Competency of developers each of which can be

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competency of developers, each of which can be described by lots of attributes as shown in the sample of questionnaires. Technological capabilities are another one of important component of competitiveness for real estate developer. For a real estate development enterprise, its technological capabilities can be reflected by such aspects as IT technology, technological advancement, R&D capability, construction technology and consumers‘ satisfaction to technology. Like wisely, each of these aspects contains a great deal of specific attributes, which will detail in the questionnaires. Moreover, as the real estate development industry is a capital-intensive industry, the situation of financial always influence the operation of real estate developers. The study also adopts the financial capability as a factor for assessing the competitiveness of real estate developer. The financial competency of developers can be measured from these two aspects like financing capabilities and capital growth. Market share is a factor used to reflect the percentage or proportion of total available market serviced by a corporate. It can illuminate the position of a
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57 corporate in the market and also represent the level of competitiveness of a corporate. Therefore, it is included in the competitiveness evaluation system. In terms of the real estate development industry, the market share can be appraised by such five aspects as localisation, market coverage, land acquisition strategy & implementation, sales strategy & implementation, and consumer satisfaction with the property sales. These aspects all influence the market share of a developer. Taking the land acquisition strategy and sales strategy for example, the more volume of land reserves a developer have, the more products a developer will provide to the market. So, the more market share will be occupied by the developer. The sale strategy will impact the amount and speed of property products sale. Hence, the sale strategy has the effect on the market share in volume and velocity. Similarly as above, these five aspects all have series of specific attributes. Corporate social responsibility (CSR) is a form of corporate self-regulation integrated into a business model (D Wood, 1991). The goal of CSR is to integrate responsibility into the corporate ‘ action and encourage a positive impact on the environment, communities, consumer, employees, and all of stakeholders. More recently, as CSR has become mainstream, more and more companies are applied the CSR programs. Actually, CSR programme is not only a self-regulation active of a corporate, is also an effective method to improve the corporate public image, mitigate the ethic risk, and leverage the awareness of brand. From this point of view, the corporate social responsibility can also improve the competitiveness of a corporate. In addition, regarding to a real estate development corporate, good public image and strong brand awareness are very important to its operation and
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58 development. Therefore, this study also considers this aspect of contents as an
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