我国房地产宏观调控政策研究——以上海为个案研究与分析.pdf

——以上海为个案的研究和分析 内容摘要 针对一些城市房价过高、房价上涨过快、住房供应结构性矛盾突出、市场管理比较混乱、投资增长过快等问题，2003 年以来国家颁布了一系列文件对房地产业实行宏观调控本文通过全面深入的探讨，进一步引起社会各方对房地产市场运行中政府宏观调控行为的关注，引发政府部门对政策实施后的效果和事实进行评估，并对进一步修订相应的政策法规，调整相关的政策手段提出建议论文采用“评估研究法”与“实证分析方法”相结合的方法，运用公共管理、公共政策等方面的有关理论，通过个案剖析，对问题进行分析和证明，借鉴国内外行之有效的房地产政策调控手段、管理方法，提高所采取对策的针对性和有效性 政策制定过程以公民们希望政府采取行动的想法为出发点由于市场的不完全及缺陷,政府必须干预市场经济的运行过程一旦政策制定完成，政府部门作为管理者必须对经济生活实行调控，并对政策的有效性和时效性作出评价 通过数据图表分析近年来房地产业的发展速度过快的原因：现阶段我国房地产业存在的投资过度问题，人民币升值预期，房地产投资投机行为，居民投资偏好，房地产市场的信息不对称，宏观调控的单边效应等综合作用通过房地产价格上涨过快的负面影响分析，进一步明确政府干预市场，加强宏观调控的目的，保障公民获得适当的住房的基本权利。

政府对房地产价格的宏观调控，重点是围绕房地产开发商的资金问题和土地问题展开，目标在于促进房地产市场持续健康发展，围绕打击供给环节和消费环节的炒作行为，主要运用经济手段和法律手段、辅之以必要的行政手段进行调控，根据各地区、行业和领域的不同特点，采取不同的调控政策措施，把总量控制与结构调整有机结合起来，抑制房价过快上涨随着国家一系列宏观调控政策的相继出台并逐步贯彻落实，房地产投资增速过快的势头得到控制，过热的购房需求开始降温，房地产供求关系得到一定改善但房价总体水平仍然偏高，部分城市房价增幅仍然较快 本文对上海房地产市场住房价格近年来疯狂上涨的原因作了深入的分析，并列举了上海 2005 年宏观调控短期效果：投资增长得到遏制、商品住宅供应结构发生巨大变化、商品住宅价格上涨幅度趋向合理、市场交易进一步实现规范 本文对我国房地产业的发展趋势进行了研判，提出新一轮宏观调控将导致市场先抑后扬，土地和房产价格的上升趋势难以逆转，政府将主导经济适用房的建设和分配，房地产宏观调控的确存在“调控”的可能性在此基础上提出进一步加强房地产宏观调控的建议：落实科学发展观和树立正确政绩观，规范房地产开发行为，实行房地产交易实名制，加大廉租房建设力度，完善税收、信贷政策和外资准入措施等等。

关键字关键字：房地产市场 国家宏观调控 政府公共政策研究 Towards Our Country’s Macro-control Policy on the Real Estate Industry ------to take Shanghai as a case for research and analysis Abstract As a matter of fact, aiming to the phenomenon of the excessively high rise of the house price in some cities, the contradictory prominent of housing supply constitutive property, the chaotic market management , and the investment growing excessively quickly, the administration has promulgated a series of documents on macro-control to the real estate industry since 2003. This essay uses the comprehensive discussion to arouse the interests and attention from all over the country to the macro-control on the real estate industry, and to cause the initiation of the government department's carries on the appraisal after policy implementation effect and the fact, and to further revises the corresponding policy laws and regulations, adjusts the related policy method to put forward the proposal. And the essay combines Appraising methodology and Real diagnosis analysis and uses a lot of examples and theories home and abroad to analyze the theme. The process of the policy making is taking the thoughts of our citizens as a start. And due to the market is incomplete, our administration have to intervene the movement process of the Market Economy. In case the policy has been made, the administration should control the market and make a estimate on the validity and effect of it. Through the charts, we can find out many causes and results, i.e. overage investment, anticipation of the appreciation of RMB, speculate dealing, preference of citizen’s investments, dissymmetry information, and so on. Through the analysis of the negative influences of the over-speed jump of the house price, the control should be strengthen and the basic housing right of our citizens should be guaranteed. The keystones of the control are the financing and soil problem of the real estate developer. The goal lies in the healthy development of the real estate market, and revolves the attack supplies link and expends the link to hype the behavior, and use the main economical method and the legal method with the regulation by the necessity administrative method. According to the different characteristics of various places, it takes the different regulation and special operational policy measures, combines total quantity control and structure adjustment to suppress excessively quickly rising of house price. With the implementation and the realization of the national macro-control and control policy one after another, the real estate investment speed-up excessively quickly tendency is under the control, the superheat buying homes demand starts to decrease heat, the real estate supply-demand relation has certain improvement. But the house price aggregate level was still high, the increased range of some cities’ house price was still big. This article makes a thorough analysis to the reason of the rise of housing prices in real estate market in recent years and has enumerated the macro-control and short-term effect in Shanghai in 2005. The investment growth has been restrained and the housing supply structure has done a huge change. The rise in the housing price scope tends to be reasonable, the market transaction has realized the standard scope. This article has done a criticism of the development in real estate industry . A new subject has been raised that the new trend of development of the macro-control will cause the market to damp before rising. Prices of the land and the real estate price will definitely have a rising trend. , the government will lead the economy to be suitable for the construction and the arrangement of apartments., the macro-control and control of the real estate will indeed have the possibility of 'the regulation'. On the foundation of these, the suggestion is proposed as foll。