城市住房保障和房产管理机关编制房屋交易与产权管理信息平台建设方案

2023年4月26日发(作者：平房房顶漏水最好补漏方法)

城市房屋交易与产权管理

信息平台建设方案

XX市住房保障和房产管理局

二〇XX年X月

目 录

1 项目基本情况 ······················································· 1

1.1发展现状 ···································································· 1

1.2国家、省、市支持本项目建设的文件 ································ 2

2 系统设计依据 ······················································· 4

2.1房产管理类 ································································· 4

2.2测绘类 ······································································· 5

2.3软件工程类 ································································· 6

2.4数据标准类 ································································· 6

2.5基础类 ······································································· 7

2.6信息安全类 ································································· 7

3 建设原则 ····························································· 8

3.1先进性 ······································································· 8

3.2高性能 ······································································· 9

3.3高可靠性 ···································································· 9

3.4高扩展性及可推广性 ····················································· 9

3.5安全性 ····································································· 10

3.6开放性 ····································································· 10

3.7可管理性 ···································································11

4 现状及需求分析 ·················································· 11

4.1城市房屋交易管理信息化现状 ········································11

4.2需求分析 ·································································· 12

1

5 建设目标及内容 ·················································· 12

5.1建设目标 ·································································· 12

5.2建设内容 ·································································· 13

5.2.1软件系统建设 ······································································ 14

5.2.2硬件网络建设 ······································································ 15

5.2.3数据整理转换 ······································································ 15

6系统长远发展思路 ················································ 15

7 系统技术架构 ····················································· 17

7.1技术路线 ·································································· 17

7.1.1SOA技术 ············································································· 18

7.1.2组件化技术·········································································· 18

7.2技术方法 ·································································· 19

7.2.1全面的SOA架构 ·································································· 19

7.2.2构建面向服务的房产信息共享服务中心 ····································· 19

7.2.3基于工作流技术的流程性业务处理 ··········································· 20

7.2.4房屋交易审批流程全业务覆盖 ················································· 21

7.2.5工作库、历史库、现状库三库分离的管理机制 ···························· 22

7.2.6统一的权限配置和管理体系 ···················································· 22

7.3总体架构设计 ···························································· 23

7.4应用架构设计 ···························································· 24

7.4.1房产信息数据库 ··································································· 24

7.4.2支撑平台 ············································································· 24

7.4.3支持服务 ············································································· 25

7.5支撑平台设计 ···························································· 25

7.6数据架构设计 ···························································· 27

7.6.1数据库构成·········································································· 27

7.6.1.1空间数据 ····················································································· 28

7.6.1.2属性数据 ····················································································· 28

7.6.1.3图片数据 ····················································································· 28

7.6.2数据库分类与关系 ································································ 28

7.6.2.1基础数据库 ·················································································· 28

7.6.2.2业务库 ························································································ 29

7.6.2.3查询业务库 ·················································································· 29

2

7.6.2.4综合分析库 ·················································································· 29

8 软件环境 ··························································· 29

8.1操作系统 ·································································· 29

8.1.1数据库服务器端操作系统 ······················································· 30

8.1.2Web发布应用服务器操作系统 ·················································· 30

8.1.3各类微机和图形工作站操作系统 ·············································· 30

8.2数据库管理系统 ························································· 30

8.3调试、培训使用等工作 ················································ 31

8.3.1调试 ··················································································· 31

8.3.1.1程序调试 ····················································································· 31

8.3.1.2模块调试 ····················································································· 31

8.3.2培训使用 ············································································· 31

9 系统建设内容 ····················································· 31

9.1楼盘表管理系统 ························································· 31

9.1.1系统概要设计 ······································································ 32

9.1.1.1建立楼盘表工作机制 ······································································ 32

9.1.1.2项目信息管理 ··············································································· 32

9.1.1.2.1项目建立 ················································································ 32

9.1.1.2.2项目进度管理 ·········································································· 32

9.1.1.2.3项目事记管理 ·········································································· 33

9.1.1.2.4项目档案管理 ·········································································· 33

9.1.1.2.5项目信息查询统计 ···································································· 33

9.1.1.2.6开发项目预售证管理 ································································· 33

9.1.1.2.7开发项目档案管理 ···································································· 33

9.1.1.2.8暂停和恢复销售 ······································································· 33

9.1.1.2开发项目申报信息填报功能 ····························································· 34

9.1.1.3楼盘表与各个系统联动 ··································································· 34

9.2商品房销售管理子系统 ················································ 34

9.2.2建设内容 ············································································· 35

9.2.2.1系统功能 ····················································································· 35

9.2.2.1.1商品房预售许可管理 ································································· 35

9.2.2.1.2商品房项目现售备案管理 ··························································· 36

9.2.2.1.3商品房预（销）售信息网上公示 ·················································· 37

9.3新建商品房网签备案管理系统 ······································· 37

9.3.1实现预售合同、现售合同、安置合同及经济适用房合同网签 ·········· 37

9.3.2新建商品房网上合同跟踪 ······················································· 38

3

9.3.2.1管理主体查询、统计职能 ································································ 38

9.3.2.2被销售的房屋是可销售的 ································································ 38

9.3.2.3房屋合同的撤销是可跟踪的 ····························································· 38

9.3.2.4购买人的信息是可跟踪的 ································································ 38

9.3.2.5跟踪项目的销售表信息 ··································································· 38

9.3.2.7识别一个项目中撤销数量和比例并报警 ·············································· 39

9.3.3商品房网上合同备案系统的开通 ·············································· 39

9.3.4其他功能 ············································································· 39

9.4商品房预售资金监管系统 ············································· 40

9.4.1系统功能 ············································································· 40

9.4.1.1监管中心账户管理 ········································································· 42

9.4.1.2打印勘察日志 ··············································································· 42

9.4.1.3监管账户设立 ··············································································· 42

9.4.1.4预售款缴存 ·················································································· 42

9.4.1.5监管账户利息管理 ········································································· 43

9.4.1.6监管账户对账管理 ········································································· 43

9.4.1.7监管资金支付管理 ········································································· 43

9.4.1.8项目预售资金跟踪 ········································································· 44

9.4.1.9查询统计和报表 ············································································ 44

9.5存量房网签管理系统 ··················································· 45

9.5.1系统功能设计 ······································································ 45

9.5.1.1经纪机构交易成交 ········································································· 45

9.5.1.1.1经纪委托合同签订 ···································································· 46

9.5.1.1.2房源核验 ················································································ 46

9.5.1.1.3买卖合同签订 ·········································································· 46

9.5.1.1.4买卖合同备案 ·········································································· 46

9.5.1.2窗口自主成交 ··············································································· 47

9.5.1.3买卖合同注销 ··············································································· 47

9.5.1.4查询统计功能 ··············································································· 47

9.5.1.4.1查询功能 ················································································ 47

9.5.1.4.2统计功能 ················································································ 48

9.5.1.5数据共享 ····················································································· 48

9.5.1.6信息发布 ····················································································· 48

9.6存量房交易资金监管系统 ············································· 49

9.6.1系统功能 ············································································· 49

9.6.1.1开户登记 ····················································································· 49

9.6.1.2银行收款 ····················································································· 49

9.6.1.3支付房款 ····················································································· 49

9.6.1.4撤消交易 ····················································································· 50

9.6.1.5协议更新 ····················································································· 50

9.6.1.6销户 ··························································································· 50

4

9.6.1.7日终对账 ····················································································· 50

9.7测绘成果管理系统 ······················································ 50

9.7.1系统功能 ············································································· 51

9.7.1.1测绘成果管理 ··············································································· 51

9.7.1.1.1功能说明 ················································································ 51

9.8房屋交易与产权档案管理系统 ······································· 51

9.8.1业务档案管理 ······································································ 52

9.8.2档案信息服务 ······································································ 53

9.8.2.1档案查询 ····················································································· 53

9.8.2.2无房证明 ····················································································· 53

9.8.2.3档案核销管理 ··············································································· 53

9.8.2.4历史档案修订、补录 ······································································ 53

9.8.2.5其他功能 ····················································································· 53

9.8.3档案日常管理 ······································································ 53

9.8.4业务处理过程 ······································································ 54

9.8.4.1档案接收 ····················································································· 55

9.8.4.2档案清点 ····················································································· 55

9.8.4.3分配装订人员 ··············································································· 55

9.8.4.4立卷装订 ····················································································· 55

9.8.4.5卷宗清点 ····················································································· 55

9.8.4.6档案接收 ····················································································· 55

9.8.4.7确定存放位置信息 ········································································· 55

9.8.4.8流程化查档、借档审批 ··································································· 55

9.9租赁合同备案管理系统 ················································ 56

9.9.1建设目标 ············································································· 56

9.9.2建设内容 ············································································· 56

9.9.2.1房产信息查询 ··············································································· 57

9.9.2.2有产权房源管理 ············································································ 57

9.9.2.3无产权房源管理 ············································································ 57

9.9.2.4房屋租赁合同管理 ········································································· 57

9.9.2.5租赁备案证管理 ············································································ 58

9.9.2.5.1租赁备案证打印 ······································································· 58

9.9.2.5.2租赁备案证注销登记 ································································· 58

9.9.2.5.3租赁备案证查询 ······································································· 58

9.9.2.6统计功能 ····················································································· 59

9.10从业主体管理系统 ···················································· 60

9.10.1认证备案 ··········································································· 61

9.10.2企业年检 ··········································································· 62

9.10.3诚信档案管理 ····································································· 62

9.10.4企业注销 ··········································································· 62

5

9.11棚改信息管理系统 ···················································· 62

9.11.1棚改管理系统功能 ······························································· 63

9.11.1.1项目管理 ···················································································· 63

9.11.1.2项目概况 ···················································································· 63

9.11.1.3建设计划 ···················································································· 63

9.11.1.4拆迁进度 ···················································································· 63

9.11.1.5建设进度 ···················································································· 63

9.11.1.6完成情况 ···················································································· 63

9.11.1.7上传项目图片 ·············································································· 64

9.11.2老旧小区改造 ····································································· 64

9.11.2.1项目概况 ···················································································· 64

9.11.2.2建设计划 ···················································································· 64

9.11.2.3建设进度 ···················································································· 64

9.11.2.4完成情况 ···················································································· 64

9.11.2.5上传项目图片 ·············································································· 64

9.11.3加装电梯 ··········································································· 64

9.11.3.1项目概况 ···················································································· 64

9.11.3.2完成情况 ···················································································· 64

9.11.3.3上传项目图片 ·············································································· 64

9.12房屋征收管理子系统 ················································· 64

9.12.1房屋征收部门模块 ······························································· 65

9.12.2房屋征收实施单位模块 ························································· 65

9.12.3 评估机构模块 ···································································· 65

9.12.4房屋征收法规政策项目发布 ··················································· 65

9.13房产GIS系统 ·························································· 66

9.13.1系统功能设计 ····································································· 66

9.13.1.1图查属性 ···················································································· 66

9.13.1.2以图管房 ···················································································· 66

9.13.1.3属性查图 ···················································································· 67

9.13.1.4楼盘表查询 ················································································· 67

9.13.1.5视图管理 ···················································································· 67

9.13.1.6图例查看 ···················································································· 67

9.13.1.7空间分析 ···················································································· 68

9.13.1.8索引图模块 ················································································· 68

9.13.1.9专题图 ······················································································· 68

9.13.1.10房产制图 ·················································································· 68

9.13.1.11图形数据的操作权限管理 ····························································· 69

9.13.1.12房产GIS空间数据的部门间共享共建服务 ········································ 69

9.13.2系统功能应用 ····································································· 69

9.14统计分析与信息发布系统 ··········································· 71

6

9.14.1建设目标 ··········································································· 71

9.14.2建设内容 ··········································································· 72

9.14.2.1统计分析 ···················································································· 72

9.14.2.1.1系统基本功能 ········································································· 72

9.14.2.1.2统计与报表 ············································································ 72

9.14.2.1.3多维分析功能 ········································································· 73

9.14.2.2住建部商品房交易日报 ·································································· 73

9.14.2.2.1数据上报 ··············································································· 74

9.14.2.2.2离线上报数据包生成 ································································ 74

9.14.2.2.3自动检查 ··············································································· 74

9.14.2.2.4数据接入 ··············································································· 74

9.14.2.2.5数据日志 ··············································································· 75

9.14.2.3信息发布 ···················································································· 75

9.14.2.3.1信息发布 ··············································································· 76

9.14.2.3.2信息查询 ··············································································· 77

9.15领导干部房产信息核查上报系统 ·································· 77

9.15.1系统的主要功能 ·································································· 77

9.16与市信息资源共享交换平台数据接口 ···························· 78

9.16.1需要获取的数据 ·································································· 78

9.16.1.1不动产数据 ················································································· 78

9.16.1.1.1建设用地使用权、宅基地使用权信息 ·········································· 78

9.16.1.1.2房地产权（项目内多幢房屋）信息·············································· 78

9.16.1.1.3房地产权（独幢、层、套、间房屋）信息 ···································· 79

9.16.1.1.4构（建）筑物所有权信息 ·························································· 79

9.16.1.1.5抵押权信息 ············································································ 79

9.16.1.1.6预告登记信息 ········································································· 80

9.16.1.1.7异议登记信息 ········································································· 80

9.16.1.1.8查封登记信息 ········································································· 80

9.16.1.1.9不动产权利人信息内容 ····························································· 80

9.16.1.2其他部门数据 ·············································································· 81

9.16.1.2.1维修资金收缴信息 ··································································· 81

9.16.1.2.2住房保障信息 ········································································· 81

9.16.1.2.3其他信息 ··············································································· 81

9.16.2 信息资源目录 ···································································· 81

9.16.2.1楼盘表信息 ················································································· 81

9.16.2.2预售许可信息 ·············································································· 81

9.16.2.3商品房买卖合同信息 ····································································· 81

9.16.2.4二手房网签信息 ··········································································· 82

9.16.2.5房屋租赁信息 ·············································································· 82

9.16.2.6开发企业信息 ·············································································· 82

9.16.2.7中介机构信息 ·············································································· 82

9.16.2.8棚改信息 ···················································································· 82

7

9.17运维管理系统 ·························································· 82

9.17.1流程管理 ··········································································· 82

9.17.2人员管理 ··········································································· 83

9.17.3日志管理 ··········································································· 83

9.17.4异常管理 ··········································································· 83

9.17.5即时通讯 ··········································································· 83

9.17.6通知公告 ··········································································· 84

9.18历史数据整理迁移 ···················································· 84

9.19数字证书认证服务系统 ·············································· 84

9.19.2建设要求 ··········································································· 85

9.19.2.1基于“云安全平台”建设 ······························································· 85

9.19.2.2采用国密SM2密码算法 ································································ 86

10 系统安全 ·························································· 87

11硬件支撑平台建设内容 ········································ 88

11.1系统硬件需求 ·························································· 88

11.2硬件支撑平台设计 ···················································· 89

11.2.1系统拓扑 ··········································································· 89

12 项目内容及经费预算 ··········································· 90

12.1项目经费 ································································ 90

12.2建设内容及工作量 ···················································· 91

12.3其他说明 ······························································· 104

13 项目实施方案 ··················································· 105

13.1项目建设周期 ························································· 105

13.2项目组织结构 ························································· 105

13.2.1项目领导小组 ··································································· 105

13.2.2项目经理 ········································································· 106

13.2.3系统组 ············································································ 106

13.2.4售后服务组 ······································································ 107

13.2.5质量保证 ········································································· 107

13.2.6项目协调 ········································································· 107

8

13.2.7项目保密 ········································································· 108

13.3项目实施计划 ························································· 108

13.3.1准备阶段 ········································································· 108

13.3.2实施建库 ········································································· 109

13.3.3项目测试 ········································································· 109

13.3.4项目验收 ·········································································· 110

13.3.5项目结束 ·········································································· 110

13.4突发事件处置方案 ··················································· 110

13.4.1故障类型及处置原则 ··························································· 110

13.4.1.1故障类型 ·················································································· 110

13.4.1.2处置原则 ·················································································· 111

13.4.1.2.1预防为主 ············································································· 111

13.4.1.2.2快速反应 ············································································· 111

13.4.1.2.3分级负责 ············································································· 111

13.4.1.2.4常备不懈 ············································································· 111

13.4.2应急组织机构和职责 ··························································· 111

13.4.3预测与预警 ······································································· 112

13.4.4应急处置 ·········································································· 112

13.4.4.1信息报告 ·················································································· 112

13.4.4.2先期处置 ·················································································· 112

13.4.4.3应急响应 ·················································································· 113

13.4.4.4指挥与协调 ··············································································· 113

13.4.4.5处置措施 ·················································································· 113

13.4.4.5.1数据出现故障处置 ································································· 113

13.4.4.5.2数据库故障处置 ···································································· 114

13.4.4.5.3建库系统遭受攻击处置 ··························································· 114

13.4.4.5.4病毒安全紧急处置 ································································· 115

13.4.4.5.5其他安全处置 ······································································· 116

13.5项目测试方案 ························································· 116

13.5.1测试目标 ·········································································· 116

13.5.2技术 ················································································ 116

13.5.3完成标准 ·········································································· 116

13.5.4需考虑的特殊事项 ······························································ 116

13.5.5测试流程 ·········································································· 117

13.6技术支持组织 ························································· 117

13.6.1组织目的 ·········································································· 117

13.6.2组织方式 ·········································································· 118

13.7其他事项 ······························································· 118

13.7.1售后服务 ·········································································· 118

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13.7.2应标技术说明 ···································································· 119

13.7.3其他 ················································································ 119

附件1：城市房地产经纪机构备案申请表 ··················· 120

附件2：商品房预售资金监管申请表 ·························· 122

附件3：市区商品房预售资金监管协议······················· 123

附件4：市区商品房预售资金监管账户开户证明 ·········· 126

附件5：市区商品房预售资金交款通知单 ··················· 127

附件6：商品房预售现场勘察日志 ····························· 128

附件7：市区商品房预售资金使用表 ·························· 129

附件8：市区商品房预售资金退款专用表 ··················· 130

附件9：市区终止商品房预售资金监管使用表 ············· 131

附件10：征收房屋查档登记表 ································· 132

附件11：征收房屋调查情况详表 ······························ 134

10

1 项目基本情况

1.1发展现状

房产信息化经过将近二十多年的发展，已经初步实现了房产管理

的数字化、流程化和网络化，在售房、个人住房、住房保障等方面也

做了卓有成效的工作。当前房产信息化的发展，必须紧扣当前房产管

理的政策脉搏和IT技术的最新发展，用更加创新的思维来思考房产

信息化的全局。2015年国家实行不动产登记，将房屋交易与权属登

记分离，按照住建部的《房屋交易与产权管理工作导则》的要求，严

格遵循《房地产市场基础信息数据标准》，通过计算机信息网络技术、

系统集成技术和信息安全技术，建立一个全新的房屋交易与产权管理

信息平台，统一业务系统模式，建立一个数据中心；实现房地产市场

数据收集、汇总；实现房地产信息的实时统计、分析，宏观掌控、监

管房地产市场发展情况和趋势。

随着XX市房地产业的发展，成为XX市经济发展的重要组成部分。

对于XX市而言，房地产业既关系到城市居民切身利益，也关系到城

市的发展和繁荣。建设XX市房屋交易与产权管理信息平台系统，通

过信息化建设带动房地产业健康和谐发展，完成与不动产系统的实时

对接，保障登记交易信息安全，积极促进城市现代化，进一步提升城

市整体形象、改善人民生产生活环境，既是XX市房屋交易管理部门

提高自身管理水平的实际需要，也是适应时代要求的重大举措。

通过总结和分析XX市房产业务开展过程中的现状问题和困难，

1

也为了更好的遵循国家、行业与相关技术规范要求；继承现有房产信

息系统较为成熟的业务操作模式和管理规范；充分吸取全国同行业的

先进管理、服务及技术经验；增强局系统工作的科学性、协调性，加

快建设廉洁、勤政、务实、高效的政府部门，开展新一轮的信息化建

设是十分迫切与必需的。

1.2国家、省、市支持本项目建设的文件

1.2.1住房城乡建设部办公厅关于印发《房屋交易与产权管理工

作导则》的通知（建办房[20XX]45号）中要求“推进房屋交易与产

权管理信息平台建设。房屋交易与产权管理信息平台是个人住房信息

系统的重要组成部分，加强信息平台建设是提升管理和服务水平的重

要手段。各地要加快推进信息平台建设，逐步实现房屋全生命周期管

理。要积极建立以楼盘表为基础的数据组织和管理模式，抓紧完成存

量房楼盘表的补建，加快推进历史档案数字化，进一步完善各业务子

系统，实现各业务系统间的信息共享，全面提升信息化管理水平。”

1.2.2国土资源部 住房和城乡建设部 《关于做好不动产统一登

记与房屋交易管理衔接的指导意见》（国土资发【20XX】90号）中要

求“实现信息互通共享。不动产登记信息管理基础平台与房屋交易管

理信息平台要相互对接，通过交换接口、数据抄送等形式，实现实时

互通共享，消除“信息孤岛”，确保相关业务办理的连续、安全、便

捷。”

1.2.3《住房城乡建设部办公厅关于加快推进全国房地产库存和

交易监测平台建设的通知》（建办房函〔20XX〕582号）

2

1.2.4《XX省人民政府办公厅关于做好房地产领域易发问题治理

工作的通知》（X政办字〔20XX〕118号）

1.2.5住房城乡建设部、中国人民银行、国家税务总局、银监会

等七部委《关于加强房地产中介管理促进行业健康发展的意见》（建

房〔20XX〕168号）

1.2.6XX省人民政府办公厅《关于进一步加强房地产市场调控工

作的通知》（X政办发〔20XX〕59号）

1.2.7XX省人民政府办公厅关于加快培育和发展住房租赁市场的

实施意见（X政办发〔20XX〕73号）

1.2.8住房城乡建设部 人民银行 银监会 《关于规范购房融资

和加强反洗钱工作的通知》

1.2.9国家税务总局 住房城乡建设部《关于加强信息共享深化

业务协作的通知》

1.2.10国土资源部 住房和城乡建设部《关于房屋交易与不动产

登记衔接有关问题的通知》（国土资发【20XX】108号）

1.2.11XX省住房和城乡建设厅 中国人民银行济南分行 XX省国

家税务局 XX省地方税务局 中国银行业监督管理委员会XX监管局

五部门联合发布的《关于切实加强购房资格审核严格落实差别化住房

信贷和税收政策的通知》（X建房字〔20XX〕6号）

1.2.12XX省住房和城乡建设厅、中国人民银行济南分行、中国

银行业监督管理委员会XX监管局关于印发《XX省商品房预售资金监

管办法》的通知（X建房字〔20XX〕1号）

3

1.2.13XX市人民政府办公室《关于加强市区房地产市场调控工

作的意见》（威政办发【20XX】13号）

2 系统设计依据

2.1房产管理类

《中国人民共和国物权法》主席令第62号

《房屋登记办法》（建设部令第168号）

《房地产登记技术规程》（JGJ278-2012）

《房屋代码编码标准》（JGJ/T 246-2012）

《房地产市场基础信息数据标准》（JGJ/T 252-2011）

《房地产市场信息系统技术规范》（CJJ/T 115-2007）

《中华人民共和国城市房地产管理法》主席令第29号

《城市房屋拆迁管理条例》国务院令第305号

《城市房地产开发经营管理条例》国务院令第248号

《建设部关于修改<城市商品房预售管理办法>的决定》建设部令

第131号

《城市房地产权属档案管理办法》建设部令第101号

《建设部关于修改<城市房地产转让管理规定>的决定》建设部令

第96号

《建设部关于修改<城市异产毗连房屋管理规定>的决定》建设部

令第94号

《商品房销售管理办法》建设部令第88号

4

《房地产开发企业资质管理规定》建设部令第77号

《已购公有住房和经济适用住房上市出售管理暂行办法》建设部

令第69号

《城市房屋租赁管理办法》建设部令第42号

《城市新建住宅小区管理办法》建设部令第33号

《公有住宅售后维修养护管理暂行办法》建设部令第1 9号

《城市房屋拆迁单位管理规定》建设部令第1 2号

《经济适用住房管理办法》建住房[2004] 77号

2.2测绘类

《城市测量规范》（CJJ/T 8-2011）

《全球定位系统（GPS）测量规范》（GB/T 18314-2009）

《卫星定位城市测量技术规范》（CJJ/T 73-2010）

《全球定位系统实时动态测量（RTK）技术规范》（CH/T

2009-2010）

《测绘成果质量检查与验收》（GBT 24356-2009）

《中华人民共和国测绘法》主席令第七十五号

《房产测绘管理办法》建设部、国家测绘局令第83号

《房产测量规范》 GB/T17986-2000

《地籍测绘规范》CFI 0002-1994

《地籍图图式》 CH 5003-1994

《1：500、1：1000、1：2000地形图图式》GB/T 7929- -lq95

《l：500、1：1000、1：2000地形图数字化规范》GB/T 17160-1997

5

《1：500、1：1000、1：2000地形图要素分类与代码》GB

14804-1993

2.3软件工程类

《计算机软件需求说明编写指南》GB 9385-1988

《计算机软件测试文件编制规范》GB 9386-1988

《计算机软件质量保证计划规范》GB/T 12504-1990

《计算机软件配置管理计划舰范》GB/T 12505--1990

《计算机软件维护指南》GB/T 14097-1993

《计算机软件可靠性和可维护性管理》GB/T4394-1993

《计算机软件单元测试》GB/T 15532-1995

《软件工程术语》GB/T 11457-1995

《计算机软件开发规范》GB8566-88

信息产业部或其他相关部门规定的其他信息系统建设的文件和

规范。

2.4数据标准类

《地理信息元数据》GB/T 19710-2005

《地理信息一致性与测试》GB/T19333. 5-2003

《地球空间数据交换格式》GB/T 17798-1999

《城市地理信息系统设计规范》 GB/T 18578-2001

《城市地理信息系统标准化指南》

《1： 10000基础地理信息更新与建库技术指南》（图家测绘局

6

颁布）

2.5基础类

中华人民共和国行政区划代码（GB/T 2260）

基础地理信息要素分类与代码（GB/T 13923）

2.6信息安全类

《信息安全技术 信息系统安全等级保护基本要求》

（GB/T22239-2008）；

《信息安全技术 信息系统等级保护安全设计技术要求》

（GB/T25070-2010）；

《信息安全技术 信息系统安全等级保护测评要求》（GB/T

25058-2010）；

《信息系统等级保护安全设计技术要求》（信安秘字[2009]059

号）；

《信息安全等级保护商用密码技术实施要求》（国密局发

[2009]10号）；

《信息安全技术 证书认证系统密码及其相关安全技术规范》

（GB/T 25056-2010）；

《信息安全技术 应用软件系统安全等级保护通用技术指南》

GA/T 711-2007；

《国家信息化领导小组关于加强信息安全保障工作的意见》（中

办发【2003】27号）；

7

《信息安全技术 信息系统安全等级保护定级指南》GB/T

22240-2008；

《信息安全技术 信息系统安全等级保护实施指南》；

《信息安全技术 信息系统安全等级保护测评过程指南》；

《计算机信息系统安全保护等级划分准则》（GB 17859-1999）；

《信息安全技术 信息系统通用安全技术要求》

（GB/T20271-2006）；

《信息安全技术 信息系统安全管理要求》（GB/T20269-2006）；

《信息安全技术 信息系统安全工程管理要求》

（GB/T20282-2006）；

《GM/T 0006-2012 密码应用标识规范》

《GM/T 0018-2012 密码设备应用接口规范》

《GM/T 0019-2012 通用密码服务接口规范》

《GM/T 0020-2012 证书应用综合服务接口规范》

3 建设原则

方案设计和产品选型依据原则如下：

3.1先进性

系统所选用的技术支撑平台和软件产品，都必须是当今世界上具

有主导和领先地位的成熟产品；同时具有较好的互操作性，便于系统

的集成。除此之外，在整体设计思想上也具备较好的超前性，并具有

8

较强的业务管理、信息查询和利用等功能。系统在整体上需达到国内

领先水平。

3.2高性能

为保证系统应用和复杂业务并发处理能力不断增长的需要，系统

要采用或设计稳定性高和高性能的硬件环境或处理软件，在宽带网络

环境下对房产登记数据、空间图形数据、网上交易、远程查档和统计

分析等的多用户并发操作时要具有较高响应速度。满足硬件和软件的

动态性能扩展。

3.3高可靠性

可靠的信息传输手段、存储方式、运行环境和安全保证是系统成

功的关键。在整体设计中，根据实际情况采用多种备份方式，确保系

统的可靠性。在系统软件的选型和应用软件的开发工具选型上，应建

设或选择当前成熟、先进、容易管理及使用方便的系统，使系统能有

很好的可靠性。在系统逻辑应用处理和数据库等不同层次设置服务功

能和服务器层的集群机制，提供系统容错、故障自动恢复接管能力；

利用ORACLE等大型数据库的新数据自动备份能力，降低数据库的出

错和宕机几率。

3.4高扩展性及可推广性

在系统的设计中，所有产品的选型及配置都充分考虑到整体系统

的可扩展性。系统将满足随着业务的不断发展而随时增加用户及软硬

件产品的需求。系统的体系结构采纳SOA相关实现技术，能通过扩展

9

的方式适应新类型的文件、地图和电子影像资料；业务处理功能在一

定程度内的增加或变更满足热插拔等需求，升级不会影响系统的体系

结构，并能在最短的时间内实现新的需求。

3.5安全性

需从网络、设备、系统和数据库不同层次要求提出更高的安全解

决方案。

在系统设计及实现中，采用优秀的安全机制，在操作系统上，采

用系统较常见的安全保障机制；在系统架构上，应选用多层结构技术。

系统应采用多层密码验证的方法，将用户分级管理，设置不同的

访问权限，或采用CA认证或指纹识别等安全技术，建立良好的安全

保障机制，确保系统安全。在地图数据的利用上采用分密级管理技术。

利用系统或数据库的审计功能、系统冗余备份等安全性措施确保

存储数据的安全。

3.6开放性

系统的标准化与规范化。有国际、国家和部颁标准的，要尽量使

用，对于业务模型、基础服务需要符合SOA的相关业务或服务标准。

没有标准可参考的，要在系统建设的过程中，逐步建立房屋交易管理

部门的标准，并力争推广到行业应用。

结合业务流程规范，建设符合房屋交易管理部门系统或行业标准

的房产数据标准。需全面梳理分析现有系统中数据字典，解决现有系

统中如房屋类别、房屋用途、房屋状态定义的不一致性等。

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本系统和外部的数据交换采用业界标准，使系统具有最大的开放

性，满足房屋交易管理部门系统内以及与市政府其他相关部门间异构

数据共享、业务协同审批的需要。如果其他的系统支持，则可以非常

方便地交换电子数据或互联，数据交换包的格式按国家元数据标准格

式定义，保障在将来较长时间内可以达到通用的目的。

3.7可管理性

系统的设计必须考虑到工程实施完成后系统的操作与维护，因

此，该系统必须具备较强的可管理性和易操作性，便于系统管理人员

能够尽快熟练地掌握该系统的操作和管理技术，以保证系统能安全可

靠地运行。系统从业务需求、设计、实施到维护都需提供易用的管理

平台，可查看、可统计、可追踪、可分析，提供流行的可视化工具。

4 现状及需求分析

4.1城市房屋交易管理信息化现状

20XX年9月26日XX市正式实行了不动产统一登记，将房屋交

易与房屋登记由原来的房管部门办理，变成房管部门负责房屋交易与

产权管理，国土部门部分负责房屋登记。由于原来房管部门实施的是

房屋交易与登记一体化管理，房屋的交易和产权管理是基于房屋登记

信息办理的，实施不动产统一登记后，登记由国土部门办理，交易由

房屋交易管理部门继续办理，为此住建部专门出台了《房屋交易与产

权管理工作导则》（建办房[20XX]45号），对房屋交易和产权管理工

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作提出相应的要求，按照新的要求原来的系统已经不能满足开展房屋

交易和产权管理的需要，目前大量的工作需要人工进行办理，权责不

明，容易产生风险。

4.2需求分析

通过总结和分析XX市房屋交易业务现状，也为了更好的遵循国

家、行业与相关技术规范要求；在继承XX市现有的成熟的业务操作

模式和管理规范；充分吸取全国同行业的先进管理、服务及技术经验；

增强系统工作的科学性、协调性，加快建设廉洁、勤政、务实、高效

的政府部门，开展XX市房地产交易管理的信息化建设是十分迫切与

必需的。

5 建设目标及内容

5.1建设目标

XX市房屋交易与产权管理信息平台是一项综合性很强的系统工

程，应从“智慧XX”和“智慧房产”的高度着手，“总体规划、分步

实施”。项目的总体目标概括如下：

项目遵照国家、行业及相关技术规范，从信息系统运行、维护、

升级改造和对外推广等不同角度，全面梳理、收集与分析当前存在问

题；结合国家《物权法》、住建部《商品房预售管理办法》、《房屋交

易与产权管理工作导则》等政策法规的调整，面向政府决策层、管理

部门等社会各层次对房产领域不断增长的业务与服务需求，包括房屋

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产权登记审批模式调整、透明售房服务扩展、网上房产档案和信访投

诉管理应用、物业监管与应急维修服务延伸，以及住房保障体系与房

地产宏观决策支持体系的建立等，分析提取和整合新增需求。

新的房屋交易信息化建设将以“业务一体化”、“数据一体化”、

“服务一体化”、“技术一体化”和“管理一体化”五个一体化为系统

建设指导性原则，紧紧围绕“系统共建、资源共享”，真正达到“以

图管房”，“以房管档”，图属档簿一体化。基于先进的SOA，提取房

管业务中各类审批模式和管理过程作为服务封装；设计开发或引入新

的业务流（工作流）、动态表单、动态楼盘表、系统智能诊断和检测

等技术，紧紧围绕“系统共建、资源共享”和突出重点业务，建设灵

活、便捷、高效和较强可扩展性和适应性的基于SOA面向服务的房屋

交易与产权管理信息平台，使系统适应XX市乃至更广范围内业务模

式的调整和新增服务的延伸建设，提升房管系统的整体业务及技术水

平。

5.2建设内容

根据住建部要求和实际工作需要，在有效保障建设方现有信息化

建设基础投资成本，业务数据及业务流程平滑过渡的前提下，针对房

屋交易业务对数据、业务一体化存储及动态实时检索的要求，以楼盘

表为核心对现有数据存储及业务支持平台进行升级改造，要求系统数

据库及程序以升扩模式进行从而保障升级后系统数据的完整及业务

连续，并完成相应的数据调查迁移整合入库工作，全面适应XX市房

屋交易与产权管理工作的新需求。

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建设内容应包含定制开发楼盘表管理系统、测绘及成果管理、房

屋交易与产权管理程序、房屋交易与产权档案管理系统、二手房买卖

合同网签系统、二手房交易资金监管系统、新建商品房网签备案程序、

新建商品房预售资金、房屋租赁合同备案管理系统、综合管理及运维

管理平台建设、开发企业资质管理、中介机构管理、棚户区改造管理、

统计分析与信息发布系统、移动终端APP等子系统、与不动产登记部

门数据接口开发、与市公共资源共享平台数据接口开发、与住房保障

相关业务部门数据接口开发、与物业管理部门的数据接口开发、与其

他业务部门数据接口开发，实现数字房产到智慧房产的平滑过度。

5.2.1软件系统建设

5.2.1.1楼盘表管理系统

5.2.1.2商品房预售许可管理、商品房项目现售备案管理系统

5.2.1.3新建商品房网签备案系统

5.2.1.4新建商品房预售资金监管系统

5.2.1.5二手房网签管理系统

5.2.1.6二手房交易资金监管系统

5.2.1.7测绘成果管理系统

5.2.1.8房屋交易与产权档案管理系统

5.2.1.9房屋租赁合同备案管理系统

5.2.1.10从业主体管理系统（开发企业、中介机构管理）

5.2.1.11房屋综合业务管理系统（棚改、老旧小区改造、加装

电梯 ）

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5.2.1.12房屋征收管理系统

5.2.1.13房产GIS系统

5.2.1.14统计分析与信息发布系统（含微信、移动终端APP系

统）

5.2.1.15领导干部房产信息核查上报系统

5.2.1.16与市信息资源共享交换平台数据接口

5.2.1.17运维管理系统

5.2.1.18数据整理迁移

5.2.2硬件网络建设

按照“网络分层、功能分区、应用分级”和“内、外网隔离“的

设计理念，将前端业务与后端系统进行隔离，充分利用政府云资源，

搭建能全面满足新系统高效、稳定运行的网络支撑环境。

5.2.3数据整理转换

数据整理转换，完成历史房屋产权数据的整理、转换和迁移，完

成历史档案的扫描、整理和挂接，保障新的信息化平台运行稳定、高

效。

6系统长远发展思路

20XX年国家实行不动产登记，将房屋交易与权属登记分离，按

照住建部的《房屋交易与产权管理工作导则》的要求，严格遵循《房

地产市场基础信息数据标准》，通过计算机信息网络技术、系统集成

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