Study On The Coordinated Development Of Rent And Purchase,Chang Of House Price And Rent And Synergetic Development Of Rentaland Purchase In Housing Market

Since 1998,China’s housing market-oriented reform and housing system construction have experienced many years of exploration and development,and made great achievements.The continuous improvement of urban housing system has greatly improved the living conditions of urban residents,but also produced a series of social problems.On the one hand,urban housing prices are too high and rising too fast,which makes it more difficult for ordinary families to buy houses.On the other hand,the long-term tendency of paying more attention to purchase than renting leads to the lagging development of the housing rental market and the problem of imbalance of rental and purchase structure in housing market is prominent.On the other hand,the long-term existence of different rights to rent and purchase leads to huge utility difference between renting and buying houses.The high housing prices in high-quality public resource areas have crowding out effect on low-income groups.Since December 2015,the central and local governments have successively launched relevant policies and measures such as coordinated development of rent and purchase and equal rights between buyer and tenant,and selected some cities to carry out the pilot reform,which has aroused heated discussion from all sectors of society.However,there is no consensus on the concept,specific implementation and how to guide the development of the housing market about the policy of coordinated development of rent and purchase and equal rights between buyer and tenant.Based on this,based on the reality of China’s housing market,on the basis of existing research results,this paper puts forward the concept of synergetic development of rental and purchase market,defines and explains the theoretical connotation of coordinated development of rent and purchase,equal rights between buyer and tenant and synergetic development of rental and purchase market,and explores the theoretical support behind them,and analyzes the mechanism of coordinated development of rent and purchase and equal rights between buyer and tenant policy on the change of house price and rent,and explores the internal logical relationship among coordinated development of rent and purchase,equal rights between buyer and tenant and synergetic development of rental and purchase market,and analyzes the internal evolution mechanism and driving mechanism of synergetic development of rental and purchase market,and identifies the order parameters driving the collaborative development of rent and purchase.Then,around the core variables of house price and rent,based on the logic analysis of " coordinated development of rent and purchase to equal rights between buyer and tenant to change of house price and rentto synergetic development of rental and purchase market",and based on the data,this paper empirically evaluates the impact of coordinated development of rent and purchase and equal rights between buyer and tenant on the change of house price and rent,and the internal relationship between the change of the ratio of house price to rent and the synergetic development of rental and purchase market.And put forward the countermeasures and suggestions to promote the synergetic development of rental and purchase market.Specifically:First of all,this paper defines and explains the theoretical connotation of coordinated development of rent and purchase,equal rights between buyer and tenant and synergetic development of rental and purchase market,and explores their theoretical basis.(1)Based on the theory of coordinated development,this paper defines and explains the theoretical connotation and policy essence of coordinated development of rent and purchase,and points out that increase the housing supply from the supply side,make up for the supply shortage of the housing rental market,optimize the supply structure of the rental and purchase market,and promote the balanced and coordinated development of the housing market.(2)Based on the theory of equalization of public services,this paper defines and explains the theoretical connotation and policy essence of equal rights between buyer and tenant,and points out that the essence of equal rights between buyer and tenant is essentially to give renters and buyers the same right to enjoy public resources or services,to stimulate rental consumption,guide rental demand and promote the development of housing rental market,so as to promote the coordinated and synergetic development of housing market.(3)Based on the synergetic theory,this paper defines and explains the theoretical connotation of synergetic development of rental and purchase market,and points out that synergetic development of rental and purchase market is a virtuous cycle process of synchronous,cooperative and coordinated development formed by competition and cooperation,coordination and interaction,and symbiosis within the housing market system and between rental and purchase sub markets.Secondly,this paper analyzes the function mechanism of coordinated development of rent and purchase and equal rights between buyer and tenant on the change of house price and rent,and explores the internal logical relationship among coordinated development of rent and purchase,equal rights between buyer and tenant and synergetic development of rental and purchase market.(1)This paper points out that both short-term and long-term the policy of coordinated development of rent and purchase will curb the rise of house prices.However,there are differences in the inhibitory effect of different types of housing prices.At the same time,this paper also points out that the policy of coordinated development of rent and purchase will promote the rise of housing rent.(2)This paper points out that the housing price and rent of high-quality public resources areas will increase significantly under the influence of the policy of equal rights between buyer and tenant.The effect of the policy of equal rights between buyer and tenant on housing price and rent of non high quality public resource areas is weak or even negative.However,the overall effect of equal rights between buyer and tenant on urban house price and rent is the comprehensive average of the regional effects of high-quality public resources and non-quality public resources.(3)From the perspective of the internal logical relationship among coordinated development of rent and purchase,equal rights between buyer and tenant and synergetic development of rental and purchase market.Through optimizeing the rental and purchase market structure of the housing market,the policy of coordinated development of rent and purchase promote the synergetic development of rental and purchase market.Through enhancing the flow of resources and elements in the rental and purchase market,the policy of equal rights between buyer and tenant promotes the synergetic development of rental and purchase market.Thirdly,this paper analyzes the internal evolution mechanism and driving mechanism of synergetic development of rental and purchase market,and identifies the order parameters that drive the synergetic development of rental and purchase market.(1)Based on the self-organization evolution mechanism and driving mechanism of housing market,this paper points out that synergetic development of rental and purchase market is the process and state of housing market rental and purchase structure optimization and synergetic development,driven by market mechanism and administrative mechanism,and through housing resource sharing and market elements linkage among rental and purchase housing markets.(2)Identification of order parameters of synergetic development of rental and purchase housing market based on synergetics theory and Haken Model.The empirical results show that the linkage of market factors is the order parameter to promote the synergetic development of rental and purchase market.This shows that there is a significant inward correlation between the rental and purchase markets,and also shows that the resource sharing channel between the rental and purchase markets is not smooth.Then,this paper empirically evaluates the impact of coordinated development of rent and purchase and equal rights between buyer and tenant on the change of house price and rent.The empirical results show that:(1)On the whole,the policy of coordinated development of rent and purchase has significantly restrained the rise of house prices.But the policy effect on different types of housing prices is different.Compared with the second-hand housing price and large-area housing price,the new housing price and small-area housing price are more significantly affected by the coordinated development of rent and purchase policy.At the same time,the empirical results also show that the coordinated development of rent and purchase policy significantly increases housing rent.(2)The policy of equal rights between buyer and tenant has significantly promoted the rise of housing price and rent of high-quality educational resources in Guangzhou.However,the urban average effect shows that the policy of equal rights between buyer and tenant inhibits the rise of housing rents.The main reason is that the proportion of high-quality education resources is relatively small,and the inhibition effect of non-quality education resources reduces the overall effect of rent and purchase on housing rent.The above empirical results well verify the mechanism of the rent and house price of the policy of coordinated development of rent and purchase and equal rights between buyer and tenant.In addition,this paper also analyzes the relationship between the change of house price to rent ratio and the synergetic development of rental and purchase market.The empirical results show that there is a significant negative correlation between the house price rent ratio and the synergetic development of rental and purchase market.It shows that the higher the ratio of house price to rent,the more unfavorable to synergetic development of rental and purchase market.This result provides a basis and reference for the formulation of relevant regulatory policies,such as restraining the rapid rise of house prices,maintaining the basic stability of rents and promoting synergetic development of rental and purchase market.At the same time,it is found that the policy of coordinated development of rent and purchase has significantly promoted the synergetic development of rental and purchase market in pilot cities.However,this promotion effect has significant lag and regional differences.Finally,according to the theoretical and empirical research conclusions,based on the perspective of system cybernetics,this paper puts forward countermeasures and suggestions to promote the synergetic development of rental and purchase market from four aspects of the realization process of system control,such as determining control objects,selecting control variables,implementing specific control and dynamic feedback.It includes: cultivating and developing the housing rental market(control object),insisting on the regulation of "The house is for living,not for speculation" to regulate the house price and rent(control variable),establishing the mechanism of rent purchase conversion and rent purchase selection(implementation control),and promoting and optimizing the policy of coordinated development of rent and purchase and equal rights between buyer and tenant according to the city’s own situation(dynamic feedback),etc.