| In recent years, China's commercial real estate industry has been developing rapidly,while the correlative commercial real estate thories seriously lag behind the rapid development; and at the same time,many serious problems are hiding behind all the prosperous surface phenomena. In order to resovle all the above problems,a systematic research of commercial real estate is urgently required nowadays. In those developed countries, commercial real estate development system has become quite mature,in which each interest-related subjects such as the developers,investors,operators and consumers work independenly as well as coorperate tightly. Whereas, the situation's completely different in China,where devolopers always play an all-round role in commercial real estate development.One can learn about the overall perspective of commercial real estate just by analyzing the actions of developers. And the operating problems of as well as the social problems caused by commercial real estate has definitely originated from developers' behavior deviation.Thus,we can take the research of developers'behavior deviation as an important breakthrough point in commercial real estate theory study.In the thesis,by using institutional Economics, behavioral economics, game theory and mechanism design theory etc.,and combining the empirical analysis of typical cases with deductive reasoning method, the author carried on systematic research to the concrete manifestation,mechanism and countermeasures of developers'behavior divation, and made a valuable try to search for a breakthrough in China's commercial real estate development thory study. Before the thesis written,although some researchers had been doing analysis of commercial real estate by using institutional Economics,but seldom of them had introduced behavioral economics and information economics to the theoretical study of commercial real estate. Furthermore,the author breaks through those previous researchers studies on financing mechanism, commercial planning, subject vacancy and government behaviors etc.,and believes that the exit mechanism and separation of property rights also lead to those developers'behavior deviation, all of those have some theoretical value.According to the methods of presenting, analysing and resolving, the author begins the research work. First, the author gives an account of the behavior deviation of commercial real estate, analyses the mechanism of the phenomena on the macroscopic aspects of the industry development and the microscopic aspects of the developer's behavior, and submits some advices on promoting the market development of commercial real estate as well as regulating developers'behavior. Last, the author gets a conclusion that the behavior deviation of developers in China is not also shown as the following common characters such as sales orientation, compelling supplying, overlooking planning, professional lacking, paying more on the investment invitation and less on the management, etc., but also has different particularity on the phases of programming, investment invitation, construction and operation. Why so many developers quit the practical methods of commercial real operation while take the action of short-term sales is not only owing to the regulation defecting, but also to the developers'psychologic deviation and the gambling among the developers and other interest-related subjects. There are two methods to deal with the behavior deviation of developers, one is to improve system construction on level of government, market and implement mechanism, the other is to promote market mechanism against the non-rational and gambling behaviors of the developers. All of the above studies not only present some constructive suggestions to the government departments on constructing commercial real estate industry organization as well as regulating developers' behavior, but also provide guidelines for the specific development activities, which are very meaningful to the healthy and steady development of the commercial real estate. |
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