历经10个月、13轮议事协商，8月1日，青岛西海岸万科金域蓝湾小区在街道和社区的见证下，完成了新 的物业服务合同的签署。这份合同的独特之处在于：服务内容与收费价格，都是业主们亲自参与、一轮 又一轮协商讨论出来的，每一项服务内容，每一分钱都花得明明白白。 所谓"弹性定价"，是对物业服务范围内的95个服务空间以及1530个作业对象梳理后，形成508项服务清 单。基于清单，物业进行实地勘察，制定初步服务方案框架。随后，业主与物业共同协商，明确服务重 点与可选内容，并由业主自主选择各项服务的具体频次。这些选择最终组合成定制化的服务清单，并据 此计算出小区的物业费价格。方案形成后，业主还可根据自身需求，对初版服务方案和报价进行多轮沟 通与调整，直至双方达成一致。 去年底的一天，金域蓝湾小区物业办公室里，一份十几页共406项的《弹性定价服务清单》摆在业主代 表面前，拉开了首轮协商会的序幕，这也是物业首次向业主全景展示服务清单。这些服务清单包括必选 的86项，可选的320项。会上，业主代表们认真研究了服务清单，明确提出了物业费2.52元/平方米的预 期。 该小区案例通过"弹性定价"模式完成了一次基层治理创新实践，或将为破解 ...

Core Viewpoint - The article emphasizes the importance of enhancing property service quality and transitioning from a "passive response" model to an "active innovation" model in the context of the "Good House, Good Service" policy framework being implemented across China [1]. Group 1: Property Service Pricing - The concept of "elastic pricing" allows homeowners to have a say in property service fees, which can lead to a win-win situation for both homeowners and property management companies [2]. - Two main operational models for elastic pricing include negotiating differentiated fee standards through homeowners' meetings and providing detailed service lists for homeowners to choose from [2]. Group 2: Service Quality Improvement - Property service satisfaction is currently declining due to various factors, including cost control and market adaptability, necessitating companies to broaden service boundaries and enhance service quality [2]. - Basic services must be solidified, and innovative service scenarios should be developed to integrate services into homeowners' daily lives [3]. Group 3: Policy and Industry Collaboration - The improvement of property services requires collaboration among government, industry associations, homeowners, and service providers, along with policy guidance and supervision [3]. - Establishing industry entry mechanisms and complaint handling platforms is essential to protect residents' rights and promote transparency in the industry [3]. Group 4: Industry Transformation - The property management industry is transitioning from a phase of rapid expansion to one focused on high-quality development, with "Good Service" needing to take root in communities to enhance residents' satisfaction [4].

Core Viewpoint - The property management industry is transitioning towards high-quality development, focusing on service value rather than merely increasing management area, as companies actively withdraw from low-quality projects to ensure survival and growth in a challenging market environment [1][3]. Market Overview - As of June 24, the total market capitalization of 67 listed property management companies is approximately 259.82 billion yuan, with an average PE ratio of 21.18, showing recovery compared to the previous year [1][7]. - By the end of 2024, the total managed area in the property management industry is expected to reach 31.41 billion square meters, growing to 37.54 billion square meters by 2029 [1]. Industry Trends - The industry is experiencing a significant decline in project retention rates, with the top 100 property companies' project retention rate at 96.81% in 2024, down 1.36 percentage points from the previous year [4]. - Companies are shifting their strategies from pursuing scale to focusing on quality and profitability, leading to a trend of withdrawing from underperforming projects [3][5]. Company Actions - Several property management companies, including China Overseas Property and Longfor Intelligent Life, have announced or planned to exit certain projects due to low occupancy rates and difficulties in collecting property fees, resulting in operational losses [3][5]. - The withdrawal of projects is seen as a necessary measure for quality control rather than a goal, emphasizing the importance of both maintaining and expanding quality projects [5]. Service Innovations - Companies are innovating service offerings, such as the introduction of flexible pricing models that allow homeowners to choose services and set property fees based on their needs [6]. - Property management firms are focusing on high-value projects in core cities and targeting high-net-worth individuals, while also enhancing service transparency and standardization [6]. Investment Climate - The property management sector is witnessing a recovery in stock valuations, although significant disparities exist among individual companies [7][10]. - The industry is characterized by stable cash flows and strong anti-cyclical properties, providing potential for recovery despite challenges in the real estate market [10]. Market Exit Trends - Some listed property management companies are choosing to exit the capital market, with examples including the privatization of Ronshine Services [11].

Core Viewpoint - The property management industry in China is facing a "quality-price mismatch" dilemma, with homeowners questioning the value of their fees while property companies claim they are not profitable. Vanke Property's initiative to open-source 508 service standards aims to address this issue, but it remains uncertain whether this is a genuine solution or a temporary measure in a challenging environment [1][2]. Group 1: Industry Challenges - The property management sector is caught in a dilemma where homeowners criticize the reduction in service quality, while property companies assert they are operating at a loss. Data from the China Index Academy indicates that 44.2% of homeowners in Chongqing believe property fees are unreasonable [2]. - The industry's "original sin" stems from its historical ties to real estate developers, leading to accumulated grievances from homeowners regarding high property prices and quality issues, which are often redirected towards property management companies [5]. - The economic downturn has exacerbated these tensions, with many property management firms struggling to maintain profitability. The average property fee in Chongqing has seen a reduction of 22.49%, pushing many companies to the brink of survival [5]. Group 2: Pricing Strategies - Vanke's strategy of "elastic pricing" is a critical tool for penetrating the low-price market, with over 65% of property fees in the target market falling between 0-2 yuan per square meter per month. This approach includes a breakdown of essential and optional services to create a more affordable basic package [4]. - The introduction of a "menu-style selection" allows homeowners to choose services, providing a way to stabilize property management sources without causing panic through direct price cuts [6]. - Despite the transparency efforts, the reality remains that low-priced packages often do not cover operational costs, leading to a paradox where transparency does not equate to profitability [7]. Group 3: Future Outlook - The current economic climate and regulatory price caps are forcing property management companies to adapt, with Vanke's initiatives seen as a response to these pressures rather than a strategic transformation [10][11]. - The shift towards technology and transparency is reshaping the industry's foundation, indicating a long-term trend despite the immediate challenges posed by economic conditions [10]. - Vanke's exploration of "elastic pricing" may not resolve all current issues but could guide the industry towards evolving from labor-intensive service providers to technology-driven space solution platforms [13]. Group 4: Technological Integration - The future of property management companies will hinge on their ability to integrate technology into their operations, enhancing service efficiency and creating new revenue streams beyond traditional property fees [15]. - Companies are expected to evolve into resource integrators, connecting various community services and creating a more dynamic ecosystem that adds value to property management [15]. - The ultimate goal is to enhance asset value and community engagement, positioning property management firms as essential players in urban space management rather than mere extensions of real estate development [15].

Core Viewpoint - The Chongqing Nankai District government has allowed homeowners at Vanke Jinyu Xuefu Hanlin community to determine their own property service fees through a new "flexible pricing" model, marking a significant shift in property management practices in the region [1][4]. Group 1: Flexible Pricing Model - The new property service contract introduces a flexible pricing model where homeowners can choose from various service options and corresponding prices, aiming for a balance between quality and cost [4][5]. - The specific pricing under the new contract is set at 2.28 yuan per square meter per month for high-rise buildings, 2.58 yuan for villas, 2.62 yuan for apartments, 5.2 yuan for commercial spaces, 1 yuan for kindergartens, and 80 yuan per month for parking spaces, with a contract duration of five years [4][5]. - Previously, the fees were higher, with high-rise buildings charged at 3 yuan per square meter per month, villas at 3.8 yuan, apartments at 4 yuan, and commercial spaces at 9 yuan [4]. Group 2: Community Engagement and Oversight - The initiative is facilitated by the Nankai Street Office, which is helping to build a communication platform for property companies and homeowner representatives to negotiate the new terms [4][7]. - The new contract stipulates that 80% of the income from public area revenues will be distributed among homeowners after deducting 20% for operational costs, with all expenditures for public area repairs needing prior public notice and homeowner oversight [5][6]. Group 3: Industry Context and Future Implications - The flexible pricing model is part of a broader trend in the property management industry, with over 100 communities in various cities, including Chongqing, requesting reductions in property fees by 20% to 35% since the beginning of 2024 [10]. - Vanke's implementation of this model is notable as it is the first instance with government involvement, potentially setting a precedent for future property management practices in the region [9][10]. - Other property management companies, such as Country Garden Services, are also exploring similar flexible service options, indicating a shift towards more customizable property management solutions [10][11].