中国房地产可持续发展的对策（Countermeasures for sustainable development of China's real estate）

1、中国房地产可持续发展的对策（Countermeasures for sustainable development of Chinas real estate）Study on Chinas real estate policy- take land policy as an exampleZhong Qiang YangAbstract the residential real estate industry is an important pillar industry in the new stage of development in our country, and it is cl

2、osely related to the national economy and the peoples livelihood. To guide and promote the sustained and stable and healthy development of the real estate industry, is conducive to maintaining steady and rapid economic development, to meet the basic housing needs of the masses, the paper confirms th

3、at made Chinas real estate industry development achievements, points out the existing problems, and then analyzes the real estate related government policy in recent years take the particular role of land policy and the existing problems, and finally points out the industry to ensure the healthy and

4、 sustainable development of Chinas real estate, the government needs to make effort in policy.Real estate market; macro-control; land policyReform and opening up, especially since 1998, with the deepening of the reform of the urban housing system, the concept of housing consumption of urban and rura

5、l residents in China changed obviously, housing consumption started effectively, the real estate industry as a whole to maintain rapid and healthy development momentum. The per capita housing area of urban residents rose from less than 19 square meters in 1998 to more than 30 square meters in 2005.

6、Complete sets of urban housing rate of 80% or more. The development of the real estate market has played an active role in expanding domestic demand, stimulating economic growth, promoting the development of urbanization and improving housing conditions of residents, and has become an important pill

7、ar industry of the national economy.The Central Committee of the CPC and the State Council have attached great importance to the sustained, stable and sound development of the property market. In recent years, a series of control measures have been taken in light of the outstanding contradictions an

8、d problems in the development. In 2004, the scale of investment in fixed assets such as real estate is too large, the growth rate of prominent problems such as excessive, the central determined to take strict land, credit two gates, real estate development projects to improve the proportion of capit

9、al control, city housing demolition scale measures. In 2005, part of the real estate investment scale is too large, fast rising housing prices, the supply structure is irrational, the market order is not standardized and other outstanding issues, the State Council has issued the notice on the practi

10、cal stability in housing prices, forwarded the Ministry of construction and other departments work on a stable housing prices views (i.e. two country of eight). With the implementation of various regulatory policies, especially after the introduction of the two eight states, the real estate market r

11、egulation has achieved initial success. The main performance is: the steady growth of investment in real estate development, 2006 1-6 months, the national real estate development investment grew 24.2%, significantly lower than the same period of urban fixed asset investment growth; housing demand ad

12、justment effect initially apparent, 1-6 month 40 key city housing accumulated turnover area grew 7.97%, speculative investment has been curbed. The purchase of a certain degree of control; housing prices overall slowdown, June 70 city housing sales price rose 5.8%, increase over the same period last

13、 year fell by 3.3 percentage points, unchanged from the previous month, especially early last year, housing prices rose too fast in some city effect in the Yangtze River Delta region is obvious, Shanghai has 7 consecutive months drop.At the same time, we must soberly see, because the implementation

14、of the eight states two measures are not in place, the development of the real estate market in some outstanding issues have not been fundamentally resolved. Housing supply structural contradictions still very prominent, suitable for local residents living needs of low-cost spaces, small and medium-

15、sized Taoxing ordinary commodity housing and affordable housing supply. 2006 1-6 months, 40 major cities listed pre-sale sets are 115 square metres of construction area, 15 sets of urban construction area is higher than 120 square meters. Housing prices rose rapidly in some cities, in 2006 June, 70

16、large and medium cities, 8 cities new commodity housing prices rose more than 10%, 19 cities rose by more than 1% month. Policies and measures to guide rational consumption are not in place, and some residents have the phenomenon of excessive consumption and excessive consumption.Although the above-

17、mentioned contradictions and problems are structural and localized, they have a great influence on the masses, and have received much attention from the public. Real estate prices rose too fast, not just stay in the solution for a city, a region of the housing price, but as an industry to treat, not

18、 only need to adjust the national macro-control policy, need more spontaneous adjustment of the market and mature.1, Chinas 2003-2006 government introduced the real estate policy summaryIn 2003-2006 years, the relevant departments of the State Council has introduced relevant documents, regulations a

19、nd policies about the real estate industry as many as dozens of, this is any other industry can not be achieved, but also fully shows that the government attaches great importance to the real estate industry.The governments macro-control of the real estate industry is mainly through taxation, financ

20、e, land and other related policies to regulate and control.1.1 administrative, financial and regulatory aspectsJune 2003: the State Council promulgated our first property management regulations.The end of July 2004, the national development and Reform Commission, the Ministry of Construction issued

21、a notice of property service charges from 04 year in October 1st the implementation of price tagIn August 12, 2003, the State Council on promoting the sustained and healthy development of the real estate market (No. 18), the general policy of the national macro-control policies, the real estate indu

22、stry as one of pillar industry for economic development to boost national, clearly put forward to maintain sustained and healthy development of real estate.May 13, 2004: the economic applicable housing management approach and on the purchase of affordable housing listing on the issue of notice intro

23、duced.March 26, 2005: the capital of the eight: the State Council issued the notice on the effective price stability in housing.The April 27, 2005: Eight Control Regulations on House Prices: work on a stable housing prices views.The second quarter of 2005: to discuss issues related to the property t

24、ax levy.1.2 FinanceJune 5, 2003: Notice on Further Strengthening the management of real estate credit business.April 25, 2004: by the approval of the State Council, the peoples Bank of China has decided to raise the deposit reserve ratio by 0.5 percentage points from April 25, 2004, i.e., the deposi

25、t reserve ratio will be raised from 7% to 7.5%.In April 27, 2004, the State Council issued a notice, decided to increase the four industries including real estate development, capital ratio of fixed assets investment projects, real estate development from 20% to 35% and over and over.October 29, 200

26、4: the peoples Bank of China has decided to raise the benchmark interest rate for deposits and loans of financial institutions from October 29, 2004 and relax the floating range of RMB lending rates and allow the RMB deposit rate to float downward. The benchmark interest rate for the one-year financ

27、ial institutions increased by 0.27 percentage points, from 1.98% to 2.25%, and the benchmark lending rate increased by 0.27 percentage points, up from 5.31% to 5.58%.March 17, 2005: the central bank adjusted mortgage interest rates, personal housing loan interest rates from March 17, 2005 onwards up

28、ward again. Following the peoples Bank of China in October 29, 2004 raised the benchmark interest rate of financial institutions deposit and loan, less than 5 months, the individual housing loan interest rates raised again.1.3 landMay 9, 2002: Decree No. 11 of the Ministry of land and resources on t

29、he transfer of state-owned land use rights in bidding, auction and listing.February 18, 2003: the Ministry of land and resources issued an urgent notice on the clearance of various types of parks, strengthening the control of land supply, and strictly controlling the total supply of land. At the end

30、 of statistics, the national merger integration of 2046 development zones.In March 30, 2004, the Ministry of Supervision jointly issued to continue operating on the land use rights for the auction listing transferring law enforcement work notice (No. 71), requires law enforcement from now on for ope

31、rating tender auction listing transferring land use rights for the nationwide and in August 31, 2004 to be around the historical issues dealt with, otherwise the national land management departments have the right to recover the land, into the national land reserve system.April 28, 2004: the State C

32、ouncil issued an urgent notice requiring the country to suspend the approval of land for construction land within six months, and further improve the land market rectification.In December 2, 2004, the Ministry of land and resources issued the on the national urban construction stock requirements for

33、 emergency notice to the investigation, the land department will be on December 31, 2004 as the base date to March 31, 2005, the stock of the national urban land of carpet investigation, idle land.August 1, 2005: the interpretation of the Supreme Peoples Court on the right to use the contract disput

34、e case applicable legal issues involving state-owned land.The August 31, 2005: standards and land violations on fileAugust 31, 2006: the Notice of the State Council on strengthening the regulation of land related issuesIn short, the government macro-control in the real estate industry is mainly thro

35、ugh the above tax, credit and land three aspects, which is rooted in the land of the relevant systems and policies, a land of the world is the real estate developers consensus, mainly introduces the land policy below.2, the important position and existing problems of land policy in the real estate p

36、olicyLand resources are the most important and precious resources of all human resources. They are the most important resources for human survival. For the real estate industry,The status and role of land resources is more important. It is the most important capital for the development of the real e

37、state industry. Without land resources, the development of the real estate industry can not be mentioned. Therefore, according to Chinas special land system and policy, the regulation of the real estate industry, the government is more focused on the adjustment of land policy.Since 2002, the Ministr

38、y of land and resources and other departments issued a series of real estate development land policy: from July 1, 2002 implementation of the bidding auction listing transferring state-owned land use rights provisions (the Ministry of land and resources No. 11), to the Ministry of land and resources

39、 on August 31, 2006 issued the State Council on strengthening the regulation of land related issues notice this a series of national land policy adjustments have great impacts on the real estate market, leading to a re adjustment of the real estate industry.From the national aims and Objectives Anal

40、ysis on land policy at present, one is to solve the problem of excessive growth of investment, one is to solve the real estate land market confusion situation, one is to protect the interests of landless peasants, there is also an important starting point is to solve the problem of land leasing, a l

41、arge number of corruption. However, from the introduction of land regulations and the specific effect of policy implementation, I hope that through the one size fits all administrative means to solve the land market corruption problems and problems of farmers is very difficult.The irrational structu

42、re of the real estate market caused by the irrational structure of the land supply has become a prominent problem in the development of Chinas real estate economy. City land supply policy at the present stage of strong adjustment, the macro trend and the current real estate development are closely r

43、elated, can be said that it is the comprehensive effect of Chinas economic system reform, land management system of city evolution, explore the factors such as the result of history has profound realistic background.2.1, the market economic system requires the market allocation of land resourcesUrba

44、n land is the most basic factor of production in urban economic system, and the reform of urban land use and management system should accord with the requirement of socialist market economy system. Under the highly centralized planned economy system, the land use completely denies the commodity attr

45、ibute of the land and excludes the spontaneous adjustment of the market, which leads to the inefficient land use and unreasonable allocation of land. With the market economy system has put forward higher requirements for city land, which requires land as well as other factors of production, through

46、fair competition mechanism, law of value will play a positive role in the allocation of land resources and land resources supply and demand, so that the market mechanism in the leading and fundamental role in the allocation of land resources in the city system. Chinas market economy system is more p

47、erfect, the dominant position of market mechanism has been basically established. Compared with the macro economic system reform, influenced by the city owned land, the scarcity of resources, the high value of land and other factors, at this stage of Chinas city land resources marketization is laggi

48、ng behind, have some negative impact on the overall development of city social economy.2.2, the total supply of land expanded rapidlyOur city urbanization and accelerating the construction of the city, the city population increased sharply, and the commercial city residential land, land for roads, g

49、reen land and other aspects of rapid expansion, forming a huge force of land supply; on the other hand, the land supply mechanism is not perfect and huge land appreciation of space, lead to rent-seeking land and gray transaction, forming a huge thrust on land supply. Under the influence of the dual

50、power mechanism, the current urban land supply in China has obvious spontaneity, blindness and speculation, which seriously affects the normal operation of urban land market. In Beijing, for example, in 1995, Beijing real estate development enterprises land acquisition area of 438.5 hectares. After

51、1998, with the recovery and development of the real estate economy, the land acquisition area rose sharply. In 1998, Beijing City, the land area of about 829 hectares, 2002 rose to 3416.6 hectares, about 312.1% of the growth, the average annual growth rate of about 42.5%, the state-owned land will e

52、nter a new round of the peak.2.3, the land supply structure is irrationalThe outstanding performance of land supply structure is reasonable, in recent years, some big city high-grade residential (such as Premium Apartment House, villas) and office land supply increased rapidly, market share is relat

53、ively few, such property absorption is slow, resulting in the vacancy quantity has increased. At the same time, the low price housing in the central and suburban areas of the city is in short supply, thus aggravating the differentiation of the urban residential social space, and affecting the health

54、y and orderly development of the city. 2005, Beijing city in the price of 8000 yuan / m2 residential projects less than 10%; Shanghai pre-sale price of 7000 yuan / m2 below the low-priced commercial housing accounted for only 18%,Hangzhou price of 5000 yuan / m2 commercial housing accounted for only

55、 3.7%. From a national perspective, there are still 12% of the city families per capita housing construction area of 8 square meters, 27% households per capita housing construction area of 8 square meters to 16, the two together, accounted for 40% of the total households, good location, perfect low-

56、cost housing is the only housing market demand.3, Chinas real estate sustainable development countermeasures3.1, break through the bottleneck of the system and realize the strategic changeAt present, the macro-control policy has touched the root of the real estate problems. But the macro-control pol

57、icy is mainly to solve the short-term cyclical, macro economic problems, it is difficult to solve the deep-seated problems, long-term institutional and industrial comprehensive restructuring, the real estate industry to China to achieve strategic transformation.First of all, to promote the reform of

58、 the real estate market, the formation of market allocation of real estate resources based on the factor market, from the government led economy to market-oriented economy change.Secondly, the real estate enterprises change from large, whole, medium, small, and all round market organizations to spec

59、ialized, division of labor and coordination market organizations.Third, the real estate business model changes from project opening to asset management, and changes from a single mode of real estate industry to a variety of business models.Fourth, to promote the real estate securitization, the development of real e