中国房地产市场利益主体矛盾及协调机制研究

【作者】 李永前；

【导师】 刘永佶；

【作者基本信息】 中央民族大学 ， 中国少数民族经济， 2010， 博士

【摘要】 改革开放30年来,随着社会经济的历史性变革,中国的住房制度改革也在探索中不断前进。从1978年关于住房商品化的理论探讨开始,商品房、房地产开发商、房地产业、房地产市场等新概念、新事物逐渐走进了人们的生活。如今,房地产业已成为国民经济的支柱性产业,房地产市场已成为上至中央政府,下至普通百姓关注的焦点。然而,伴随着房地产业的飞速发展,近些年来,中国房地产市场也出现了不少问题,房价出现非理性的持续上涨趋势,相当一部分城镇居民过着“房奴”的生活。2008年以来,面对美国“次贷危机”引发的全球金融危机,中国政府提出了“保稳定、保增长”的目标,房地产业在承担“保增长”重任之时,成为了最大的受益者。但在房地产市场得到空前发展的同时,也彻底暴露出了房地产业存在的深层次问题,如房价虚高、市场结构失衡、市场秩序紊乱等问题。深入分析这些问题就会发现：房地产市场中存在着多个利益主体,中央政府、地方政府、房地产开发商、购房者、金融企业、投资者、投机者、新闻媒体等,他们之间存在着错综复杂的利益矛盾。而在众多的矛盾中,地方政府与房地产开发商间的矛盾正是目前房地产市场实现持续、健康、稳定发展的主要矛盾。本文主要运用主体分析法、利益分析法和矛盾分析法,吸收经济学中的供求理论、理性预期理论、博弈理论、公共选择理论、社会福利理论,综合运用定量与定性研究,将历史分析、现状分析和空间分析相结合,从理论和实证两个方面对中国房地产市场进行深入研究,对其中的利益主体间的矛盾体系进行规定和分析,并在此基础上提出协调房地产市场利益主体矛盾的目标、原则及策略。本文的主要内容分五个部分。导论部分主要介绍本文的选题背景、选题目的及意义、国内外研究现状、研究方法与主要内容、创新与不足等。第一章主要阐述中国房地产市场在国民经济中的重要地位及作用,介绍房地产、房地产市场的基本概念与特征,回顾中国房地产市场的发展历程并展望房地产市场的发展趋势,为后续章节的写作起到前导作用。第二章界定中国房地产市场的利益主体(中央政府、地方政府、房地产开发商、购房者、金融企业以及房地产市场利益相关者),并对他们的行为目标、行为方式等进行分析。通过对单个利益主体的行为分析,为后续章节厘定中国房地产市场各利益主体间存在的矛盾,并界定主要矛盾和次要矛盾做准备。第三章系统地对中国房地产市场利益主体间的矛盾体系进行归纳总结,提出地方政府与房地产开发商之间的矛盾是矛盾体系中的主要矛盾,地方政府是主要矛盾的主要方面,进一步分析利益主体间的次要矛盾(中央政府与地方政府的矛盾、房地产开发商与购房者的矛盾、地方政府与购房者的矛盾、地方政府与金融企业的矛盾、房地产开发商与金融企业的矛盾、金融企业与购房者的矛盾),并对主次矛盾间的相互作用进行具体分析。第四章提出构建中国房地产市场利益主体矛盾的协调机制。从矛盾协调的目标和原则出发,以市场机制和宏观调控两个方面为基点建立房地产市场的协调机制,并从构建以中央政府的权威解决中国房地产市场矛盾,调整各利益主体关系,完善市场体系,建立市场主导、计划为辅的房地产业发展模式,建立、健全房地产市场方面的法律、法规、制度,整顿市场秩序五个方面提出了矛盾协调的主要策略。本文的创新：一是在论文选题上,本文选择具有强烈现实意义但又缺乏系统理论研究的中国房地产市场问题进行研究,并重点从利益主体的目标诉求和行为方式出发对其进行理论研究,并主张从协调各主体利益出发解决中国房地产市场问题。二是在研究方法上,本文综合运用主体分析法、利益分析法、矛盾分析法等方法深入研究我国房地产市场的运行特点和规律。三是在对中国房地产市场问题根源的界定上,本文以独特的视角把地方政府与房地产开发商之间的矛盾作为中国房地产市场的主要矛盾,同时又进一步强调地方政府是矛盾的主要方面。四是在对矛盾的解决上,本文从协调各利益主体矛盾出发,较为系统地提出了解决中国房地产市场矛盾的对策,尤其提出以中央政府权威解决中国房地产市场主要矛盾。本文的理论意义：用主体分析法、利益分析法和矛盾分析法分析了中国房地产市场利益主体的行为以及各主体间的矛盾,并建立了研究中国房地产市场利益主体矛盾体系的理论框架,界定了主要矛盾和次要矛盾,阐释了主、次矛盾间的相互影响和相互作用,剖析了中国房地产市场存在的深层次问题,为中国房地产市场的研究提供了崭新视角,丰富和完善了房地产市场经济理论。本文的实践意义：首先,通过建立房地产市场矛盾协调机制来试图从根本上解决目前中国房地产市场存在的房地产价格虚高、市场结构失衡与市场秩序混乱等问题。根据初步建立的矛盾协调机制,确立了矛盾协调的目标和原则,提出了针对性的对策,具有较大的应用价值。其次,由于中国房地产市场是社会主义市场体系不可缺少的重要组成部分,伴随中国城市化和现代化进程,房地产市场发展前景广阔,其潜在需求之大,在世界上是绝无仅有的,特别是住宅建设,已成为带动中国经济发展的新的增长点。因此,房地产市场的发展状况与国民经济的发展休戚相关,其良性健康发展对推动国民经济持续稳定发展具有重要意义。实现中国房地产市场的良性健康稳定发展正是本文写作力求实现的最终目标。更多还原

【Abstract】 Over the past thirty years since the introduction of reform and opening-up, with the historic changes of social economy, China’s housing reform has been exploring the way forward. From the theoretic discussion on housing commercialization in 1978, such new concepts and things as commercial residential building, real estate developer, real estate industry and real estate market have gradually entered the lives of the people. Real estate industry nowadays has become the pillar of national economy, and the real estate market has turned into the focus to which both central government and common people pay attention.However, with the rapid growth of real estate industry, China’s real estate market has faced many problems in the last few years, house price irrationally continuing rising, ratio of house price to income in some cities reaching up to 20:1 and quite a few of urban residents leading a life of "home mortgage slave". Since 2008, confronted with the global financial crisis consequent upon the "subprime crisis" that broke out in United States, Chinese government has set forth the target of "maintaining growth and ensuring social stability". Real estate sectors turned to be the biggest beneficiary in taking on the heavy responsibility of "maintaining growth". While led to unprecedented progress, real estate industry reveals quite deep-seated problems, such as inflated house price, unbalanced market structure and market disorder. In-depth analysis on these problems uncovers that there are many stakeholders in real estate market, including central government, local government, real estate developers, house purchasers, financial enterprises, investors and speculators and so on, who have intricate interest contradictions between each other. Of these numerous contradictions, the one between local government and real estate developers constitutes the principal contradiction that enables the current real estate market to attain sustainable, sound and stable growth. Based on the methods of thematic analysis, interest analysis and contradiction analysis, introducing demand-supply theory, rational expectations theory, theory of games, public choice theory, social welfare theory in economics, comprehensively applying quantitative and qualitative research and combining historical analysis, analysis of existing situations and spatial analysis, this paper makes an in-depth study on China’s real estate market from the theory and demonstration, making definition and analysis on the contradiction system of the stakeholders and setting forth the target, principle and strategy to reconcile the contradictions among the stakeholders of real estate market.The main contents of the paper fall into five parts.The introduction mainly describes the background of the choice item, the intent and meaning of the item, the current situation of research at home and aboard, research methods and major contents, innovation and deficiency. Chapter one mainly describes the important place and role of China real estate in national economy, introduces basic concepts and characteristics of real estate and its market, review the development course of China’s real estate market and looks into the development trend of real estate market. It is the leader to the later chapters. Chapter two defines the stakeholders of China real estate market (central government, local government, real estate developers, house purchasers, financial enterprises and interested persons of real estate market) and analyzes their behavioral objectives and manners. By the behavioral analysis on single stakeholder, this chapter is to determine the contradictions among the stakeholders of real estate market for the later chapters and make preparations for defining principal contradiction and secondary contradiction. Chapter three will present a systematic summary for the contradiction system of the stakeholder of China real estate market, setting forth that the contradiction between local government and developers is the principal one in the contradiction system, and local government is the principal aspect of the principal contradiction. This chapter will proceed further to analyze the secondary contradiction among stakeholders (contradictions between central government and local government, between real estate developers and house purchasers, between local government and financial enterprises, between real estate developers and financial enterprises, and between financial enterprises and house purchasers) and make a concrete analysis of the interaction of the principal and secondary contradictions. Chapter four puts forward to build a system to coordinate the contradiction among the stakeholders of China’s real estate market, and establish a coordination system of real estate market on the basis of market mechanism and macroeconomic control according to the goal and principle to reconcile contradictions. This chapter also comes up with major strategies to coordinate contradictions in the following five aspects of building real estate market system led by central government, establishing a developmental pattern of real estate industry dominated by the market and assisted by plans, formulating and improving laws, regulations and systems regarding real estate market, completing China’s real estate market system and rectifying market order.On innovation, referring to selection of topic, this thesis selects Chinese real estate market problems, which is short of system-theoretic study, attaches importance to the theoretical research of objective demand and modes of conduct of stakeholders and advocates solving Chinese real estate market problems through coordinating interests of all parties. As to research approach, this thesis makes an integrated utilization of subject, profit and contradiction analytical methods to deeply study the operating characteristics and rules of Chinese real estate market. Then on defining the root of Chinese real estate market, this thesis, at a unique angle, takes that the principal contradictions lie in local governments and real estate developers and the local governments are the principal aspect of contradiction. And finally on resolving of contradiction, this thesis systematically puts forward the countermeasure for Chinese real estate market based on the coordination of stakeholders of all parties and especially attaches importance to the resolving of principal contradiction by central government authority.In theoretical sense, this thesis analyzes the behaviors of stakeholders in Chinese real estate market and their inter-subjective contradiction in virtue of the methods of thematic analysis, interest analysis and contradiction analysis,, establishes a theoretical frame of studying the stakeholder contradiction system in Chinese real estate market, defines principal and secondary contradictions, illuminates the interference and interaction of principal and secondary contradictions and analyzes the deep-level problems existing in Chinese real estate market, which provides a brand new view for the study of Chinese real estate market and enrich and perfect the market economic theory of real estate.In practical sense, firstly, this thesis intends to fundamentally solve the existing problems in Chinese real estate market, covering the inflated price of real estate, imbalance of market structure and disorder of market, through establishing a coordination mechanism of contradiction for real estate. It also attempts to set up the objectives and principals of contradiction coordination and put forward targeted countermeasures based on the initially-shaped mechanism to embody its great application value. Then, since Chinese real estate market is important part indispensable to socialist market system, the long term potential of real estate in China will be huge and broad with Chinese urbanization and modernization drive. And the potential demand is so great and unique in the world that dwelling construction has become a new growth point to drive Chinese economic development. Therefore, the status of development in real estate shares weal and woe with the national economic development, whose sound progress is of great importance to the continual and steady development of national economy. The sound, health and steady progress of Chinese real estate market are exactly the ultimate goal that this thesis tries hard to realize.更多还原