论文总字数：28262字

摘 要

从党的十一届三中全会开始，在这三十多年的时间里,我国的国民经济得到了如火箭升空般的飞速发展。我国的房地产业也从之前的计划分配体制走向了商品经济体制,成为了引领我国GDP快速发展的主导产业,有力地推动了我国的市场经济的快速成长。然而在进入新世纪以来的十多年里，我国的房价持续性上涨，房价过高导致广大群众面对高房价只能望而兴叹，尤其是各个大城市的房价更是天价水平。为了解决房地产市场出现的严重不良状况，比如：商品房价格连续上涨、供给需求关系在市场上失去均衡等问题，我国政府也随之制定了与之相对的房地产调控政策，以此来冷却或改善我国房价快速上涨的问题。中国政府在市场经济体系中占主导地位，因此在房地产市场正处在严重过热的状态，极其需要行政措施的针对性改善。为了改善我国的房地产发展问题,从2005年以来我国政府就开始持续出台了针对发展过热的房地产调控政策,但是这些措施并达到制定时所需要的目的,房地产市场仍然快速发展,而这些措施反而造成了逆反效果，使过热的房产市场愈演愈烈。一旦出现房地产泡沫经济，并进而导致楼市崩盘，会造成比股市崩盘可怕百倍的恶劣影响，对中国的经济发展造成严重打击。所以我选择了对我国政府的房地产调控政策做全面分析，分析存在的问题，并结合国外的调控经验提出建议等来作为我的论文内容，希望能够通过对房地产调控政策的研究,对影响房地产价格的因素的剖析,以及对中国房地产发展中出现的与别国不同的状况的解析,以此来得出完善我国房价政策的建议,从而提高我国政府房地产调控政策的全面性、目的性、切实性,以更加有效率的调控政策来促进我国房地产业的平稳安全发展。

关键词：房地产市场 土地财政 住房保障 房地产泡沫

The Analysis of the Central Government 's Regulation and Control of Real Estate in Recent Years

Abstract

Starting from the Third Plenary Session of the Eleventh Party, in this thirty years time, Chinese national economy has been as the rapid development of rocket-like. Chinese real estate industry from the previous plan to the distribution system to the commodity economy, has become the leading industry to lead Chinese rapid development of GDP, effectively promoted the rapid development of Chinese socialist market economy. However, more than 10 years since entering the new century, Chinese housing prices continued to rise, housing prices lead to the masses in the face of high prices can only hope and sigh, especially in all major cities of the price is astronomical level. In order to solve the serious problems of the real estate market, such as: the continuous rise in commodity prices, supply demand relations in the market to lose balance and other issues, our government has also developed a relative real estate control policies, in order to cool or improve the problem of house prices rising rapidly. The Chinese government in the market economy system dominated, so in the real estate market in the face of serious overheating, the extreme need for administrative control of the targeted. In order to improve Chinese real estate development issues, since 2005, Chinese government has continued to introduce policies for the development of overheated real estate regulation, but these measures can not achieve the required purpose and the real estate market is still rapid development. What's worse, the overheating effects of these measures have exacerbated the overheated property market. Chinese economy is in a period of rapid development of the special period, the rapid development of real estate, housing prices increased rapidly on Chinese economic development and building a harmonious society has an unimaginable impact. Once the real estate bubble economy, and thus lead to the property market crash, will cause a terrible than the stock market crash terrible impact on Chinese economic development caused a serious blow. So I choose to do a comprehensive analysis of Chinese government real estate control policies to analyze the existing problems, combined with foreign regulatory experience to make recommendations as my paper content, hoping to through the real estate control policy research, the impact of real estate prices The analysis of the factors, as well as the development of Chinese real estate and other countries with different problems in order to arrive at the improvement of Chinese housing prices policy recommendations to improve Chinese government real estate control policies comprehensive, purpose, to promote the smooth development of Chinese real estate industry with more efficient control policies.

Key Words: Real estate market;Central government;Housing security;Land finance

目录

中文摘要 I

英文摘要 II

绪论 1

（一）选题背景 1

（二）选题意义 1

一、房地产调控的基本概念及理论依据 3

（一）房地产调控基本概念界定 3

1.房地产基本概念 3

2.房地产调控政策概念 3

（二）房地产调控的理论基础 3

1. 房地产的不完全竞争性 4

2. 房地产的外部性 4

3. 房地产的社会性 5

二、我国房地产调控政策的发展分析 7

（一）我国房地产发展阶段分析 7

1. 萌芽阶段（1978——1991） 7

2. 探索阶段（1992——1998） 7

3. 发展阶段（1998——2008） 7

4. 调整阶段（2009——现在） 7

（二）我国房地产调控政策的发展历程 8

1. 第一次房地产的扩张性调控 8

2. 第一次房地产的紧缩性调控 8

3. 第二次房地产的扩张性调控 8

4. 第二次房地产的紧缩性调控 9

三、我国房地产调控政策存在的问题及原因分析 10

（一）调控政策难以符合市场需求及原因分析 10

1. 调控政策难以符合市场需求 10

2. 原因分析 10

（二）调控目标缺乏明确性及原因分析 10

1. 调控目标缺乏明确性 11

2. 原因分析 11

（三）调控政策执行不力及原因分析 11

1. 调控目标缺乏明确性 11

2. 原因分析 12

（四）缺乏对银行信贷机构的调控及原因分析 12

1. 调控目标缺乏明确性 12

2. 原因分析 12

四、外国政府的房地产调控政策及其启示 13

（一）美国的房地产调控政策及启示 13

1.利率变化 13

2.住房保障 14

3.给世界启发 14

（二）新加坡的房地产调控政策及启示 14

1.开发推广低成本住房，快速全面满足住房需求 14

2.实行居者有其屋方案 15

3.公共住房的商品化 15

4.给世界启发 15

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