| During 30 years after the implementing of our country's reform and open policy, our national economy has achieved a great, fast and stable development, along with the large enhancement of people's living standard. From 1979 to 2006, the GDP annual average growth rate of our country was 9.6%; average GDP reached above 2,004 US dollars per person, and the Engel coefficient of city inhabitant family dropped to 32.6%. Following the footsteps of economy, our country's real estate industry has been led into the fast lane, and plays a very important role as one of pillar industries in the development of national economy. Along with rapid development of the real estate market in our country,real estate price presented a tendency of sustaining fast rise .In 2004 and 2005,average sale price of commodity real estate rose 17.76% and 14.04% Y. to Y. seperately in our nation. At the same time ,some problems emerged gradually ,for example , real estate investment is too hot,structure of housing is unreasonable , land resourse is badly extravagent ,order of dealing is confuse etc. Since 2005,macro-regulation strss on controlling fast rise of real estate price and our nation carried out a series of macro-regulations including land policy,finance policy ,revenue policy and real estate industry policy. In 2008,Ministry of Housing and City-rural Construction instead of Construction Ministry,thus it can be seen extent of recognition on housing problem of our contry.In order to adjust and control the real estate market scientificly,it is necessary to lucubrate the problems of the approch of policy impacting real estate price,macro-regulations affect real estate price materially or not,how to carried out regulations availably,ect.In this paper, on the basis of lucubration of the need for macro-control of real estate, and real estate prices factors, as well as the mechanism of the impact of macr-policies on the role of real estate price ,the writer selected a secondary city - Chongqing City's real estate market as the object of demonstrated study. The article focused on the affection of regulation and control policies of 2005-2007 for the first half in Chongqing Municipality on the real estate prices and the entire real estate market. This paper can be broadly divided into eight parts:The first part is literature summary and introduction, which mainly summarized the research development of the domestic and foreign real estate price fluctuations, the real estate bubble, the real estate macro- regulation and control as well as the existing research insufficiency, in addition, introduced the research background, contents, technique, significance as well as the research purpose and the material origin. The second part is rationale of real estate macro- regulation and control,which mainly introduced the related concepts of the real estate, and elaborated the related theories such as supply and demand theory, expectation theory and theory of land rent and value.The third part analyzed the necessity of the real estate macro-regulation and control. Through thorough analysis to the real estate commodity's particularity, prop status of the real estate industry as well as main problems of real estate market in recent years in our country, the writer obtained the conclusion that our country had the necessity to carry on the macro- regulation and control to the real estate market.The fourth part ,which is one of the key parts and difficult parts of this article and formed the academic main body of this article ,penetrated into the mechanism of the real estate price change. On the foundation of the analysis of determining factors and influencing factors of the real estate price change, the wrirer analyzed the function way and action mechanism of land policy, financial policy and tax policy to real estate price.The fifth part has analyzed Chongqing real estate market present situation and the froth degree. This part first from the property development investment, the real estate supplies, the real estate demand, the real estate price and the real estate vacant and so on several aspects has analyzed Chongqing real estate market present situation, based on this, through internationally the general property development investment target, the house price income compared to the target, the real estate vacancy rate target has carried on the evaluation to Chongqing real estate froth situation, discovers Chongqing real estate market existence the subject matter is: Investment in real estates existence "overheated" tendency; In recent years the house price increased range has the large trend of escalation; The commercial real estate vacancy rate continues maintains at the top digit level; Near two year supplies and demands contradictory prominent, displays cannot follow the demand for the supplies.The sixth part analyzed the new round macroeconomic regulation and control thoroughly to Chongqing real estate price and even the entire real estate market implementation effect, this part is also this article key point and difficult one, constituted this article real diagnosis main body. Since this part in the simple analysis in the 90s in the real estate macroeconomic regulation and control policy's foundation, the selective analysis from 2005 to 2007 the first half of the year's regulative measure to Chongqing real estate market's influence, has analyzed the regulative policy from qualitative and the quota two aspects to Chongqing real estate price function effect, the research had proven that 2005 the macroeconomic regulation and control has not had the substantive influence to the house price, but 2006 regulation causes Chongqing house price to recede effectively; And pointed out that the epicycle macroeconomic regulation and control existence's deficiency is: The regulative measure to Chongqing investment and the speculative demand's inhibitory action not obvious, the commercial housing supply and demand contradictory has not been improved, to be also insufficient to the commercial real estate regulative dynamics.The seventh part is for policy suggestion. This part the new round macroeconomic regulation and control existence question which analyzes in view of the article, unifies Chongqing real estate market the reality, proposed that carries on effective regulative to Chongqing real estate price and the real estate market the policy suggestion. The eighth part is for research conclusion and discussion. Summarized this article research conclusion, and the question which and needs to further study to this article deficiency has carried on the forecast. |
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