【作者】 白涛；

【导师】 隋广军；

【作者基本信息】 暨南大学 ， 产业经济学， 2008， 博士

【副题名】价格构成及其管制

【摘要】 近年来,房地产市场投资过热、房价过高和结构失衡等问题日益突出,成为社会各界关注的热点;房地产市场信息不对称、房价无序暴涨、违规操作和投机炒作、市场监控力度不够和法规建设滞后所引发的房地产泡沫无疑会加大金融风险和社会风险。这些问题仅仅依靠市场机制自发调节无法解决,政府如何运用经济手段来规范房地产市场,加强政府管制研究成为一个重要课题。本论文运用产业经济理论、制度经济学和政府管制理论,采取规范分析和实证分析、比较分析、定量分析等方法,并运用博弈理论,结合其它国家的经验教训,对我国房地产市场中政府管制与市场竞争机制进行剖析,研究在市场失灵的情况下,政府应如何在保持充分竞争的同时又要发挥政府管制的作用,避免政府寻租和市场失灵等现象,达到稳定市场防止房地产泡沫的目的,最后对我国房地产市场的政府管制政策提供思路和建议。本文认为,土地资源的有限性和房地产不可移动构成了房地产市场的垄断性特征,信息不对称性、房地产市场价格自主定价政策是造成房地产暴利、房地产价格居高不下、投机炒楼与投资热潮的原因。中央政府对房地产市场实行的行政、财税、金融、土地等手段,一方面是这些间接手段影响具有较长的滞后性,另一方面是房地产既得利益方可以轻易转嫁成本,推动价格的进一步上升,造成价格的严重扭曲。削弱卖方主导的市场势力和利益合谋,实现利益均衡是政府制定政策导向、实现政府管制的关键。现阶段基于房地产市场的掠夺性定价,政府应当采取一系列综合性经济手段实施管制。但随着廉租房、廉价房和商品房市场结构的完善,政府应该放松对房地产市场的管制。本文可能的创新之处在于:1、从产业经济学角度对我国房地产业的现状进行分析,更清晰地把握房地产市场的脉络特征,为进一步规范房地产市场的发展提供思路和依据。2、通过对房地产价格构成及其影响因素的分析,针对房地产市场的价格性掠夺、卖方市场与地方政府形成的利益共同体,提出房地产市场的政府管制需要对价格及其相关因素采取一系列综合性经济手段,为我国房地产政策的制定和实施提供参考。更多还原

【Abstract】 In recent years, the overheated investment, high prices and structural imbalances and other issues have become increasingly prominent topic in the real estate market, the real estate bubble which caused by these factors such as information asymmetry, disorderly skyrocketing price, illegal operations and speculation, market monitoring failure, and regulations lagging will undoubtedly increase the financial risks and social risks. It is impossible only rely on market mechanism’s spontaneous adjustment to deal with these problems, It will become an important topic.to strengthen government regulation research and for government to balance the real estate market.In this paper, industrial economics theory, institutional economics theory and government regulation theory, and normative analysis, empirical analysis, comparative analysis, quantitative analysis and other methods were used by using game theory, combining the experiences and lessons of other countries, study the government regulate and market competition mechanism of China’s real estate market, and on the condition of market failure, the government how to maintain competition and play the role of government regulation in the same time, avoiding government rent-seeking and market failure, to stabilize the market and prevent the real estate bubble; at last, we provide ideas and suggestions to the policy of our country’s government regulation on the real estate market.In this paper, I suggested that the land resources scarce and immovable property of the real estate market form the characteristics of monopoly; the information asymmetry, the monopoly of the land market and the common interests make the local governments and real estate developers become an interest groups to promote price increase; the independent pricing policy of the real estate market and monopoly cause real estate profits, which are the reason of the high price and property speculation and invest on the real estate; the central government’s administration, finance, taxation, land and other means on the real estate market can not effectively curb the rising price; on one hand the impact of these measures have longer hysteretic, on the other hand, the real estate profiteers can transfer the costs easily, pushing prices up further, and causing serious price distortions; research shows that price regulate is more direct and effective than land regulation, tax and credit regulation and so on. Cutting the seller-led market forces and achieving balance of interests is the key of the government formulate the policy direction and achieve government control. Information disclosure system and the establishment of supervision mechanisms have a certain significance of maintaining market prices. In addition, at this stage, based on the real estate market’s predatory pricing, the government’s price regulation is the most direct and effective means. But with the perfection of market structure of the low-cost Housing, cheap housing, low-cost housing and commercial housing, the Government should relax controls on the real estate market.The main innovation points of this paper are below: 1, analized the current situation of China’s real estate from the perspective of industrial economics, it makes us understand the characteristics of the real estate market more clearly, provides the idea and evidence for further standardizing the development of the real estate market. 2, Proposing that government should implement price regulation on the real estate market, and integrating land regulation, financial regulation and the tax regulation policy, this will providing the reference for China’s real estate policy’s formulation and implementation.更多还原