本文選題：房地產(chǎn) + 宏觀調(diào)控　； 參考：《西南財經(jīng)大學》2014年碩士論文

【摘要】：我國實行改革開放以后,一直在推動住房制度的改革,在經(jīng)過幾年左右的時間探索和實踐之后,全面住房制度改革于1998年正式展開,逐步結(jié)束了計劃經(jīng)濟時代實物分配、福利分房的住房制度,走上了住房商品化、分配貨幣化、交易市場化的改革道路。經(jīng)過十幾年的深化改革和加快發(fā)展,我國城鎮(zhèn)居民的住房質(zhì)量和居住環(huán)境有了顯著的提高,多結(jié)構(gòu)多層次的住房供應(yīng)體系初步成型。但是另一方面,我國房地產(chǎn)市場在改革過程中也暴露出了諸多問題,如房價快速上漲、住房供求關(guān)系不平衡、房地產(chǎn)市場投資投機現(xiàn)象突出、保障性住房分配不公平等,房價快速持續(xù)上漲尤其是一線城市房價暴漲且居高不下的現(xiàn)象引起了政府和社會各界的高度重視。 房地產(chǎn)業(yè)與我國宏觀經(jīng)濟緊密相聯(lián),宏觀經(jīng)濟的波動將導致房地產(chǎn)市場的波動,而房地產(chǎn)市場的波動也將對宏觀經(jīng)濟發(fā)展產(chǎn)生顯著影響。我國房地產(chǎn)市場發(fā)展出現(xiàn)的問題,影響了房地產(chǎn)市場的健康長遠發(fā)展,為了規(guī)范房地產(chǎn)市場的秩序,政府出臺了一系列房地產(chǎn)宏觀調(diào)控政策。自2003年,我國把房地產(chǎn)業(yè)定位于國民經(jīng)濟的支柱產(chǎn)業(yè)以來,就不斷對房地產(chǎn)市場進行宏觀調(diào)控。房地產(chǎn)市場的宏觀調(diào)控呈現(xiàn)出常態(tài)化趨勢,政策內(nèi)容不斷深入與強化,調(diào)控結(jié)果逐步顯現(xiàn),但一些新情況、新問題也漸露端倪,并可能影響宏觀調(diào)控政策效力的發(fā)揮和房地產(chǎn)市場未來的發(fā)展走向。因此,梳理和總結(jié)我國房地產(chǎn)市場宏觀調(diào)控的經(jīng)驗和教訓,適當調(diào)整和完善房地產(chǎn)宏觀調(diào)控政策,對于規(guī)范我國房地產(chǎn)市場的發(fā)展具有重要意義。 本文針對2003年至2013年這一時間段內(nèi),我國中央政府所出臺的一系列房地產(chǎn)宏觀調(diào)控政策進行回顧和總結(jié),依托于政府與市場關(guān)系理論、政府行為理論和公共物品理論等經(jīng)濟學理論基礎(chǔ),對我國房地產(chǎn)宏觀調(diào)控的政策效果進行評價。在此基礎(chǔ)上,借鑒新加坡和香港地區(qū)的房地產(chǎn)政策案例,從中提煉歸納出改善我國房地產(chǎn)宏觀調(diào)控政策的有益啟示,并結(jié)合評價我國房地產(chǎn)宏觀調(diào)控政策效果的結(jié)論,進而為完善我國房地產(chǎn)宏觀調(diào)控政策提出可行性建議�；谏鲜鏊悸�,本文的研究內(nèi)容主要分為六章,各章具體內(nèi)容如卜： 第一章,導論。本章主要論述了論文的研究背景和意義,交代了研究方法以及論文結(jié)構(gòu),總結(jié)了論文可能的創(chuàng)新和不足。本蘋指出住房問題已經(jīng)成為了困擾我國經(jīng)濟社會和諧穩(wěn)定發(fā)展的重要難題,我國對房地產(chǎn)市場進行持續(xù)不間斷的宏觀調(diào)控,但是宏觀調(diào)控結(jié)果并不是太理想,因此有必要針對近年來我國的房地產(chǎn)宏觀調(diào)控政策進行梳理和總結(jié),評判其政策效果以及分析政策失效原因,同時在借鑒國內(nèi)外成功經(jīng)驗的基礎(chǔ)上完善我國房地產(chǎn)宏觀調(diào)控政策,實現(xiàn)我國房地產(chǎn)市場的健康有序發(fā)展。本章明確了論文的研究方法和具體框架,針對全部研究內(nèi)容總結(jié)了論文可能的創(chuàng)新和不足之處。 第二章,理論基礎(chǔ)和文獻綜述。本章主要闡釋了論文研究的理論基礎(chǔ),在閱讀、參考、理解已有文獻的基礎(chǔ)上,對國內(nèi)外學者在房地產(chǎn)宏觀調(diào)控政策研究領(lǐng)域的研究成果進行了綜述。本章中所闡釋的理論基礎(chǔ)主要為市場與政府關(guān)系理論、政府行為理論和公共物品理論。市場與政府關(guān)系理論是西方經(jīng)濟學的核心內(nèi)容,從經(jīng)濟學學科的創(chuàng)立到繁榮發(fā)展的現(xiàn)在,市場與政府關(guān)系理論也經(jīng)歷了創(chuàng)新與發(fā)展,但實質(zhì)上依然是解釋在資源配置中市場與政府作用的劃分,即在自由主義與政府干預主義之間徘徊。房地產(chǎn)市場中要正確區(qū)分市場調(diào)節(jié)作用和政府公共服務(wù)職能。政府行為理論是公共選擇學派的重要研究內(nèi)容,是對政府行為和政策進行經(jīng)濟學解釋。政府對房地產(chǎn)市場進行宏觀調(diào)控,出臺了一系列的政策,這些政府行為或政策目標是什么。政府希望通過這些政策達到什么目標,宏觀調(diào)控政策的效果如何,這是本文關(guān)注的重點。公共物品理論可以使我們明白物品的屬性,即私人物品和公共物品,公共物品的提供或者使用具有負外部性,因此需要政府提供。房地產(chǎn)市場并不能夠?qū)崿F(xiàn)供求平衡,存在著市場失靈,不能夠滿足中低收入群體的住房需求,因此政府要發(fā)揮公共服務(wù)職能解決中低收入群體的住房問題。文獻綜述主要是介紹了國內(nèi)外專家學者對房地產(chǎn)宏觀調(diào)控和政策評價的一些研究成果,為本文后續(xù)的研究分析和政策建議提供了經(jīng)驗借鑒。 第三章,我國房地產(chǎn)宏觀調(diào)控的政策演變與效應(yīng)評價。本章把我國中央政府從2003年至2013年所出臺的房地產(chǎn)宏觀調(diào)控政策進行了梳理總結(jié),以政策時間和經(jīng)濟背景為分割,把此時間段內(nèi)的宏觀調(diào)控過程劃分為三個階段。第一階段房地產(chǎn)宏觀調(diào)控(2003-2008年)期間,我國經(jīng)濟出現(xiàn)了投資過熱、重復建設(shè)等問題,本階段調(diào)控的重點在于為固定資產(chǎn)投資熱尤其是為房地產(chǎn)投資過熱降溫、抑制房價的快速上漲；第二階段房地產(chǎn)宏觀調(diào)控(2008年中-2009年)期間,我國經(jīng)濟受到全球金融危機的影響,出口萎縮、經(jīng)濟低迷、GDP增速減緩,為了迅速使我國國民經(jīng)濟走出低谷,本階段宏觀調(diào)控旨在鼓勵房地產(chǎn)市場投資,帶動關(guān)聯(lián)產(chǎn)業(yè)發(fā)展而拉動國民經(jīng)濟增長；第三階段房地產(chǎn)宏觀調(diào)控(2010年以來)期間,世界主要經(jīng)濟體尚未走出全球金融危機的影響,我國經(jīng)濟正處于產(chǎn)業(yè)升級和深化改革的轉(zhuǎn)型關(guān)鍵時期,本階段宏觀調(diào)控的主要目標是穩(wěn)控房價、加大保障性住房投入、完善住房體系結(jié)構(gòu)。根據(jù)我國的基本國情和房地產(chǎn)市場的實際情況,本文把我國房地產(chǎn)宏觀調(diào)控政策效應(yīng)的評價標準分為房價是否相對穩(wěn)定、供求關(guān)系、社會公平三個部分。構(gòu)建上述三部分的評價指標,通過對相關(guān)數(shù)據(jù)整理和分析,得到的結(jié)論是我國宏觀調(diào)控政策的實際效果并不理想。 第四章,我國房地產(chǎn)宏觀調(diào)控政策失效的原因分析。雖然我國中、央政府出臺的一系列房地產(chǎn)宏觀調(diào)控政策取得了一定的成效,但是并未完全實現(xiàn)宏觀調(diào)控政策的預期目標,我國房地產(chǎn)市場的發(fā)展情形也沒有順利走上健康有序的道路。根據(jù)第三章我國宏觀調(diào)控政策的評價結(jié)果,基于第二章的經(jīng)濟學理論基礎(chǔ),從市場與政府的關(guān)系處理、中央政府與地方政府的政策博弈以及保障性住房中的政府供給三個角度來說明我國房地產(chǎn)宏觀調(diào)控失效的原因。 第五章,新加坡和香港地區(qū)房地產(chǎn)政策以及對我國的經(jīng)驗借鑒。本章通過詳細介紹新加坡和香港地區(qū)的房地產(chǎn)政策情況,歸納總結(jié)兩地房地產(chǎn)政策對于我國的有益啟示。新加坡和香港地區(qū)與我國文化都是一脈相承,具有很好的代表性。新加坡通過政府組屋政策很好地解決了新加坡居民的住房問題,有力地支撐了新加坡經(jīng)濟的發(fā)展和社會的穩(wěn)定。香港地區(qū)也是通過類似的政府建設(shè)公營房屋解決了中低收入群體的住房需求,但是隨著香港政府對于房地產(chǎn)政策尤其是公營房屋政策的調(diào)整,出現(xiàn)了一些問題,這需要引起我們的注意和規(guī)避。 第六章,我國房地產(chǎn)宏觀調(diào)控的政策建議。通過前幾章對我國房地產(chǎn)宏觀調(diào)控政策演變與評價和政策失效的原因分析,結(jié)合新加坡和香港地區(qū)房地產(chǎn)政策的成功經(jīng)驗,得出可行性政策建議。我國房地產(chǎn)宏觀調(diào)控政策的落腳點是公租房,通過大力建設(shè)公租房,構(gòu)建以公租房為主體的保障性住房體系,夯實我國住房制度的基石,加大經(jīng)濟手段調(diào)節(jié),利用金融、稅收、土地、財政等政策實現(xiàn)我國房地產(chǎn)宏觀調(diào)控的有效性。 轉(zhuǎn)變我國房地產(chǎn)宏觀調(diào)控的政策方向,努力構(gòu)建完善的保障性住房體系,通過保障中低收入群體的住房需求,形成“低端有保障、中端有市場、高端有調(diào)控”的科學合理住房制度格局,實現(xiàn)我國房地產(chǎn)市場的健康有序發(fā)展。
[Abstract]:After the reform and opening - up in China , the reform of housing system has been promoted . After a few years of exploration and practice , the reform of housing system in China ' s real estate market has also exposed many problems , such as the rapid increase of housing prices , the imbalance of housing supply and demand relations , the investment speculation in the real estate market , the unequal distribution of affordable housing , the rapid and sustained rise of housing prices , especially in the first - tier cities , and the high priority of the government and the community .

Real estate industry is closely related to the macro - economy of our country . The fluctuation of the macro - economy will lead to the fluctuation of the real estate market , and the fluctuation of the real estate market will have a significant impact on the macro - economic development . In 2003 , the government issued a series of real estate macro - control policies .

This paper reviews and summarizes the macro - control policies of real estate in China from 2003 to 2013 . Based on the theories of government and market relations , government behavior theory and public goods theory , this paper evaluates the policy effect of China ' s real estate macro - control policy .

Chapter One , Introduction . This chapter mainly discusses the background and significance of the thesis , discusses the methods of research and the structure of the paper , summarizes the possible innovations and shortcomings of the paper . It points out that housing problem has become an important problem which has puzzled our country ' s economic and social harmony and stability . But the macro - control results are not too ideal . At the same time , we should improve our country ' s real estate macro - control policy and realize the healthy and orderly development of our real estate market .

Chapter 2 , the theoretical foundation and the literature review . This chapter mainly explains the theoretical basis of the research of the thesis , summarizes the research results in the field of macro - control policy research of real estate by scholars both at home and abroad on the basis of reading , consulting and understanding the existing literature .

In chapter 3 , the policy evolution and effect evaluation of the macro - control of real estate in China are summarized , and the macro - control process in this period is divided into three stages based on the policy time and the economic background .
During the second - stage real estate macro - control ( mid - 2009 - 2009 ) , our country ' s economy is affected by the global financial crisis , the export is shrinking , the economy is depressed , the GDP growth rate is slowed down , in order to quickly bring the national economy out of the valley , the macro - control in this stage is designed to encourage the real estate market to invest and drive the development of the related industry to stimulate the growth of the national economy ;
During the third phase of real estate macro - control ( since 2010 ) , the major economies of the world have not yet come out of the global financial crisis . Our economy is in the key period of industrial upgrading and deepening reform . The main objective of macro - control in this stage is to stabilize the house prices , increase the investment of affordable housing and improve the housing structure . According to the country ' s basic national conditions and the real situation of the real estate market , this paper divides the evaluation criteria of the macro - control policy effect of real estate in our country into three parts : whether the house price is relatively stable , the supply and demand relationship and the social equity .

In chapter four , the reasons for the failure of macro - control policy of real estate in China are analyzed . Although China and Central Government have made some achievements in macro - control policies , the development of real estate market in our country has not smoothly embarked on a healthy and orderly way . According to the third chapter , the economic theory foundation of China ' s macro - control policy is based on the relationship between the market and the government , the policy game between the central government and the local government and the government supply in the safeguard housing .

Chapter V , Singapore and the Hong Kong area real estate policy and the experience of our country . This chapter introduces the real estate policy in Singapore and Hong Kong and summarizes the beneficial enlightenment of the real estate policy of the two places to our country . Singapore and the Hong Kong region and our culture are very good representative . Singapore has solved the housing demand of the middle - and low - income group through similar government construction public housing policy , but with the government ' s adjustment to the real estate policy , especially the public housing policy , there are some problems , which needs to arouse our attention and avoid .

Chapter 6 , the policy suggestion on macro - control of real estate in our country . Through the analysis of the change and evaluation of the macro - control policy of real estate in our country and the reasons of the policy failure in the first few chapters , this paper puts forward the feasibility policy suggestion based on the successful experience of the real estate policy in Singapore and Hong Kong .

In order to realize the healthy and orderly development of the real estate market in China , the policy direction of China ' s real estate macro - control is changed , and efforts are made to construct a perfect safeguard housing system .

【學位授予單位】：西南財經(jīng)大學
【學位級別】：碩士
【學位授予年份】：2014
【分類號】：F299.23;F123.16

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