外文翻译--浅析我国房地产市场存在的主要问题及对策

Analysis of China's real estate market problems and Countermeasures The 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 evolution
Key words: problem; countermeasure; real estate market
Reforming 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 problems
At present, China's 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 problem
Led 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 China's 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 government's 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 problem
Under 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 market
The real estate industry is the important industry relationship beneficial to the people's 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 China's 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 people's life in the social sector. To the vast number of members of the community to provide housing product, satisfy each citizen's basic right of habitation demand, real estate
industry is the existence and development of nature's laws. With the reform of housing system and the development of the real estate industry, although part of China's 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 market
In 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. Modern
Institutional 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 China's 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 market
Housing 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 prices skyrocketing, normative market action, ensure that the real estate industry and the real estate market is stable, safeguard the healthy development of the national economy; meet society the public housing demand, maintain social public interests, and promoting social fairness.
浅析我国房地产市场存在的主要问题及对策
摘要
住房市场的干涉大致可以归结为两种方法:数量干涉与价格干涉。

其中数量干涉重要是对住房供给数量的干涉，通过政府直接建造大批的公共住房以低廉的租金供给低收入户和艰苦户应用，但是这种做法很容易给财政背上沉重的累赘。

所以，在实践中除了公共住房，政府还采用了财政补贴的方法，这实际上是对住房价格进行调节和干涉，财政补贴又可以分为对购房者的需求补贴和对开发商的供给补贴。

按照政府政策和干涉房地市场的不同特点，本文将从数量干涉与价格干涉两个部分考核政府的房地产政策、干预两个部分考察政府的房地产政策、干预效果以及政策演变。

关键词：主要问题；对策；房地产市场
外文翻译--浅析我国房地产市场存在的主要问题及对策
正文
改革开放尤其是住房制度货币化改革以来，我国房地产业如雨后春笋迅猛发展，房地产市场应运而生。

房地产业和房地产市场的发展，一方面对促进我国国民经济发展、人们居住条件改善起到了积极的作用，另一方面也引发了一些不容忽视的市场问题。

第一节当前我国房地产市场存在的主要问题
当前，我国房地产市场存在的主要问题，归纳起来，主要集中在以下四个方面：（1）房地产开发投资投资规模过大，导致经济风险加大。

据国家社科院2008年《房地产蓝皮书》提供的数据，2007年全国房地产投资2.52万亿元，同比增长30.2％，增速比上年提高8.1个百分点，高于同期城镇固定资产投资增速4.4个百分点；其中，商品住宅投资18010亿元，同比增长32.1%，为2003年以来最高，增速比上年提高6.5个百分点，高于同期房地产投资增速1.9个百分点，延续了2004年以来住宅投资增速均高于同期房地产投资增速的走势。

另据交通银行调查，在房地产开发投资中，绝大多数企业房地产开发商由于自有资金较少，开发资金来源以银行信贷等间接融资为主，企业资产负债率较高。

在市场激烈竞争和政府宏观调控政策的影响下，这些企业一旦经营失误或资金链条断裂，就会导致大量不良资产和不良贷款的产生，蕴含的金融风险和经济风险不容忽视。

（2）房屋销售价格过高，导致大多数消费者望房却步。

近几年来，全国各地房价不断飚升。

（3）住房供求结构失衡，导致众多消费者难以购到合适的住房。

目前我国各地房地产市场住房供应，普遍存在着高中档、大户型房屋偏多，中低档、小户型房屋及经济实用房、廉租房偏少的问题，导致众多居住条件差的欲购房者难以购到适合自己居住的住房，引起了社会大众尤其是低收入群体的不满，进而加大了不同群体之间的社会矛盾，增添了社会的不和谐因素。

（4）市场秩序混乱，导致违规违法行为增多。

一是开发企业在房屋预售销售、土地取得和规划审批等环节存在着违法违规行为；二是各级政府主管部门在征地开发、房屋建设过程中存在着向征地、开发企业乱收费的行为。

据2007年建设部等八部门开展全国房地产市场秩序专项整治工作时统计，各地在围绕房地产开发、交易、中介等环节的全面检查中，依法查处房地产企业和部分主管部门的各类违法违规行
为，山西省查处的违法违规项目为189个，占总数的22%；河北省发现有问题的开发项目为326个，占总数的24%；重庆市发现有问题的房地产开发项目158个，占总数的16%。

第二节当前我国房地产市场存在问题的主要原因
导致上述问题出现的原因是多方面的，同时也是复杂的。

概括起来，我认为，主要包括客观条件为主的原因、主观意愿为主的原因和住房供求失衡三个方面。

（1）客观条件为主的原因。

一是从房地产市场本身的情况看，由于我国市场经济发育还不够充分，作为市场经济体制一部分的房地产市场体系目前还处于不断构建和完善的阶段，市场自我调控和完善的机制尚未完全形成，导致了房地产市场上述问题的出现。

二是从政府对房地产市场宏观调控的情况看，由于房地产市场在我国还是一个诞生不久的新生事物，政府对房地产市场的把握还有一个适应的过程，加之政府已出台调控措施的落实也有一个过程，因而政府调控市场的效果显现无疑具有相对滞后的特征，导致了房地产市场上述问题一时难以根本解决。

三是从房价不断走高的因素来看，住房需求量大，土地、原材料价格不断上升，劳动报酬逐步增加，房地产产品质量和科技含量持续提高等，导致房地产生产成本走高，进而影响了房价的不断上涨。

（2）主观意愿为主的原因。

在市场经济条件下，市场主体及其他参与各方都有自己的利益追求。

当各方利益相互博弈时，为了实现自己利益最大化的欲望，往往出现强势方损害弱势方及社会大众利益的现象，进而导致了房地产市场上述问题的产生。

其具体表现是：一是部分房地产开发商只顾自身利益，不顾国家政策法规、不顾损害社会大众利益，因而出现了盲目投资、违规占地、部分企业间形成价格联盟或捂盘惜售哄抬房价、大建高中档大户型少建低档小户型房屋等行为，导致投资过大、市场混乱、房价高升、住房供求结构失衡。

二是众多中介组织和社会投机资金参与房屋炒作，对房屋供应紧张、房价飚升、市场混乱起到了推波助澜的作用。

人们耳熟能详的“温州炒房团”和国外资金通过各种途径进入国内炒作房产便是有力的例证。

三是部分地方政府从本地局部利益出发，片面追求经济增长和房地产市场的短期繁荣，忽视宏观调控的重要性和紧迫性，在实施过程中对中央的调控政策进行过滤，选择对自身有利的内容执行，或者采取替代式执行和象征式执行，造成“上有政策、下有对策”的执行偏差，导致房地产市场调控政策在执行中走样，导致了房地产市场出现的问题未能得到及时有效地解决，影响了政府宏观调控措施的实施效果。

（3）住房供求失衡的原因。

住房供给的增加赶不上需求的增长，市场供求关系失衡，是导致房地产市场上述问题存在的一个深层次原因。

大规模进城农民的基本住房需求，城镇居民消费结构升级所导致的改善性住房需求，危旧房屋改造更新所造成的被动性住房需求，完成工业化对工商业用房的增量需求，这几种需求的叠加，造成了中国城镇房屋的巨大需求刚性，决定了未来几十年内我国城市房屋供给不能满足需求的基本态势。

人们对房屋的消费需求不断增加，房屋供给不能满足人们日益增长的社会需求，在这种情形下，投资增加、房价上涨和投机炒作等问题将难以避免。

第三节政府宏观调控是解决房地产市场问题的必然选择
在市场经济条件下，政府与市场，是两种配置资源和协调社会经济活动的主要机制或制度安排。

对于房地产市场存在的问题，需要政府正确把握与市场的关系，根据房地产业和房地产市场的特点和规律，正确行使社会经济管理的职能，运用宏观调控手段，适时对房地产市场进行调控。

（一）房地产业的基本属性，决定了政府必须适时对房地产市场进行宏观调控房地产业是关系国计民生的重要产业。

住房问题，不仅仅是一个经济问题，而且是一个事关社会和谐安定的社会和政治问题。

在社会经济生活中，房地产业具有两大基本功能和属性：一是经济功能，即产业属性。

房地产业本身属于一个创造物质财富的产业部门。

在市场健康发展的前提下，房地产业不仅自身能够为社会创造出巨大的物质财富；而且能够为二三产业提供生产经营场所；此外，房地产业还与建筑材料、建筑安装、装饰装修、电器制造、家具制造、环境绿化、生活服务等众多产业密切相关，能够带动大批相关产业发展；进而能够为社会创造出更多的物质财富，促进国民经济持续快速发展。

据国家统计局统计，1997-2004年间，房地产开发投资对我国GDP 增长速度的贡献率为11.6％，其中2004年达到了13％。

二是社会功能，即公共属性。

房地产业同时又属于一个与人民群众生活密切相关的社会性产业部门。

向广大社会成员提供住房产品，满足每个公民基本居住权的需求，是房地产业赖以存在与发展的自然法则之一。

随着住房制度的改革和房地产业的发展，虽然我国部分城镇居民的居住条件得到了较大的改善，但也存在着多数低收入群体购房难、居住条件难改善的问题。

房地产的两大基本属性，决定了无论是从维护房地产业和国民经济持续健康发展的角度，还是从维护社会和谐安定、满足社会大众基本居住权需求的角度，政府都必须站在全局的立场上，高度关注房地产业和房地产市场的发展态势，针对房地产市场存在的问题，适时行使宏观调控的职能，维护房地产市场稳定，促进房地产业和国民经济的持续健康发展；维护社会和谐安定，满足社会大众的居住需求。

（二）政府与市场的基本关系，决定了政府必须对房地产市场进行宏观调控
在社会经济活动中，政府与市场的关系，实质上是一种你中有我，我中有你的互补关系。

正确处理政府与市场的关系，需要注意防止出现两种极端行为：一是市场至上和市场万能论，结果导致市场失灵；二是政府至上和政府全能主义，结果导致政府失灵。

为此，政府要在保证市场对资源配置起基础性作用的前提下，以宏观调控的干预之长弥补市场调节之短。

当市场机制失灵、问题凸显时，政府要及时对市场进行宏观调控，从而实现市场调节和政府干预二元机制的最优组合。

国内外的理论与实践证明，在市场经济条件下，要实现市场参与各方的利益平衡，获取社会经济效益的最大化，单独依靠市场的力量是行不通的。

现制度经济学家G.霍奇逊认为，一个纯粹的市场体系不可行，“一个市场系统必定渗透着国家的规章条例和干预”。

上世纪90年代我国海南等地房地产泡沫的破灭和日本房价暴跌、近年来美国次贷危机对社会经济的影响及政府对市场干预的做法，深刻地告诉我们：没有政府的适时调控，房地产市场容易出现影响深远的经济和社会问题；解决房地产市场出现的问题，仅靠市场机制是无法解决的，必须靠政府适时干预。

面对前段时期我国房地产市场出现的房价大幅上涨、房屋供应结构失衡、市场秩序混乱等问题，如果以所谓“市场决定一切”为借口放弃宏观调控，房地产业的畸形发展或房地产市场的动荡，必将给我国社会经济带来难以弥补的灾难性后果。

因此，作为社会经济管理者的政府，必须通过宏观调控手段，对房地产市场进行适时有效地调控，妥善解决房地产市场存在的问题，促使房地产业和房地产市场回归到正确的发展轨道上来，规避市场带来的风险和危机，确保我国经济社会的持续健康协调发展。

（三）政府的基本职能，决定了政府必须对房地产市场进行宏观调控
住房是人们生活的必需品，保障公民的住房权利，是政府义不容辞的责任。

政府作为依法对国家和社会公共事务进行管理的行政机关，具有两大基本职能：一是经济管理职能，包括宏观经济调控职能、提供公共产品服务职能、市场监管职能；二是社会管理职能，包括调节社会分配和组织社会保障的职能、促进社会化服务体系建立的职能等。

从政府职能的特征来看，政府职能具有公共性、动态性和扩张性三大特征。

政府职能的公共性特征，体现了政府履行职能的根本目的是为所有社会群体和阶层提供普遍的、公平的、高质量的公共服务，这是政府职能的本质性特征。

政府职能的动态性特征表明，随着经济社会的发展变化，政府职能始终是变化的，他取决于市场经济条件下政府与市场关系的动态性、政府与社会关系的力量对比。

政府职能的扩张性
特征表明，随着现代社会中公共事务、公共问题日益增多，公众需求的日益个性化、多样化，政府承担了越来越多的社会服务职能，并逐渐扩展至社会各层面。

因此，当房地产市场出现价格疯涨、秩序混乱、社会大众居住需求难以满足等问题时，政府必须认真履行自己的职能：通过宏观调控手段，限制房地产价格疯涨，规范市场行为，确保房地产业和房地产市场稳定，维护国民经济健康发展。