【作者】 崔裴；

【导师】 张永岳；

【作者基本信息】 华东师范大学 ， 世界经济， 2008， 博士

【摘要】 二十世纪80年代以来,中国房地产业从无到有,为推动中国经济、社会的发展发挥了重大作用,但是其所带来的一些社会经济问题,也引起了社会各界担忧和争议。关于中国是否应当将房地产业作为国民经济的支柱产业的争论持续不断。争论源于缺乏充足的理论研究作为依据。国内外有关房地产业本质的研究显示,关于房地产业的内涵、属性、经济与社会功能,尚存在着诸多的不明确,而且缺乏实证研究的支持。本文对中国和美国两国房地产业发展的历史和现状,进行比较分析,发现两者虽然都是包含房地产开发、经营、管理和服务的产业群体,而且房地产开发业是其中最为重要的行业。但是,中国房地产业的主体部分——以开发、销售为主要经营模式的住宅开发业,本质上属于非服务业,美国房地产业的主体——房地产出租业(包含以开发、租赁为主要经营模式的商用房地产开发业)和房地产经纪业属于服务业。此外,两者在主要关联产业类型、产业波动频率、产业进入壁垒、产品差异化程度、企业利润水平诸方面均存在明显差异。因此,中美两国房地产业虽然都具有基础产业和先导产业功能,并对本国的经济增长有着积极的贡献。但两者发挥作用的方式、强度均有差异。两者在提供就业岗位类型、对社会财富的作用、对财政收入的影响等方面也存在种种不同。对中美房地产业外部环境的分析显示,中美两国在经济制度与经济体制、法律体系、房地产相关法律体系、政府对房地产业的管理(干预)制度(特别是土地制度和税收制度)乃至房地产业自我管理制度,以及城市化和产业结构状况、房地产金融市场方面的种种差异是造成两者上述差异的主要外生因素。而两国房地产业发展、演进轨迹以及所处阶段的不同,是差异形成的内生因素。由房地产流通模式演进路径所规定的房地产业发展、演进规律启示,中国应对房地产业的经济与社会功能进行前瞻性定位,通过金融体制改革完善房地产会融体系,通过加强房地产法制建设和促进房地产市场公开透明等途径完善政府对房地产业的干预,从而推动房地产业发展,在发展中解决目前存在的各种问题。更多还原

【Abstract】 Since 80 ’s last century, real estate industry has made great contribution to economic and social development in China. Meanwhile a series of problem such as real estate price surging, bubble, and wasting of land resource cause public misgiving and debate. The arguments whether or not real estate industry ought to be the main industry of China have been constant. Scarceness of fundamental research could be the reason of these. Related domestic or abroad researches about the essence of real estate industry show, there has been many uncertain points about the content, character and economic or social function of real estate industry. Furthermore researches in this field are avoid of enough demonstration proves.This comparative study about the history and actuality of estate industry in China and America displays that they are both industry group of real estate development, management and service. Otherwise real estate development is the most important part of the group. However, the main body of Chinese real estate industry which major business model is developing and selling real estate is not service industry actually. In contrast American real industry whose principal part, real estate lessors including commercial property developers who develop and lease commercial property to others and real estate brokerage, belong to service sector. Furthermore they are different obviously in type of main related industry, fluctuation frequency, bulwark for entering, product diversity degree and business profit level. Therefore Chinese and U.S real estate industry differ from each other in the way and intensity of their contribution to their homeland economy growth, though they are basic and forerunner industry. Meanwhile real estate industry in these two countries offers different employee positions, effect social wealth and government income in different ways.Analysis of environment of real estate industry in China and U.S shows that the differences in economic system and model, law foundation, legislations of real estate, governmental interference to real estate industry, especially land and tax system, the industry self administration system, urbanization situation, industry structure and real estate financial market, are the main outter factors forcing real estate industry. Otherwise the difference of orbit and stage of industry evolution, is the intrinsic factor causing the differences between China and U.S real estate industry.Principle of real estate industry evolution determined by the orbit of real property circulation method evolution tells that China ought to plan economic and social function of real estate industry with forward sight, improve real estate financial market by reforming finance system and improve governmental interference to real estate industry by forcing real estate legislation construction and promote real estate market transparency, to force the industry’s developing and to solve the problems with progress of the industry.更多还原