本文選題：房地產(chǎn)市場深化水平 + 指標(biāo)體系�。� 參考：《華東師范大學(xué)》2014年碩士論文

【摘要】：在相當(dāng)長的時期內(nèi),房地產(chǎn)在中國不具有商品屬性,而是在計劃經(jīng)濟(jì)體制內(nèi)實行福利住房分配制度和土地行政劃撥制度。改革開放后,我國房地產(chǎn)市場才開始逐漸走向市場化道路。一系列房改政策的實施帶動了房地產(chǎn)建筑、房地產(chǎn)金融和中介服務(wù)等產(chǎn)業(yè)的蓬勃發(fā)展,市場機(jī)制在住房資源的配置中也逐步發(fā)揮著更大的作用。 本文通過對國內(nèi)外市場化測度和房地產(chǎn)市場深化相關(guān)理論的深入分析,建立了測量我國房地產(chǎn)市場深化程度的指標(biāo)體系,并最終合成了房地產(chǎn)市場深化程度相對指數(shù)。該指標(biāo)體系主要針對房地產(chǎn)土地市場、房屋市場和金融市場等三個市場,通過考察其在市場交易、宏觀調(diào)控、中介服務(wù)和法律保障以及對外開放等不同方面的市場深化水平,將其分為供給類指標(biāo)、需求類指標(biāo)、價格類指標(biāo)和綜合類指標(biāo)(包括中介服務(wù)相關(guān)、法律保障相關(guān)和宏觀調(diào)控相關(guān)),以此來反映整個房地產(chǎn)市場的市場深化度。 文章共選取了土地有償出讓率、土地案件發(fā)生率、住房消費支出比等二十六項指標(biāo),并最終搜集到房價收入比、房地產(chǎn)開發(fā)企業(yè)中外資企業(yè)從業(yè)人員比例、房地產(chǎn)金融信貸比等十一項指標(biāo)從1999-2011年的相關(guān)數(shù)據(jù)。通過各指標(biāo)與房地產(chǎn)深化程度的不同相關(guān)性進(jìn)行標(biāo)準(zhǔn)化處理,將其轉(zhuǎn)換成反映房地產(chǎn)市場深化水平的單項指數(shù)。并邀請了十四位房地產(chǎn)研究方面專家和學(xué)者分別為各一級指標(biāo)和二級指標(biāo)的權(quán)重進(jìn)行打分,最終由各二級指標(biāo)根據(jù)專家打分確定的權(quán)重合成相應(yīng)的一級指標(biāo)指數(shù),再由三個一級指標(biāo)根據(jù)相應(yīng)的權(quán)重合成最終的房地產(chǎn)市場深化程度相對指數(shù)。 之后根據(jù)房地產(chǎn)市場深化程度相對指數(shù)分析我國從1999-2011年房地產(chǎn)市場化改革的發(fā)展水平,并進(jìn)一步研究我國房地產(chǎn)土地市場、房地產(chǎn)房屋市場和房地產(chǎn)金融市場在市場成熟度方面有何差異和發(fā)展趨勢,得到我國市場深化程度整體較高的是房屋市場,其次是土地市場和金融市場的結(jié)論。而總體來說各地區(qū)的房地產(chǎn)市場化水平都是在逐步提高,北京、上海、廣東、海南等省份或直轄市的房地產(chǎn)深化程度排名則比較靠前。此外,通過對比東部、中部、西部和東北部等四個不同區(qū)域的房地產(chǎn)市場深化程度相對指數(shù)發(fā)現(xiàn),我國四個區(qū)域的房地產(chǎn)市場深化程度相對指數(shù)從1999-2011年期間都呈現(xiàn)總體平穩(wěn)上升的情況,其中東部地區(qū)的房地產(chǎn)市場化水平整體處于領(lǐng)先的地位,其次是西部地區(qū)、中部地區(qū)和東北部地區(qū)。 最后通過聚類分析法把我國不同省份和直轄市的房地產(chǎn)市場深化程度分為四類,即房地產(chǎn)市場深化程度優(yōu)良、房地產(chǎn)市場深化程度較高、房地產(chǎn)市場深化程度一般和房地產(chǎn)市場深化程度較低等四類,并分別因地制宜地對房地產(chǎn)土地市場、房屋市場和金融市場提出相關(guān)政策建議。
[Abstract]:In a long period of time, real estate in China does not have the commodity attribute, but implements the welfare housing distribution system and the land administration transfer system in the planned economy system. After reforming and opening, our country real estate market begins to move toward marketization road gradually. The implementation of a series of housing reform policies has led to the vigorous development of real estate construction, real estate finance and intermediary services, and the market mechanism has gradually played a greater role in the allocation of housing resources. Based on the analysis of domestic and foreign market-oriented measures and the related theories of real estate market deepening, this paper establishes an index system to measure the deepening degree of real estate market in China, and finally synthesizes the relative index of the deepening degree of real estate market. The index system is mainly aimed at the real estate land market, the housing market and the financial market. By examining their market deepening levels in different aspects, such as market transactions, macro-control, intermediary services and legal protection, as well as opening to the outside world, It can be divided into supply index, demand index, price index and comprehensive index (including intermediary service correlation, law guarantee correlation and macro-control correlation), so as to reflect the market deepening degree of the whole real estate market. The paper selects 26 indexes, such as paid transfer rate of land, incidence of land cases, ratio of housing consumption and expenditure, and finally collects the ratio of house price to income and the proportion of employees in and foreign enterprises in real estate development enterprises. Real estate finance and credit ratio of 11 indicators from 1999-2011 related data. Through the different correlation between each index and the deepening degree of real estate, it is standardized to transform it into a single index reflecting the deepening level of real estate market. Fourteen experts and scholars in real estate research were invited to score the weights of the first class index and the second class index respectively, and the corresponding first-grade index was synthesized by each second-level index according to the weight determined by the expert score. Then the final relative index of the deepening degree of the real estate market is synthesized according to the corresponding weights of the three primary indexes. Then, according to the relative index of the deepening degree of the real estate market, we analyze the development level of the real estate market reform from 1999 to 2011, and further study the real estate land market in our country. What is the difference and development trend between the real estate housing market and the real estate financial market in terms of market maturity? the conclusion that the deepening degree of the market in our country is higher as a whole is the housing market, followed by the land market and the financial market. On the whole, the marketization level of real estate in various regions is gradually improving, while Beijing, Shanghai, Guangdong, Hainan and other provinces or municipalities are ranked higher in the degree of real estate deepening. In addition, by comparing the relative indices of the deepening degree of the real estate market in four different regions, the east, the middle, the west and the northeast, we find that, The relative index of the deepening degree of the real estate market in the four regions of our country has been rising steadily from 1999 to 2011, in which the market level of the real estate market in the eastern region is in the leading position as a whole, followed by the western region. Central and northeastern regions. Finally, through cluster analysis, the real estate market deepening degree of different provinces and municipalities in China is divided into four categories, that is, the real estate market deepening degree is excellent, the real estate market deepening degree is higher. The deepening degree of real estate market is generally and the deepening degree of real estate market is low, and the relevant policy suggestions are put forward according to local conditions respectively to the real estate land market, housing market and financial market.
【學(xué)位授予單位】：華東師范大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2014
【分類號】：F299.23

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