【作者】 罗建国；

【导师】 李建峰；

【作者基本信息】 长安大学 ， 结构工程， 2007， 硕士

【摘要】 我国房地产业经过20多年的发展,业已成为国民经济的支柱产业,为改善居民的居住条件、促进国民经济健康快速发展做出了巨大贡献。但是近几年来,房地产价格过高、上涨过快,成为当前社会各界关注的焦点。对于当前的房地产价格是否合理,未来如何变化,缺乏权威的分析来引导房地产市场的发展。本文以我国房地产价格为研究对象。首先对大量数据进行调研、收集、整理和计算,分析研究目前我国房地产市场的形势、价格的构成、影响因素及定价方法;然后运用“房价收入比”、“租售比”和“环房匹配指数”等价格评价指数分析评价目前房价的合理性,运用经济学供需关系原理、引入投机度模型分析房价上涨的理性和非理性原因;最后分析高房价对社会经济的负面影响,提出稳定房地产价格的一些对策和建议。研究的基本结论及创新点是:(1)目前房地产价格较高、涨幅较快;房价已经不合理、超出居民购买能力;房价与房地产市场环境严重不协调,已经超出市场提供的上涨空间。(2)建筑安装成本、土地成本以及开发商利润在房地产价格构成中所占比重分别为40%、30%和15%～20%,对房价影响较大。(3)房地产商品的特殊性(需求的价格弹性小、需求的收入弹性大和供给弹性较小)和投机行为分别是导致房价上涨过快的理性和非理性原因。(4)提出压缩房地产开发成本,加强成本核算,降低利润水平;完善土地出让制度,对商品房用地出让采用合理高价中标方法,对工业用地协议出让采用最低价格制度。(5)提出推动我国房地产税制改革。取消一次性税收,开征物业税,采用不同税率的物业税征收办法;为控制房地产利润过高和鼓励中小户型住宅建设,实施有区别的税收政策,采用阶梯累进税率;加强出租房的税收管理,委托代征机构(街道办事处等)征税。(6)提出成立非盈利性经济适用房建设总局,统筹全国经济适用房建设;创新住房保障供应体系,实施“住房双轨制”;建立完善的信息公开制度。(7)提出要从长远利益出发,大力发展节能型建筑、环保型绿色建筑,不断提高住宅工业化水平;鼓励消费者树立理性消费的观念,提倡住房条件的梯级改善。更多还原

【Abstract】 Through more than 20 years development of China’s real estate industry, it has become the pillar industry of national economy and made the tremendous contribution to improving inhabitant’s housing conditions and promoting the national economy health fast development. But in the last few years, the house price has been excessively high and risen excessively quick, this problem already has become the current social focal point question. Regarding whether the house price being reasonable and how changing in the future, there lack authority’s analysis to guide the market development in the China’s real estate market.This article takes Chinese real estate price as research object. Firstly, I investigate, collect, arrange and calculate date of the real estate , and analyze Chinese real estate market situation at present, the house price constitution ,the major effect factors and the methods of determining price; Secondly, I use the price appraisal index (House price-income ratio、House rent-price ratio、and Environment-house price match index)to analyze and evaluate whether the house price is reasonable, utilize the economic principle of relations between supply and demand and the speculative extent model to analyze the principal market reason of high house price; Finally, I analyze the high house price to negative influence on the social economy, meanwhile propose somewhat stabilizing house price countermeasure and suggestion.The basic conclusions and new ideas of this article:(1) The present house price is rising unceasingly and the increase scope is excessively quick; House price is unreasonable, which has seriously surpassed the inhabitant’s purchasable ability; House price is seriously uncoordinated with real estate market environment, which has seriously surpassed market space.(2)The construction and installation cost, the land cost as well as the developer profit accounts for the proportion in the real estate price constitution to be very big, respectively 40%, 30%, 15%～20%,which has big effect on house price.(3)The real estate commodity particularity that the demand elasticity and supply elasticity are small as well as widespread existence congenial behavior contributes to high house price.(4)Putting forward the suggestion that we should compress real estate development’s cost, strengthen business accounting, reduce the expectant profit level; we must perfect the system of selling the land employment right, which adopt the methods of the reasonable high price winning bid in selling land for commodity apartment and the lowest price system in selling industrial land.(5)Putting forward the suggestion that government should impel the Chinese real estate tax system reformation, such as canceling the onetime tax revenue, beginning to levy the propertied tax, Carrying out the difference tax policy, using the progressive increase tax rate, Strengthening the tax of renting room administration as well as entrusting substitutive organization to levy the rent tax expense, which is the neighborhood committee.(6)Putting forward the suggestion that government should establish the Construction Bureau of Economic Suitable Housing to overall arrange the construction plan, innovate housing safeguard supply system, carry out "the housing double track system" as well as establish the perfect information public system.(7)Putting forward the suggestion that government should develop vigorously the energy saved construction and the environmental protection green construction and raises unceasingly the housing industrialization level, embarking from the long-term benefits. Meanwhile we must encourage the consumer to set up the rational expenditure conception and advocate the unceasing improvement on the housing condition.更多还原