【作者】 马宁；

【导师】 曹小琳；

【作者基本信息】 重庆大学 ， 管理科学与工程， 2007， 硕士

【摘要】 房地产业作为我国的支柱产业,其对整个国民经济的影响和贡献举足轻重。我国在房地产市场的宏观调控方面,经过几十年的建设和逐步完善,也积累了一定的经验和教训。由于我国房地产业尚处于发展过程中的初级阶段,所以针对房地产市场运行所实施的宏观调控措施往往存在一定的时代局限性,宏观调控体系也尚未建立。所以,如何建立有效的房地产市场宏观调控体系,保证房地产业健康、和谐发展,一直是我国学术界研究的课题、政府的工作目标。鉴于上述背景,本文在较为系统的研究了房地产市场相关概念和房地产市场宏观调控内容及基本运作模式的基础上,较为全面的分析了前人对房地产市场宏观调控的研究成果,将文章方向定位于对国内、外房地产市场宏观调控经验的比较研究上,将文章的主要研究内容集中于土地供应政策、房地产金融政策、房地产财税政策和最低住房保障政策这四个方面。在与西方发达国家代表——美国的比较中,本文分析了其上述四个方面政策内容,发现两国房地产市场之间的相似性在于土地市场分布较广、区域市发展不平衡;基于这种相似性,本文拟借鉴美国在房地产市场管理中土地分区自治、经济资源协调的管理经验。在与亚洲发达地区代表——中国香港地区的比较中,本文同样分析了其上述四个方面的内容,发现两地的房地产市场相似性在于房地产物权所有制;基于这种相似性,本文拟借鉴香港政府在房地产市场运行中积极参与、适度控制的管理经验。通过对国内近年来(1991年至今)房地产市场宏观调控政策的系统研究和比较,将上述政策措施按照房地产市场周期规律划分为三个阶段性组合,即第一阶段(1991年～1995年)、第二阶段(1995年～2001年)、第三阶段(2001年至今)。在此基础上,分析出每一阶段宏观调控政策的出发点、调控效果及遗留问题,并对目前房地产市场调控中存在的主要壁垒作出大胆假设,从土地、融资、财税和低保这四个方面分析宏观调控的壁垒所在。最后,本文在理论研究、国内外经验比较、现状分析的基础上,分别从房地产市场的上述四个方面给出了完善宏观调控制度、政策、措施的改革建议,意图解决我国房地产市场各方面的调控壁垒,建立更加系统、高效的房地产市场宏观调控体系。其最终目的在于通过这一宏观调控体系的建立,保证我国房地产市场健康、和谐的发展。更多还原

【Abstract】 The real east industry is the mainly supporting industry of our country. It serves a significant effect to the general economic production of China.With Our country was involving in the micro-regulation in the realestate market, the regulation management measures was advancing more, and now growing into an elementary system. But for it was growing up of Chinese particular political institution , the real estate market was always limited by the industry policies , and the new policy usually aim at the particular situation , can not constitute a effective regulation system for the whole country in long time.Look back to the experience from the 90s of the last century to today, we can find that it is the common target that constructing an effective micro-regulation system in order to assure the realestate market/s constantly developing which puzzled both the academia and the government. And also for this target, our country has put off a lot in finance and technology, finally grope to build some primary institution and temporary measures.Influenced by the voice of market bubble rising again, our central government immediately carry out lots of pertinent policy measures to the realeatate market. For example, control the land supply, limit the loan qualification, rigidify the legislation and supervise, in attempt to slow down develop speed of realestate industry and calm down the hot market. To the converse, the our times of endeavor in these regulation could only adapt to the routine management work of realestate industry, but help a little in the emergent condition of this altering market. Furthermore, the realestate industry itself have too many defects, especially in the mechanical management, the finance, the technical supporting and the justice supervise. So, the effect of the policy regulation has also been discounted a lot. All these reason above lead to today/s phenomenon that so many problems emerge from realestate industry in our country.To solve these problems, facilitate the implement of micro-regulation, and promote the market steadily, we should take a series of new measures to the realestate market. The government should take the land and finance as the key point of the whole regulation system, leading the modular reform of the government regulation from directly to indirectly in the realestate market. From this point, the roles of the government and enterprise can be alternated by the demand of developing economic, so as to keep the realestate economic keep in speed.To this question, all the evolved are getting into research. By now, the academia have brought about a lot of suggestion both in theoretical and practice. And the central government also take some reform actions.Based on this, my research begin from the questions exist in the Chinese mainland realestate industry, going regularly along the series of the industry micro-regulation policy. According to the comparing with the historical experience of the other place such as the U.S.A. and Chinese Hongkong, my research is to exhibit a detailed state of the series of every time of regulation, to explore the deep reasons of unpleasant phenomenon, to grope the comprehensive analyses of the original deficiency and give a systematic suggestion to the government for build a systematic micro-regulation institution system.In the last, based on all the experience sharing and the conditional analsys, this research can give us a integrate reform suggestion in four aspect of land, financial, tax, social guarantee. From all this work, We just want to ensolve the problem and dismiss the block in the macro-regulation of the Chinese realestate market, intending to build the systemic and effcective institution for micro-regulation, to guarantee the realestate market to develop healthily and steadily.更多还原