發(fā)布時(shí)間：2018-05-14 07:19

  本文選題：土地出讓方式 + 出讓金收入　； 參考：《西南大學(xué)》2014年碩士論文

【摘要】：隨著中國(guó)經(jīng)濟(jì)持續(xù)快速增長(zhǎng)、城市化進(jìn)程不斷加快、居民收入水平穩(wěn)步提高,房地產(chǎn)市場(chǎng)得到了快速發(fā)展。房地產(chǎn)市場(chǎng)的發(fā)展?jié)M足了部分居民的居住需求,改善了居民的居住條件,改變了城市面貌,為中國(guó)城市建設(shè)和經(jīng)濟(jì)增長(zhǎng)做出了巨大的貢獻(xiàn)。但是,在取得諸多成就的同時(shí),也存在著不少問(wèn)題,特別是房地產(chǎn)市場(chǎng)持續(xù)發(fā)展過(guò)程中,房地產(chǎn)的價(jià)格不斷攀升,而且在一些城市中高房?jī)r(jià)已經(jīng)遠(yuǎn)遠(yuǎn)超出了居民的可支付能力。2004年3月,國(guó)土資源部、監(jiān)察部聯(lián)合下發(fā)“71號(hào)”令,要求從2004年8月31日起,所有經(jīng)營(yíng)性的土地一律都要公開(kāi)競(jìng)價(jià)出讓。隨著土地出讓制度改革不斷深化,市場(chǎng)化的出讓方式使得土地價(jià)值得到了充分的顯化,再加上土地市場(chǎng)壟斷供給和競(jìng)爭(zhēng)需求等因素的綜合作用,中國(guó)城市地價(jià)不斷上升。2007-2010年間更是地王頻現(xiàn),政府土地出讓金收入猛增。數(shù)據(jù)顯示,2010年全國(guó)土地出讓成交總價(jià)款達(dá)到了274644791.15萬(wàn)元人民幣,同比增加70.4%。土地是房地產(chǎn)的基礎(chǔ)材料。土地出讓方式的改變、出讓金收入的高漲與房?jī)r(jià)的攀升是否存在關(guān)系成為了學(xué)術(shù)界關(guān)注的焦點(diǎn)。 本研究在參考前人的研究基礎(chǔ)上,構(gòu)建理論分析框架,運(yùn)用全國(guó)31個(gè)省市自治區(qū)的面板數(shù)據(jù)對(duì)土地出讓方式、出讓金收入與房?jī)r(jià)的關(guān)系進(jìn)行分析,為房地產(chǎn)市場(chǎng)的健康發(fā)展提出建議。本文的研究?jī)?nèi)容主要包括：(1)回顧、評(píng)述與借鑒。通過(guò)梳理與土地價(jià)格相關(guān)的理論知識(shí),為研究奠定堅(jiān)實(shí)的理論基礎(chǔ)；(2)理論分析。主要是從市場(chǎng)的需求與供給這兩個(gè)方面討論影響房?jī)r(jià)的一般性因素及其影響機(jī)理,再對(duì)”招拍掛“土地出讓方式下土地價(jià)格的形成機(jī)理做分析,最后討論不同的土地出讓方式下土地出讓收入金對(duì)房?jī)r(jià)的影響機(jī)理等；(3)房地產(chǎn)市場(chǎng)、土地出讓運(yùn)行現(xiàn)狀的審視。對(duì)土地出讓方式、出讓金收入與房?jī)r(jià)的關(guān)系進(jìn)行判定；(4)運(yùn)用計(jì)量分析方法對(duì)土地出讓方式、出讓金收入與房?jī)r(jià)的關(guān)系進(jìn)行實(shí)證分析；(5)在結(jié)合理論研究和實(shí)證研究的基礎(chǔ)上提出政策建議。 一.本研究的主要結(jié)論如下： 1.本文構(gòu)建房地產(chǎn)市場(chǎng)均衡模型,通過(guò)模型推導(dǎo),得出“招拍掛”或者協(xié)議出讓的方式形成的土地出讓價(jià)格越高,房?jī)r(jià)就會(huì)越高；“招拍掛”或者協(xié)議出讓的方式的土地面積占比越高,房?jī)r(jià)就會(huì)越高的結(jié)論。 2.本文通過(guò)運(yùn)用2003-2010年間全國(guó)31個(gè)省市自治區(qū)的數(shù)據(jù)構(gòu)建面板數(shù)據(jù)模型,就土地出讓方式、出讓金收入和房?jī)r(jià)的關(guān)系進(jìn)行了實(shí)證研究。本文集中研究的是市場(chǎng)化的土地出讓制度,即“招拍掛”出讓對(duì)于房?jī)r(jià)的影響。結(jié)果表明：(1)樣本區(qū)間的土地出讓方式、出讓金收入與房?jī)r(jià)具有顯著的正向關(guān)系,也即是隨著以“招拍掛”方式出讓的土地面積比重的加大和土地出讓收入的提高,住宅價(jià)格會(huì)因此不斷提高。這驗(yàn)證了理論模型對(duì)于土地出讓方式對(duì)房?jī)r(jià)的影響的符號(hào)設(shè)定。與此同時(shí),土地出讓方式、出讓金收入對(duì)房?jī)r(jià)的正向效應(yīng)在區(qū)域間并不具有顯著差異。(2)從彈性角度進(jìn)行分析,可以看出無(wú)論是全國(guó)總體還是東中西部地區(qū),供給與需求對(duì)房?jī)r(jià)的影響也不容忽視。 二.主要政策建議如下： 1.調(diào)整中央和地方的財(cái)權(quán)、事權(quán)關(guān)系,解決地方政府依靠“土地財(cái)政”的狀況。在財(cái)政上,適當(dāng)將一些稅種劃歸地方,解決地方政府財(cái)政支出上的瓶頸問(wèn)題。如果這個(gè)問(wèn)題不解決,政府將走不出“低價(jià)征用土地→拆遷、平整→儲(chǔ)備起來(lái)→等到地價(jià)漲上去再高價(jià)賣地→再低價(jià)征用土地”這種惡性循環(huán),而且在國(guó)家規(guī)定建設(shè)用地土地有償使用費(fèi)征收標(biāo)準(zhǔn)提高后,這種成本很可能被轉(zhuǎn)嫁到地價(jià)里,進(jìn)一步推高地價(jià),從而推動(dòng)房?jī)r(jià)繼續(xù)攀升。 2.激活城市存量土地的開(kāi)發(fā)供應(yīng)。雖然當(dāng)前對(duì)增量土地供應(yīng)實(shí)行了嚴(yán)格控制,但仍有相當(dāng)部分城市存量土地被開(kāi)發(fā)商蓄意囤積。國(guó)家正積極加強(qiáng)對(duì)這些低效利用、閑置的用地的開(kāi)發(fā)盤活,充實(shí)土地一級(jí)市場(chǎng)的可供應(yīng)土地量。根據(jù)需要適時(shí)進(jìn)行調(diào)整,以此推動(dòng)房地產(chǎn)市場(chǎng)健康發(fā)展,引導(dǎo)房地產(chǎn)價(jià)格的合理形成。 3.解決商品房市場(chǎng)的結(jié)構(gòu)性矛盾。政府應(yīng)通過(guò)加強(qiáng)規(guī)劃、土地政策的引導(dǎo),保持普通商品房占主體地位的同時(shí),適當(dāng)控制高檔商品房建設(shè)；通過(guò)稅收、信貸、利率等手段,通過(guò)累進(jìn)稅的征收,使房地產(chǎn)商開(kāi)發(fā)高檔住房和低價(jià)位住房獲取的利潤(rùn)相差不大,引導(dǎo)企業(yè)開(kāi)發(fā)普通商品住房同時(shí),要合理安排經(jīng)濟(jì)適用房的建設(shè)規(guī)模,調(diào)整供應(yīng)辦法；在部分條件成熟的地區(qū),通過(guò)向低收人人群發(fā)放住房補(bǔ)貼取代經(jīng)濟(jì)適用房。另一方面,制定相應(yīng)鼓勵(lì)政策,發(fā)展廉租房,加大廉租房的建設(shè)力度,擴(kuò)大其供應(yīng)范圍,保障最低收入人群的住房需求。
[Abstract]:With the rapid and rapid growth of China's economy, the process of urbanization has been accelerated, the income level of residents has been steadily improved and the real estate market has been rapidly developed. The development of the real estate market has met the living requirements of some residents, improved the living conditions of the residents, changed the face of the city, and made a huge contribution to the construction and economic growth of China. However, while many achievements have been made, there are also many problems, especially in the process of sustainable development of the real estate market, the price of real estate is rising, and the high house prices in some cities have gone far beyond the residents' ability to pay in March.2004, the Ministry of land and resources, the Ministry of Supervision jointly issued the "71" order. Since August 31, 2004, all operating land should be sold in public. With the deepening of the reform of the land transfer system, the market oriented way of selling land has made the land value fully manifest, and the combination of the monopoly supply of the land market and the competition demand, the land price of Chinese cities is rising by.2007-20 In the past 10 years, the land leasing income increased sharply. The data showed that the total price of land sales volume reached RMB 2 trillion and 746 billion 447 million 911 thousand and 500 in 2010. The increase of 70.4%. land was the basic material of real estate. The change of land transfer mode, the rise of the income of the transfer gold and the rising of the price of the house were related to whether there was a relationship between the rise of the price of the land and the rise of the house price. The focus of attention in the academic circle.
On the basis of the previous research, this research constructs the theoretical analysis framework, and uses the panel data of 31 provinces and municipalities in China to analyze the relationship between the land leasing mode, the transfer gold income and the house price, and put forward some suggestions for the healthy development of the real estate market. The main contents of this study include: (1) review, review and use for reference. Combing the theoretical knowledge related to land price, laying a solid theoretical foundation for the study; (2) theoretical analysis. It mainly discusses the general factors affecting house prices and its influence mechanism from the two aspects of demand and supply of the market, and then analyzes the formation mechanism of land price under the land leasing mode. The influence mechanism of land leasing income on the same land transfer mode; (3) the real estate market and the current situation of the land transfer operation. The relationship between the land leasing mode, the transfer gold income and the house price is judged. (4) the relationship between the land transfer mode, the transfer gold income and the house price is empirically divided by the method of econometric analysis. Analysis; (5) based on theoretical research and empirical research, policy recommendations are put forward.
First, the main conclusions of this study are as follows:
1. this paper constructs the equilibrium model of the real estate market. Through the model derivation, the higher the price of land transfer is, the higher the price of the land sell, the higher the land area is, the higher the price of the house price will be.
2. by using the data model of 31 provinces and autonomous regions in 2003-2010 years, this paper makes an empirical study on the relationship between the land leasing mode, the income of the transfer gold and the price of the house. This paper focuses on the market based land transfer system, that is, the impact of the "auction hanging" on the house price. The results show that: (1) samples There is a significant positive relationship between the land transfer mode of the interval, the income of the transfer gold and the house price, that is, the increase in the proportion of the land area and the increase of the land transfer income, and the increase of the housing price, which verifies the sign of the theoretical model on the impact of the land transfer mode on the house price. At the same time, the positive effect of land transfer mode and transfer gold income on house prices does not have significant differences between regions. (2) from an elastic perspective, it can be seen that the impact of supply and demand on house prices can not be ignored either in the whole country or in the eastern and Western regions.
Two. The main policy recommendations are as follows:
1. adjust the financial rights of the central and local governments, the relations of affairs, and the settlement of the local government's reliance on the "land finance". In finance, some taxes should be properly classified into places to solve the bottleneck problem of the local government's financial expenditure. If this problem is not solved, the government will not be able to go out of the "low price land acquisition, the demolition, the level, the reserve" and so on. When the land price rises, the land price will be sold to the land at a low price, and the land will be expropriated at a low price, and the cost is likely to be transferred to the land price, which will further push the price of land to the land price, thus promoting the price of the land to continue to climb.
2. to activate the development and supply of urban stock land. Although the current supply of incremental land is strictly controlled, a considerable amount of urban stock land is still hoarded by developers. The state is actively strengthening the development of these inefficient use, unused land use, and enriching the available land in the first level market. We should make adjustments so as to promote the healthy development of the real estate market and guide the rational formation of real estate prices.
3. to solve the structural contradictions in the commodity housing market, the government should control the construction of high-grade commercial housing by means of strengthening the planning, guiding the land policy and maintaining the main position of the ordinary commodity housing, and through tax, credit, interest rate and other means, through the collection of progressive tax, so that the real estate developers can exploit the advantage of the high-end housing and low priced housing. At the same time, to guide the enterprises to develop ordinary commodity housing, we should rationally arrange the scale of the construction of affordable housing and adjust the supply methods. In some areas with mature conditions, we should give out housing subsidies to low-income people to replace the affordable housing. On the other hand, we should encourage policies, develop low rent housing and increase the construction of low rent housing. Efforts should be made to expand the scope of supply and ensure the housing needs of the lowest income groups.

【學(xué)位授予單位】：西南大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2014
【分類號(hào)】：F299.23;F301.3

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