Li Zhao, who was born and grew up in Beijing, plans to marry a Dalian girl, Zhang Pei, who prefers to settle down in her hometown, despite the fact she is addicted to the capital's broad culture, developed economy and global urban environment.

Even though Dalian, a coastal city in Northeast China, is renowned for its clean water and air, smooth transportation system and comparatively calm and leisure human environment, Li insists on living in Beijing.

But given the numerous new property projects in the municipality, Li is having a difficult time deciding which apartment to buy and in which community.

After much discussion, the couple-to-be decided to stay in Beijing, in part because Beijing's municipal government formulated a general scheme aimed at transforming the capital, by 2020, into a harmonious city that is most suitable for residents.

They have decided to take their time in buying an apartment, as a specific and comprehensive research is being conducted in various areas of the capital. An index, on residential communities, is scheduled to be released this year. That can be a handy reference as they search for their dream apartment.

The general design of Beijing experienced an all-round revision earlier this year. The revisions were based on professional research and studies, and suggestions from national and local research institutes and international organizations such as the Chinese Academy of Social Sciences, Beijing Urban Designing Research Institute and the United Nations' Human Settlements Programme.

The design highlights four pivots, involving construction of satellite cities, public transportation and modern infrastructure, environmental protection, and traditional culture preservation.

Some other issues such as social security, co-operation and co-ordination with neighbouring Tianjin Municipality and Hebei Province, population and job opportunities and immigrants are also concerned.

Beijing's traditional one-centre layout, with Tian'anmen Square as the core, is now being replaced with a multicentred development plan, with the introduction of a series of parallel centres including the Zhongguancun high-tech area, Olympic sports area and the central business district (CBD).

In addition to the functional area, a large part of the downtown, once filled with hutongs, or lanes in Chinese, will be renovated into residential communities, with a traditional look, including low buildings.

"The decision reportedly addresses the interests of local dwellers and the admirers of Beijing culture," he says.

Protecting the cultural and historic resources is very necessary, he adds, as traditional characteristics of a city with a long history cater to the permanent residents lingering to their past-time memories.

Meanwhile, 11 new satellite cities will be constructed in Beijing's rural areas. "More citizens will move to the new satellite cities. The public transportation network composed of metro, city-to-city trains shuttle buses and long-distance buses has been well designed to facilitate residents' daily lives, and to reduce environmental pollution," says Shi.

Implementation of the plan should be supported by huge investment. "Besides fiscal funds, market-oriented operations should be adopted and fund-raising channels should be diversified," Shi says.

He cites metro construction as an example. Beijing Rail Communication Construction Co was set up to operate the related projects. Fifteen metro lines are to be completed to support urban communication, and four lines are to be designed for commuting.

Yue Guiping, vice-general-engineer of the company, says the investment in this year's projects, including the No 4, No 5 and No 10 lines, will reach 7 billion yuan (US$433 million). "A group of foreign investors and facility providers will pool money into those projects. They will have the operating rights for a certain number of years," says Yue.

In addition to the investors in the infrastructure projects, numerous businesses including real estate developers, commercial operators, property managers and telecommunications service providers are paying close attention to the scheme.

Chen Zhongyue, deputy general manager of Beijing Decheng Xinye Real Estate Development Co Ltd, tells China Business Weekly his company is conducting careful, and overall, study on the revised general design. The plan, he says, will be the basis for his firm's decisions on site selection, project designs and facility construction.

According to a survey, conducted at the end of last year, by Horizon Group, a professional market survey and analysis company, on residential conditions of 10 Chinese cities, Shanghai was listed at the top, followed by Dalian and then Beijing.

The survey polled 3,212 citizens aged 18-60 in Beijing, Shanghai, Guangzhou, Wuhan, Chengdu, Shenyang, Xi'an, Ji'nan, Dalian and Xiamen. The survey's results indicate residents are more concerned about efficient transportation systems, the environment and air quality rather than economic development and social security.

Beijing stands out from other cities because of its status as the nation's capital, which implies its "acceptance of various cultures, the political centre, the number of professional talents and huge opportunities," the respondents say.

However, some experts raise doubts about the survey's objectivity, as the cities sampled were not at the same level, in terms of size and administrative range.

Inspired by the survey, Renmin University and Haidian District conducted research on the residential conditions of downtown Beijing and the capital's 11 satellite cities.

The questionnaire, designed by a team led by Hong Dayong, professor with Renmin University of China Sociology Department, covered a wide range of issues from government policies to local the environment, from layout of various communities to education and construction of commercial facilities, and from apartment design to property management.

The property company Decheng Xingye operates the remote mountain area of Haidian District, which includes three residential communities Jasmine Garden, Baiwang Park and Baiwang New City.

"I believe the research is specific, and comprehensive, and we will further improve our projects based on it," says the firm's deputy general manager.

Li Zhao and Zhang Pei are waiting for the municipality's research report, which will help them decide which housing project is best suited to them.

(China Daily 07/04/2005 page5)