外文翻译--浅析我国房地产市场存在的主要问题及对策.doc

analysis of chinas real estate market problems and countermeasuresthe housing market interference can be generally classified into two methods: the number of interference and interference. 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 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 finance allowance method, that is actually on housing price regulation and interference, financial subsidies can be divided into the demand for property buyers and developers supply subsidies subsidies to. in accordance with the government policy and real estate market interference of different characteristics, this article from the amount of interference and interference of two part price assessment real estate policy, government intervention in two part investigates the government real estate policy, intervention and policy evolutionkey words: problem; countermeasure; real estate marketreforming 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 estate 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 improved to have positive effect, but also causes some problems can not be ignored in the market.the first section of the current real estate market in china the main problemsat present, chinas real estate market problems, to sum up, mainly in the following four aspects:(1) the investment in real estate development investment scale is too large, resulting in economic 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 8.1 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 investment1801000000000 yuan, a year-on-year increase of 32.1%, the highest since 2003, increasing ratio year increase by 6.5 percentage points higher than the same period, the real estate investment growth rate 1.9 percentage points since 2004, continued the residential investment growth rate were higher than that of the real estate investment growth trend. according to another survey of traffic bank, investment in real estate development, most enterprises of real estate developers because of its own funds less, development of source of funding to the bank credit and indirect financing, asset indebted rate is higher. in the fierce competition in the market and the government macroeconomic regulation and control policy under the influence, the enterprise once the operation errors or capital chain ruptures, will lead to a large number of bad assets and non-performing loans, contains the financial risks and economic risks can not be ignored.(2) housing sales price is exorbitant, cause the majority of consumers at the housing stop. in recent years, the country house prices continue to soar.(3) housing the unbalance of structure of supply and 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 apartment 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 increase the differences between groups of social contradiction, increase social disharmonious factors.(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 exist 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. according to the ministry of construction in 2007eight departments to carry out the national real estate market order special rectification work in statistics, all around the real estate development, trade, intermediary and other aspects of the comprehensive inspection, in accordance with the law and real estate enterprises and departments in charge of all kinds of illegal acts, shanxi province investigates illegal for 189 projects, total22%; hebei province found problematic development project for 326, accounted for 24% of the total; chongqing city had problems finding the real estate development projects 158, accounting for 16% of the total.section second of the current our country real estate market is the main cause of the problemled 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 supply and demand and housing in three aspects.(1) the dominant cause of objective conditions. one is from the real estate market situation, due to the development of chinas market economy is 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, real estate market has led to the emergence of these problems. two from the governments macro-control real estate market situation, because the real estate market in china is still a newborn thing, the grasp of the real estate market is a process of adaptation, and the government has introduced regulatory measures also have a process, so the effect of government regulation of market show no doubt has opposite lag characteristics, real estate market has led to the problem difficult to solve. three from the price rising factors, large demand for housing, land, raw material price rises ceaselessly, labor remuneration increase gradually, the real estate product quality and content of science and technology continued to improve, leading to the real estate production cost is higher, thereby affecting the prices continued to rise.(2) the subjective intention main reasons. under the condition 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 interests 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, regardless of the harm the public interest, and therefore there is blind investment, an illegal part, is formed between the enterprise price alliance or property hoarding, drive up prices of building high profile small-sized apartment build less low-grade large-sized apartment housing act, cause investment too big, market disorder, unbalance of structure of supply and demand, housing prices rise high. two is the number of intermediary organizations and social speculation funds to participate in the housing speculation, housing supply, housing prices soared, confusion in the market play a role. people for having heard it many times wenzhou real mission and foreign funds through various channels to enter the domestic real estate speculation is a powerful example. three is part of the local government from local interests, one-sided pursuit of economic growth and the real estate market short-term prosperity, neglect the importance and urgency of macroscopical adjusting control, in the implementation process of the central regulatory policy filter, select the available content execution, or take an alternative implementation and symbolic execution, resulting in a policy, a policy of implementation deviation, leading to the real estate market regulation policy in the implementation of aliasing, led to the real estate market problems have not been effectively resolved, the impact of the government macro-control measures effect.(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 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 housing demand, the industrialization that finish on the business premises of the incremental demand, the demand of several superimposed, resulting in a chinese urban housing demand rigidity, decided the future for decades in china city housing supply can not meet the demand of the basic situation. people on the housing consumption demand increases ceaselessly, the housing supply can not meet the increasing demand of the society, in this case, the investment increases, prices and speculation and other problems will be difficult to avoid.section third of the government macroeconomic regulation and control is to solve the real estate market is the inevitable choice of the problemunder 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 mechanism 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 correct exercise of social functions in economic management, using the method of macroscopical adjusting control, timely to control the real estate market.( one ) the real estate industry s basic attribute, decided the government must timely carried out macro-control on real estate marketthe real estate industry is the important industry relationship beneficial to the peoples livelihood. the housing problem, is not only an 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 the industry attribute. the real estate industry itself belongs to a material wealth creation industry. in the healthy development of the market under the premise, the real estate industry not only itself to the society created enormous material wealth; but also for two or three industries to provide production and operation places; in addition, the real estate industry and building materials, construction and installation, decoration, electrical manufacturing, furniture manufacturing, green environment, service life and many other industries are closely related, can drive a large number of relevant industry development; and then is able to create more material wealth, promote the sustainable and rapid development of national economy. according to the national bureau of statistics, the 1997-2004years, real estate development investment on chinas gdp growth rate contribution rate is 11.6%, which achieved 13% in 2004. two is the social function, namely public property. the real estate industry also belongs to a closely related with the peoples life in the social sector. to the vast number of members of the community to provide housing product, satisfy each citizens basic right of habitation demand, real estate industry is the existence and development of natures laws. with the reform of housing system and the development of the real estate industry, although part of chinas urban residents living conditions have been greatly improved, but there are also many low income groups purchase difficult living conditions, to improve the problem.real estate two basic attributes, decided whether it is 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 government 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 macroscopical adjusting control, maintain the stability of the real estate market, promote the real estate industry and the sustained and healthy economic development; maintain harmony and stability in society, satisfy the social public housing demand.( two) the government and the market relations, decided the government must be carried out macro-control on real estate marketin social economic activities, the government 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 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 ensure that the market has fundamental sex effect to resource configuration under the premise, with macroscopical adjusting control intervention long make up market regulation short. when the malfunction of the market mechanism, problem, government should timely to market macro-control, thereby realizing the market adjustment and government intervention mechanism of the optimal combination of two yuan.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 social benefit maximization, solely relying on market forces is impracticable. moderninstitutional economists g. hodgson, a pure market system is not feasible, a market system must be permeated with 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 social 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 economic and social problems; the solution real estate market problems, relying on the market mechanism can not solve, must rely on the government timely intervention.in the face of a preceding period of chinas 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 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 a social economic management of the government, must pass through the method of macroscopical adjusting control, the real estate market was timely and effective regulation and control, and properly solve the problems in real estate markets, make real estate and real estate market return to the correct development track, avoid market risks and crisis, ensure society of our country economy the continued and healthy development.( three) the basic functions of the government, decided the government must be carried out macro-control on real estate markethousing 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 affairs 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 superintend function; two is the social management functions, including adjusting social distribution and organization of the social security function, stimulative socialization the service system of functions. from the function characteristics, the functions of the government is open to the public, dynamic and expansion of the three major characteristics. the functions of the government s public characteristics, reflected a government to perform the functions of fundamental objective is to all social groups and classes to provide universal, fair, high quality services to the public, this is the essence of government functions. the functions of the government to the dynamic character of shows, with economic and social development, governmental function is always changing, he depends on the market economy condition the relationship between government and market dynamics, the relationship between the government and society the force contrast. the expansion of government functions features that, as in modern society, public affairs, public issue increasingly grow in quantity, the public needs of individuation, diversification, the government undertook more and more the function of social service, and gradually extended to all levels of society.therefore, when the real estate market price rises, order disorder, the public housing demand is difficult to meet such problems, the government must conscientiously perform their functions: through the method of macroscopical adjusting control, restrictions on real estate pric