：通过将信息包含在加密的分布式账本中存储信息；允许人们通过智能合约完成财产转移；智能合约能在没有第三方公证人员参与的情况下进行可靠交易，因此能提高产权和资本管理效率，减少和去除冗余流程和人力消耗。
Because the commercial real estate industry consists of various asset classes and types of companies, the identification, transfer, and management of property rights and capital are often complex processes. The chain of blocks can: store information through the inclusion of information in an encrypted distributed book; allow people to make transfers of property through smart contracts; and enable smart contracts to be reliably traded without the involvement of third-party notaries, thereby improving the efficiency of property and capital management and reducing and eliminating redundant processes and human consumption.
但是，区块链和智能合约的有效性需要法律和政策的允许，否则就没有法律效率。好消息是：目前有一些地方政府和市政当局已经在测试区块链的实际应用效果了。
However, the validity of block chains and smart contracts requires legal and policy permission, without which there is no legal efficiency. The good news is that some local governments and municipalities are already testing the practical application of block chains.
美国 Vermont 州于 2018 年开展了一个试点计划。房地产初创公司 Propy 与 South Burlington 市政府办公室合作，将记录房地产产权转移的文档转移到区块链上。比如房主将个人房产转移到公司名下，使用区块链技术，能完全在线且迅速地完成交易。
Proppy, in collaboration with South Burlington’s municipal office, transferred files recording property transfers to the block chain. For example, the owner transferred his personal property to the company’s name, using block chain technology, to complete the transaction completely online and quickly.
图片来自网络，版权属于原作者 此外，美国伊利诺伊州的 Cook 县，进行了一项“区块链如何简化登记流程”的研究。一位参与者告诉媒体，“我们的主要收获就是，区块链可以改变政府研发和采用技术的整个方式。对于房地产领域，区块链有能力移除那些交易中不必要的、多余的人事。它能修复目前这个过时的管理系统。”
In addition, Cook County, Illinois, United States, conducted a study on how the block chain can simplify the registration process. One participant told the media that “our main gain is that the block chain can change the whole way the government develops and uses technology. For real estate, the block chain has the ability to remove unnecessary and redundant personnel from those transactions. It can repair this outdated management system.”
这些地方性试点项目效果都很好。在更宏观的层面上，区块链也成为跨过地产投资的一种有效途径。通过通证化系统设计，房地产会：成为流动性更高的投资，并为外国投资者提供了更低的准入门槛；区块链将信息存储在去中心化的数据库中，为所有投资者提供同样的数据库通道；最后，通证化系统还降低了和传统跨境投资相关的高额附加成本。
These local pilot projects have worked well. At a more macro level, block chains have also become an effective way to cross real estate investments. Through a mesmerized system design, real estate will: become a more liquid investment and provide lower access thresholds for foreign investors; block chains will store information in decentralized databases, providing all investors with the same access to databases; and, finally, they will reduce the high additional costs associated with traditional cross-border investments.
RSM会计师事务所评论道，关于房地产投资，区块链对中小型公司最为有用。它们一般需要花费更长时间筹措资金，但是通证化系统允许这些公司更快更高效地筹措资金，一旦效率大梯度提升，中小公司将在房地产市场拥有更强的话语权，改写市场格局。
RSM has commented that, with respect to real estate investments, block chains are most useful for small and medium-sized companies. They generally take longer to raise funds, but the mercantilist system allows these companies to raise funds faster and more efficiently and, once efficiency has been scaled up, small and medium-sized companies will have a stronger voice in the real estate market and rewrite the market landscape.
上述四个领域，都为区块链技术应用到房地产行业提供了巨大的实践和想象空间。区块链技术的分布式记账、不可篡改和可加密性，以及智能合约的信任机制，都为房地产行业目前所存在的问题提供了有效的解决思路。但是，瞄准这些领域的区块链项目基本都还在部署、开发和探索阶段。如前文所说，房地产行业是一个技术升级和更新换代比较缓慢的行业，因此，区块链技术要想真正做到大规模铺开应用，还需要很长一段时间。
All four areas provide enormous practical and imaginative space for the application of block chain technology to the real estate sector. The distributional, non-frozen and encrypted nature of block chain technology, as well as trust mechanisms for smart contracts, provide an effective solution to current problems in the real estate sector.
中国房地产行业如何应用区块链
How to Apply Block Chains in China's Real Estate Industry
根据《2018年中国区块链产业发展白皮书》所统计，截至2018年3月底，我国以区块链业务为主营业务的公司数量达456家。区块链应用呈现多元化，但是其中专注于房地产的比例较小。
According to the White Paper on the Development of China’s Block Chain Industry, 2018, by the end of March 2018, there were 456 companies operating mainly in the block chain. Block chain applications were diversified, but a smaller proportion of them focused on real estate.
目前曾受到媒体关注的“区块链 + 房地产”项目，多由传统房地产公司或政府推动。其中最著名的案例是：雄安于 2018 年初上线区块链租房应用平台，成为国内首例把区块链技术运用到租房领域。在这一政府主导的区块链统一平台上，挂牌房源信息，房东房客的身份信息，房屋租赁合同信息将得到多方验证，不得篡改。
One of the most well-known examples of this project, the Block Chain + Real Estate project, which has received media attention, is promoted mostly by traditional real estate companies or the government. The case of Yu An is the first case in the country to apply block chain technology to the rental sector at the beginning of 2018.
此外，2018 年 月，易居中国宣布成立“房链”，希望用“区块链思维”来促进技术创新，以满足房地产领域场景应用；雄安已建成区块链租房应用平台并上线。 2018 年 6 月，全国综合型房地产交易平台房掌柜，与IBM签订区块链项目合作协议，并成立了房云链资产数字化联盟。
In addition, in June 2018, the National Integrated Real Estate Trading Platform opened its doors, signed a partnership agreement with IBM on a block chain project, and established a housing cloud chain asset digitization alliance.
看起来，目前大部分区块链应用于房地产的项目，仍处于概念验证和测试阶段；或者是抢先在区块链行业入场布局。
It appears that most of the block chains currently applied to real estate projects are still at the conceptual validation and testing stage, or are pre-positioned in the block chain industry.
图片来自网络，版权属于原作者 在中国，房地产是和政策紧密相关并严格受到政策监管的行业。区块链若想深耕这一行业，需要获得政策支持，并和政府紧密合作。值得期待的是，政府部门已经在着手建立区块链国家标准。2018 年 6 月，工信部李琰副处长公开表示：我国已开始着手建立区块链国家标准，计划从顶层设计推动区块链标准体系的建设。
In China, real estate is an industry that is closely linked to policy and strictly subject to policy regulation. The sector needs policy support and close cooperation with the government if the sector is to be ploughed deep. It is to be hoped that government departments are already working on the establishment of a block chain national standard. In June 2018, Deputy Director Li Xing of the Ministry of Trade and Communications stated publicly that we have begun to set up a block chain national standard and plan to move forward with the construction of a block chain standard system from the top.
区块链技术运用到房地产行业当中的挑战
The challenge of applying block chain technology to real estate
作为一项新型技术，区块链运用到房地产行业当中，所面临的挑战肯定是巨大的。这主要来自三方面因素：房地产行业自身特质、如何寻找应用场景和合规问题。
As a new technology, the challenge of using block chains in the real estate sector is certainly enormous. This stems mainly from three factors: the characteristics of the real estate industry itself, the search for applications and compliance issues.
房地产行业的自身特质，这里主要指的是应用新技术的需求较小，且速度缓慢。《福布斯》在分析房地产科技投资趋势时指出：第一，无论是做住宅还是商业房地产，老牌企业一直以来难以招聘到顶尖的技术人才，并且也没有在这方面做出过多努力。房地产行业的任何一个部门，都很少有技术驱动型的领导者。第二，房地产作为占 GDP 比重极大的行业，这个领域的技术应用一直以来缺少变化，无论是技术专家还是投资人，往往在房地产界缺乏经验或关系，房地产从业者通常不（需要）精通技术。
Forbes, when analysing trends in investment in real estate technology, notes that, first, it has been difficult for old-fashioned firms to recruit the best skilled people, whether in residential or commercial real estate, and that there has been little effort to do so. There are few technology-driven leaders in any sector of the real estate industry. Second, real estate, a sector that accounts for a significant share of GDP, has suffered from a lack of change in the application of technology in this area, whether it is an expert or an investor, and often lacks experience or relationships in the real estate sector, where real estate practitioners are often not (needless) proficient in technology.
这个特质导，致房地产行业本身可能缺乏足够的动力来积极应用区块链技术。后者带来的流程简化和成本降低，相比房地产本身巨大的资产体量可能显得微不足道。
This feature suggests that the real estate industry itself may not have sufficient incentives to actively apply block chain technology. The latter will result in process simplification and lower costs, which may be insignificant compared to the huge asset volume of the real estate itself.
第二个因素”如何寻找应用场景”，也是承接第一个因素的。区块链技术看起来再美，如果不能和传统房地产从业者合作，没有用户和项目，那就无用武之地。
The second factor, "How to find applications," is also the first factor. Block chain technology looks so beautiful that it is useless without the cooperation of traditional real estate practitioners, without users and projects.
目前中国还鲜少有房地产行业的主要玩家涉足区块链，唯一的“例外”是万达集团旗下的万达网络科技集团，在进行一些区块链项目研究，但是和万达的房地产业务并没有直接关联。
Currently, there are few major players in the real estate industry in China who are involved in block chains. The only “exception” is the Wanda Network Science and Technology Group, under the banner of the Wanda Group, which is conducting research on block chain projects, but not directly related to Wanda's real estate business.
而国外主打“区块链+房地产”的项目，基本都是诞生于 2015 年 到 2017 年的创业公司，根基尚浅，还无法打入“主流”房地产行业。
And the major foreign project, the block chain + real estate, was largely born in 2015 to 2017, with its roots in the “mainstream” real estate industry.
第三个因素“合规问题”，我们在前文已经反复提及和强调。其实，上文提到应用区块链解决的问题，使用现有互联网技术也有可能做到，比如部分产权，可以使用众筹方式完成，而且中心化机构的撮合效率更高，但是现有法律不允许这种做法。无论区块链还是房地产，都是受到法律严格监管，并且和政策变化息息相关的行业。如果没有清晰的法律政策框架和合规标准，那么房地产行业乃至其它行业，都缺乏信心来真正大规模应用区块链技术。
The third element, “compliance,” has been repeatedly mentioned and highlighted earlier. Indeed, the use of existing Internet technologies, such as partial property rights, is possible, and the centralization of institutions is more efficient, but the existing laws do not allow it.
以上三个因素紧密关联，房地产行业的保守特质，使得区块链项目缺乏应用场景，而法律政策的缺失会加深前两个因素。但是好的一方面就是：这三个因素都不是无解的难题，而是随时间推进可以逐步得到改善。当然，这需要区块链行业和房地产行业的共同推进。
These three factors are closely linked, the conservative nature of the real estate sector, which leads to a lack of application of block chain projects, and the absence of legal policy, which deepens the first two factors. But the good thing is that these three factors are not inexplicable problems, but can be gradually improved over time.
和区块链在其它行业的应用情况相似，区块链在房地产行业的应用仍属于非常早期的尝试和摸索阶段。但是正如《2018中国区块链产业白皮书》中所阐述：
Similar to the use of block chains in other industries, the use of block chains in real estate is still a very early phase of attempts and mapping. But, as stated in the White Paper on the China Block Chain Industry, 2018:
区块链领域成为创新创业的新热土，技术融合将拓展应用新空间； 区块链未来将在实体经济中广泛落地，成为数字中国建设的重要支撑； 区块链将带动金融“脱虚向实”服务实体经济。
The block chain area becomes a new hot ground for innovation and entrepreneurship, and technological convergence will expand the application of new spaces; The block chain will in the future become widespread in the real economy and will be an important support for the construction of digital China; The block chain will drive the financial “off-the-shelf” service real economy.
这三个趋势同样适用于房地产行业。
These three trends apply equally to the real estate sector.
参考资料：
References:
德勤报告， https：//www2.deloitte.com/content/dam/Deloitte/us/Documents/financial-services/us-fsi-rec-blockchain-in-commercial-real-estate.pdf
Deloitte Report, https://www2.deloitte.com/content/dam/Deloitte/us/Documents/final-services/us-fsi-rec-blockchain-in-commercial-real-testate.pdf
2017年四季度和全年国内生产总值（GDP）初步核算结果， http://www.stats.gov.cn/tjsj/zxfb/201801/t20180119_1575351.html
Preliminary gross domestic product (GDP) accounting results for the fourth quarter and year of 2017, http://www.stats.gov.cn/tjsj/zxfb/201801/t20180119_1575351.html
美国经济分析局 BEA Industry Facts， https：//apps.bea.gov/industry/factsheet/factsheet.cfm
United States Bureau of Economic Analysis BEA Industries Activities, https://apps.bea.gov/industry/factsheet/factsheet.cfm
《2018年中国区块链产业发展白皮书》， http://www.miit.gov.cn/n1146290/n1146402/n1146445/c6180238/part/6180297.pdf
White Paper on Development of the Block Chain Industry in China 2018, http://www.miit.gov.cn/n1146290/n1146402/n1146445/c6180238/part/6180297.pdf
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