外文翻譯--淺析我國房地產(chǎn)市場存在的主要問題及對策

1、<p>　　Analysis of China's real estate market problems and Countermeasures</p><p>　　The housing market interference can be generally classified into two methods: the number of interference and interf

2、erence. The amount of interference is important for the housing supply amount of interference, directly through the government built a large number of public housing to rent to supply low income households and hard user

3、applications, but this approach is easy to carry the heavy burden of finance. Therefore, in practice, in addition to public housing, the government also adopted the </p><p>　　Key words: problem; countermeasu

4、re; real estate market</p><p>　　Reforming and opening especially housing system reform, our country real estate industry such as bamboo shoots after a spring rain is swift and violent development, the real e

5、state market emerge as the times require. The real estate industry and the development of real estate market, on the one hand, promote the development of economy of our country countryman, people living condition is impr

6、oved to have positive effect, but also causes some problems can not be ignored in the market.</p><p>　　The first section of the current real estate market in China the main problems</p><p>　　At

7、present, China's real estate market problems, to sum up, mainly in the following four aspects:</p><p>　　(1) the investment in real estate development investment scale is too large, resulting in economic

8、risk. According to the National Academy of Social Sciences,"2008real estate Blue Book" provides data, in 2007 the national real estate investment of 2.52 yuan, a year-on-year increase of 30.2%, an increase of 8

9、.1 percentage points year-on-year growth rate, higher than the same period of urban fixed asset investment growth rate 4.4 percentage points; wherein, commodity residential investment18010000</p><p>　　(2) ho

10、using sales price is exorbitant, cause the majority of consumers at the housing stop. In recent years, the country house prices continue to soar.</p><p>　　(3) housing the unbalance of structure of supply and

11、 demand, leading to many consumers to buy suitable housing. At present our country 's real estate market housing supply, prevalence of high profile, small-sized apartment house slants much, cheap, large-sized apartme

12、nt housing and economic housing, low rent housing less problems, leading to many living conditions for property buyers to buy suitable housing, aroused the public especially low income groups dissatisfaction, and then in

13、crease the d</p><p>　　(4) the market order and chaos, led to the illegal behavior increases. One is the development of enterprises in the housing sales, land acquisition and planning approval such links exis

14、t illegal acts; the two is the government departments at all levels in land development, housing construction exists in the process of land expropriation, the development of enterprises to chaos to collect fees behavior.

15、 According to the Ministry of construction in 2007eight departments to carry out the national r</p><p>　　Section second of the current our country real estate market is the main cause of the problem</p>

16、;<p>　　Led to the above-mentioned problems is many sided, but also is a complex. To sum up, I think, mainly including the objective reasons, subjective intention mainly consisting mainly of reason of unbalance of

17、supply and demand and housing in three aspects.</p><p>　　(1) the dominant cause of objective conditions. One is from the real estate market situation, due to the development of China's market economy is

18、still insufficient, market economic system as a part of the real estate market system is still in the stage of construction and perfect ceaselessly, market self regulation and perfect mechanism is not yet fully formed, r

19、eal estate market has led to the emergence of these problems. Two from the government's macro-control real estate market situation, be</p><p>　　(2) the subjective intention main reasons. Under the condit

20、ion of market economy, the market main body and other parties have their own interest pursuit. When the parties interests game, to achieve its maximum benefits of desire, often appear weak and strong damage public intere

21、sts phenomenon, resulting in the real estate market the problems. Its incorporate is: one is the part of the real estate developers in pursuit of their own interests, regardless of national policy and regulations, regard

22、l</p><p>　　(3) housing the cause of unbalance of supply and demand. The increase in housing supply can not keep up with demand growth, market supply and demand imbalance, leading to the real estate market is

23、 the problem of a deep-seated reason. Large scale farmers basic housing demand, town dweller consumes a structure to upgrade to improve the housing needs, old housing renovation caused by the passive nature of the housin

24、g demand, the industrialization that finish on the business premises of the incremen</p><p>　　Section third of the government macroeconomic regulation and control is to solve the real estate market is the in

25、evitable choice of the problem</p><p>　　Under the condition of market economy, government and market, is the two kind of resource allocation and coordination of the social economic activities is the main mec

26、hanism or system arrangement. For the real estate market problems, need the government to grasp correctly the relation with the market, according to the real estate industry and market characteristic and rule, the correc

27、t exercise of social functions in economic management, using the method of macroscopical adjusting control, timel</p><p>　　( one ) the real estate industry 's basic attribute, decided the government mus

28、t timely carried out macro-control on real estate market</p><p>　　The real estate industry is the important industry relationship beneficial to the people's livelihood. The housing problem, is not only a

29、n economic problem, but also is a matter of social harmony and stability of society and political problem. In the social economic life, real estate has two basic functions and attributes: one is economic function, namely

30、 the industry attribute. The real estate industry itself belongs to a material wealth creation industry. In the healthy development of the mark</p><p>　　Real estate two basic attributes, decided whether it i

31、s from the maintenance of real estate and national economy sustainable development point of view, or from the maintenance of social harmony and stability, to meet the public demand for basic living right angle, the gover

32、nment must stand in global height position, close attention to the real estate industry and the real estate market development situation of real estate market, aiming at the existing problems, to exercise the function of

33、 macro</p><p>　　( two) the government and the market relations, decided the government must be carried out macro-control on real estate market</p><p>　　In social economic activities, the govern

34、ment and the market relations, is in essence a kind of me, I have complementary relationship. Correctly handle the relationship between government and market, need to pay attention to prevent the emergence of two extreme

35、 behavior : one is market first and market omnipotence theory, the results led to the market failure and government; two is the supreme Almighty, resulting in failure of government. To this end, the government has to ens

36、ure that the market</p><p>　　The domestic and foreign theory and practice prove that, under the condition of market economy, want to realize the market participates in each square interest balance, gain soci

37、al benefit maximization, solely relying on market forces is impracticable. Modern</p><p>　　Institutional economists G. Hodgson, a pure market system is not feasible," a market system must be permeated w

38、ith the national regulations and interventions". On century 90time our country Hainan real estate bubble burst and collapse in house prices in recent years in Japan, the United States sub-loan crisis impact on socia

39、l economy and government intervention in the market practice, deeply tell us: no government timely regulation, the real estate market is easy to appear the far-reaching econo</p><p>　　In the face of a preced

40、ing period of China's real estate market appears a sharp rise in housing prices, housing supply structure unbalance, market order is confused and other problems, if in the so-called " market decides everything&q

41、uot; as an excuse to give up macro-control, abnormal development of the real estate industry or the real estate market turmoil, will give our country social economy bring irreparable disaster consequences. Therefore, as

42、a social economic management of the government, mus</p><p>　　( three) the basic functions of the government, decided the government must be carried out macro-control on real estate market</p><p&g

43、t;　　Housing is the requisite that people lives, safeguard the citizens' right to housing, is the unshirkable responsibility of the government. As the government according to the law of the state and social public aff

44、airs management of the administrative organ, has two basic functions : one is the economic management functions, including the function of macroeconomic control, provide public products and services function, market to s

45、uperintend function; two is the social management functions, includi</p><p>　　Therefore, when the real estate market price rises, order disorder, the public housing demand is difficult to meet such problems,

46、 the government must conscientiously perform their functions: through the method of macroscopical adjusting control, restrictions on real estate prices skyrocketing, normative market action, ensure that the real estate i

47、ndustry and the real estate market is stable, safeguard the healthy development of the national economy; meet society the public housing demand, mainta</p><p>　　淺析我國房地產(chǎn)市場存在的主要問題及對策</p><p><b&

48、gt;　　摘 要</b></p><p>　　住房市場的干涉大致可以歸結(jié)為兩種方法:數(shù)量干涉與價格干涉。其中數(shù)量干涉重要是對住房供給數(shù)量的干涉，通過政府直接建造大批的公共住房以低廉的租金供給低收入戶和艱苦戶應(yīng)用，但是這種做法很容易給財政背上沉重的累贅。所以，在實踐中除了公共住房，政府還采用了財政補貼的方法，這實際上是對住房價格進行調(diào)節(jié)和干涉，財政補貼又可以分為對購房者的需求補貼和對開發(fā)商的供給補貼。

49、按照政府政策和干涉房地市場的不同特點，本文將從數(shù)量干涉與價格干涉兩個部分考核政府的房地產(chǎn)政策、干預(yù)兩個部分考察政府的房地產(chǎn)政策、干預(yù)效果以及政策演變。</p><p>　　關(guān)鍵詞：主要問題；對策；房地產(chǎn)市場</p><p><b>　　正 文</b></p><p>　　改革開放尤其是住房制度貨幣化改革以來，我國房地產(chǎn)業(yè)如雨后春筍迅猛發(fā)展，房

50、地產(chǎn)市場應(yīng)運而生。房地產(chǎn)業(yè)和房地產(chǎn)市場的發(fā)展，一方面對促進我國國民經(jīng)濟發(fā)展、人們居住條件改善起到了積極的作用，另一方面也引發(fā)了一些不容忽視的市場問題。</p><p>　　第一節(jié) 當前我國房地產(chǎn)市場存在的主要問題</p><p>　　當前，我國房地產(chǎn)市場存在的主要問題，歸納起來，主要集中在以下四個方面：</p><p>　?。?） 房地產(chǎn)開發(fā)投資投資規(guī)模過大，導(dǎo)

51、致經(jīng)濟風險加大。據(jù)國家社科院2008年《房地產(chǎn)藍皮書》提供的數(shù)據(jù)，2007年全國房地產(chǎn)投資2.52萬億元，同比增長30.2％，增速比上年提高8.1個百分點，高于同期城鎮(zhèn)固定資產(chǎn)投資增速4.4個百分點；其中，商品住宅投資18010億元，同比增長32.1%，為2003年以來最高，增速比上年提高6.5個百分點，高于同期房地產(chǎn)投資增速1.9個百分點，延續(xù)了2004年以來住宅投資增速均高于同期房地產(chǎn)投資增速的走勢。另據(jù)交通銀行調(diào)查，在房地產(chǎn)開發(fā)投

52、資中，絕大多數(shù)企業(yè)房地產(chǎn)開發(fā)商由于自有資金較少，開發(fā)資金來源以銀行信貸等間接融資為主，企業(yè)資產(chǎn)負債率較高。在市場激烈競爭和政府宏觀調(diào)控政策的影響下，這些企業(yè)一旦經(jīng)營失誤或資金鏈條斷裂，就會導(dǎo)致大量不良資產(chǎn)和不良貸款的產(chǎn)生，蘊含的金融風險和經(jīng)濟風險不容忽視。</p><p>　　（2） 房屋銷售價格過高，導(dǎo)致大多數(shù)消費者望房卻步。近幾年來，全國各地房價不斷飚升。</p><p>　?。?）

53、住房供求結(jié)構(gòu)失衡，導(dǎo)致眾多消費者難以購到合適的住房。目前我國各地房地產(chǎn)市場住房供應(yīng)，普遍存在著高中檔、大戶型房屋偏多，中低檔、小戶型房屋及經(jīng)濟實用房、廉租房偏少的問題，導(dǎo)致眾多居住條件差的欲購房者難以購到適合自己居住的住房，引起了社會大眾尤其是低收入群體的不滿，進而加大了不同群體之間的社會矛盾，增添了社會的不和諧因素。</p><p>　?。?） 市場秩序混亂，導(dǎo)致違規(guī)違法行為增多。一是開發(fā)企業(yè)在房屋預(yù)售銷售、土

54、地取得和規(guī)劃審批等環(huán)節(jié)存在著違法違規(guī)行為；二是各級政府主管部門在征地開發(fā)、房屋建設(shè)過程中存在著向征地、開發(fā)企業(yè)亂收費的行為。據(jù)2007年建設(shè)部等八部門開展全國房地產(chǎn)市場秩序?qū)ｍ椪喂ぷ鲿r統(tǒng)計，各地在圍繞房地產(chǎn)開發(fā)、交易、中介等環(huán)節(jié)的全面檢查中，依法查處房地產(chǎn)企業(yè)和部分主管部門的各類違法違規(guī)行為，山西省查處的違法違規(guī)項目為189個，占總數(shù)的22%；河北省發(fā)現(xiàn)有問題的開發(fā)項目為326個，占總數(shù)的24%；重慶市發(fā)現(xiàn)有問題的房地產(chǎn)開發(fā)項目158

55、個，占總數(shù)的16%。</p><p>　　第二節(jié) 當前我國房地產(chǎn)市場存在問題的主要原因</p><p>　　導(dǎo)致上述問題出現(xiàn)的原因是多方面的，同時也是復(fù)雜的。概括起來，我認為，主要包括客觀條件為主的原因、主觀意愿為主的原因和住房供求失衡三個方面。</p><p>　　（1） 客觀條件為主的原因。一是從房地產(chǎn)市場本身的情況看，由于我國市場經(jīng)濟發(fā)育還不夠充分，作為市場

56、經(jīng)濟體制一部分的房地產(chǎn)市場體系目前還處于不斷構(gòu)建和完善的階段，市場自我調(diào)控和完善的機制尚未完全形成，導(dǎo)致了房地產(chǎn)市場上述問題的出現(xiàn)。二是從政府對房地產(chǎn)市場宏觀調(diào)控的情況看，由于房地產(chǎn)市場在我國還是一個誕生不久的新生事物，政府對房地產(chǎn)市場的把握還有一個適應(yīng)的過程，加之政府已出臺調(diào)控措施的落實也有一個過程，因而政府調(diào)控市場的效果顯現(xiàn)無疑具有相對滯后的特征，導(dǎo)致了房地產(chǎn)市場上述問題一時難以根本解決。三是從房價不斷走高的因素來看，住房需求量大，

57、土地、原材料價格不斷上升，勞動報酬逐步增加，房地產(chǎn)產(chǎn)品質(zhì)量和科技含量持續(xù)提高等，導(dǎo)致房地產(chǎn)生產(chǎn)成本走高，進而影響了房價的不斷上漲。</p><p>　?。?） 主觀意愿為主的原因。在市場經(jīng)濟條件下，市場主體及其他參與各方都有自己的利益追求。當各方利益相互博弈時，為了實現(xiàn)自己利益最大化的欲望，往往出現(xiàn)強勢方損害弱勢方及社會大眾利益的現(xiàn)象，進而導(dǎo)致了房地產(chǎn)市場上述問題的產(chǎn)生。其具體表現(xiàn)是：一是部分房地產(chǎn)開發(fā)商只顧自身

58、利益，不顧國家政策法規(guī)、不顧損害社會大眾利益，因而出現(xiàn)了盲目投資、違規(guī)占地、部分企業(yè)間形成價格聯(lián)盟或捂盤惜售哄抬房價、大建高中檔大戶型少建低檔小戶型房屋等行為，導(dǎo)致投資過大、市場混亂、房價高升、住房供求結(jié)構(gòu)失衡。二是眾多中介組織和社會投機資金參與房屋炒作，對房屋供應(yīng)緊張、房價飚升、市場混亂起到了推波助瀾的作用。人們耳熟能詳?shù)摹皽刂莩捶繄F”和國外資金通過各種途徑進入國內(nèi)炒作房產(chǎn)便是有力的例證。三是部分地方政府從本地局部利益出發(fā)，片面追求經(jīng)

59、濟增長和房地產(chǎn)市場的短期繁榮，忽視宏觀調(diào)控的重要性和緊迫性，在實施過程中對中央的調(diào)控政策進行過濾，選擇對自身有利的內(nèi)容執(zhí)行，或者采取替代式執(zhí)行和象征式執(zhí)行，造成“上有政策、下有對策”的執(zhí)行偏差，導(dǎo)致房地產(chǎn)市場調(diào)控政策在執(zhí)行中走樣，導(dǎo)致了房地產(chǎn)市場出現(xiàn)的問題未能得到及時有效地解決，影響了政府宏觀調(diào)</p><p>　　（3） 住房供求失衡的原因。住房供給的增加趕不上需求的增長，市場供求關(guān)系失衡，是導(dǎo)致房地產(chǎn)市場上述

60、問題存在的一個深層次原因。大規(guī)模進城農(nóng)民的基本住房需求，城鎮(zhèn)居民消費結(jié)構(gòu)升級所導(dǎo)致的改善性住房需求，危舊房屋改造更新所造成的被動性住房需求，完成工業(yè)化對工商業(yè)用房的增量需求，這幾種需求的疊加，造成了中國城鎮(zhèn)房屋的巨大需求剛性，決定了未來幾十年內(nèi)我國城市房屋供給不能滿足需求的基本態(tài)勢。人們對房屋的消費需求不斷增加，房屋供給不能滿足人們?nèi)找嬖鲩L的社會需求，在這種情形下，投資增加、房價上漲和投機炒作等問題將難以避免。</p>&

61、lt;p>　　第三節(jié) 政府宏觀調(diào)控是解決房地產(chǎn)市場問題的必然選擇</p><p>　　在市場經(jīng)濟條件下，政府與市場，是兩種配置資源和協(xié)調(diào)社會經(jīng)濟活動的主要機制或制度安排。對于房地產(chǎn)市場存在的問題，需要政府正確把握與市場的關(guān)系，根據(jù)房地產(chǎn)業(yè)和房地產(chǎn)市場的特點和規(guī)律，正確行使社會經(jīng)濟管理的職能，運用宏觀調(diào)控手段，適時對房地產(chǎn)市場進行調(diào)控。</p><p>　?。ㄒ唬┓康禺a(chǎn)業(yè)的基本屬性

62、，決定了政府必須適時對房地產(chǎn)市場進行宏觀調(diào)控</p><p>　　房地產(chǎn)業(yè)是關(guān)系國計民生的重要產(chǎn)業(yè)。住房問題，不僅僅是一個經(jīng)濟問題，而且是一個事關(guān)社會和諧安定的社會和政治問題。在社會經(jīng)濟生活中，房地產(chǎn)業(yè)具有兩大基本功能和屬性：一是經(jīng)濟功能，即產(chǎn)業(yè)屬性。房地產(chǎn)業(yè)本身屬于一個創(chuàng)造物質(zhì)財富的產(chǎn)業(yè)部門。在市場健康發(fā)展的前提下，房地產(chǎn)業(yè)不僅自身能夠為社會創(chuàng)造出巨大的物質(zhì)財富；而且能夠為二三產(chǎn)業(yè)提供生產(chǎn)經(jīng)營場所；此外，房地產(chǎn)

63、業(yè)還與建筑材料、建筑安裝、裝飾裝修、電器制造、家具制造、環(huán)境綠化、生活服務(wù)等眾多產(chǎn)業(yè)密切相關(guān)，能夠帶動大批相關(guān)產(chǎn)業(yè)發(fā)展；進而能夠為社會創(chuàng)造出更多的物質(zhì)財富，促進國民經(jīng)濟持續(xù)快速發(fā)展。據(jù)國家統(tǒng)計局統(tǒng)計，1997-2004年間，房地產(chǎn)開發(fā)投資對我國GDP增長速度的貢獻率為11.6％，其中2004年達到了13％。二是社會功能，即公共屬性。房地產(chǎn)業(yè)同時又屬于一個與人民群眾生活密切相關(guān)的社會性產(chǎn)業(yè)部門。向廣大社會成員提供住房產(chǎn)品，滿足每個公民基本

64、居住權(quán)的需求，是房地產(chǎn)業(yè)賴以存在與發(fā)展的自然法則之一。隨著住房制度的改革和房地產(chǎn)業(yè)的發(fā)展，雖然我國部分城鎮(zhèn)居民的居住條件得到了較大的改善，但也存在著多數(shù)低收入群體購房難、居住條件難改善的問題。</p><p>　　房地產(chǎn)的兩大基本屬性，決定了無論是從維護房地產(chǎn)業(yè)和國民經(jīng)濟持續(xù)健康發(fā)展的角度，還是從維護社會和諧安定、滿足社會大眾基本居住權(quán)需求的角度，政府都必須站在全局的立場上，高度關(guān)注房地產(chǎn)業(yè)和房地產(chǎn)市場的發(fā)展態(tài)勢

65、，針對房地產(chǎn)市場存在的問題，適時行使宏觀調(diào)控的職能，維護房地產(chǎn)市場穩(wěn)定，促進房地產(chǎn)業(yè)和國民經(jīng)濟的持續(xù)健康發(fā)展；維護社會和諧安定，滿足社會大眾的居住需求。</p><p>　　（二）政府與市場的基本關(guān)系，決定了政府必須對房地產(chǎn)市場進行宏觀調(diào)控</p><p>　　在社會經(jīng)濟活動中，政府與市場的關(guān)系，實質(zhì)上是一種你中有我，我中有你的互補關(guān)系。正確處理政府與市場的關(guān)系，需要注意防止出現(xiàn)兩種極端行

66、為：一是市場至上和市場萬能論，結(jié)果導(dǎo)致市場失靈；二是政府至上和政府全能主義，結(jié)果導(dǎo)致政府失靈。為此，政府要在保證市場對資源配置起基礎(chǔ)性作用的前提下，以宏觀調(diào)控的干預(yù)之長彌補市場調(diào)節(jié)之短。當市場機制失靈、問題凸顯時，政府要及時對市場進行宏觀調(diào)控，從而實現(xiàn)市場調(diào)節(jié)和政府干預(yù)二元機制的最優(yōu)組合。</p><p>　　國內(nèi)外的理論與實踐證明，在市場經(jīng)濟條件下，要實現(xiàn)市場參與各方的利益平衡，獲取社會經(jīng)濟效益的最大化，單獨依

67、靠市場的力量是行不通的。現(xiàn)制度經(jīng)濟學(xué)家G.霍奇遜認為，一個純粹的市場體系不可行，“一個市場系統(tǒng)必定滲透著國家的規(guī)章條例和干預(yù)”。上世紀90年代我國海南等地房地產(chǎn)泡沫的破滅和日本房價暴跌、近年來美國次貸危機對社會經(jīng)濟的影響及政府對市場干預(yù)的做法，深刻地告訴我們：沒有政府的適時調(diào)控，房地產(chǎn)市場容易出現(xiàn)影響深遠的經(jīng)濟和社會問題；解決房地產(chǎn)市場出現(xiàn)的問題，僅靠市場機制是無法解決的，必須靠政府適時干預(yù)。</p><p>　

68、　面對前段時期我國房地產(chǎn)市場出現(xiàn)的房價大幅上漲、房屋供應(yīng)結(jié)構(gòu)失衡、市場秩序混亂等問題，如果以所謂“市場決定一切”為借口放棄宏觀調(diào)控，房地產(chǎn)業(yè)的畸形發(fā)展或房地產(chǎn)市場的動蕩，必將給我國社會經(jīng)濟帶來難以彌補的災(zāi)難性后果。因此，作為社會經(jīng)濟管理者的政府，必須通過宏觀調(diào)控手段，對房地產(chǎn)市場進行適時有效地調(diào)控，妥善解決房地產(chǎn)市場存在的問題，促使房地產(chǎn)業(yè)和房地產(chǎn)市場回歸到正確的發(fā)展軌道上來，規(guī)避市場帶來的風險和危機，確保我國經(jīng)濟社會的持續(xù)健康協(xié)調(diào)發(fā)展

69、。</p><p>　?。ㄈ┱幕韭毮?，決定了政府必須對房地產(chǎn)市場進行宏觀調(diào)控</p><p>　　住房是人們生活的必需品，保障公民的住房權(quán)利，是政府義不容辭的責任。政府作為依法對國家和社會公共事務(wù)進行管理的行政機關(guān)，具有兩大基本職能：一是經(jīng)濟管理職能，包括宏觀經(jīng)濟調(diào)控職能、提供公共產(chǎn)品服務(wù)職能、市場監(jiān)管職能；二是社會管理職能，包括調(diào)節(jié)社會分配和組織社會保障的職能、促進社會化服務(wù)體系

70、建立的職能等。從政府職能的特征來看，政府職能具有公共性、動態(tài)性和擴張性三大特征。政府職能的公共性特征，體現(xiàn)了政府履行職能的根本目的是為所有社會群體和階層提供普遍的、公平的、高質(zhì)量的公共服務(wù)，這是政府職能的本質(zhì)性特征。政府職能的動態(tài)性特征表明，隨著經(jīng)濟社會的發(fā)展變化，政府職能始終是變化的，他取決于市場經(jīng)濟條件下政府與市場關(guān)系的動態(tài)性、政府與社會關(guān)系的力量對比。政府職能的擴張性特征表明，隨著現(xiàn)代社會中公共事務(wù)、公共問題日益增多，公眾需求的日