Analysis On The Effect And The Countermeasures Of The Reform Of Property Tax In Shanghai

In the context of rapid rise in prices,the state has adopted a number of administrative measures,including the limited purchase,the limited credit,improve down payment ratio.Compared with the administrative measures should be acute,distorted,with permanence and tax neutral,the real estate tax was given high hopes.The public and the government generally hope that the real estate tax can be adjusted to achieve multiple goals,such as increase local financial revenue and regulation of housing prices and other multiple objectives.In January 2011,Shanghai tested on levying some personal housing property tax,officially started the first step of the expanding of China’s property tax.In this paper,the real estate economics,institutional economics,tax theory as the theoretical support,the use of a variety of research methods,from theoretical analysis,effect analysis,international experience reference and Countermeasures and several other methods to study the reform of property tax in Shanghai.On the basis of the research results of other scholars,based on the relevant tax theory,considering the relevant tax system evolution and Shanghai special status in the process of China’s economic reform and development at the same time,refining a more reasonable frame work.In the part of theoretical analysis,based on property tax and regulation of housing prices,property tax and the main local taxes,property tax and income distribution,draws the following conclusion: property tax can play to guide housing consumption in a certain extent,but need the help of other supporting measures;the current property tax do not have the ability to become a main local tax at present,only can as a main local tax to foster in the long run;the ability of property tax to regulating income distribution is not obvious,property tax as an adjustment tool of income distribution do not conform to the actual situation in Shanghai.In the part of empirical analysis,through empirical research of the average price,local financial revenue and local financial expenditure of property tax reform of 2005--2016 in shanghai,draws the following conclusion: property tax on the average price of house promoting is weak;the local fiscal expenditure could increase housing price and significantly promoted the increase in real estate tax;the effect of the local fiscal expenditure on property tax and local fiscal expenditure are not obvious,so the local fiscal expenditure is born in two,is a pure and exogenous variable.The above analysis with the actual situation in Shanghai are stated in the existing tax system,and the impact of the property tax on housing price is not obvious,the task can not play to raising revenue or being the main local taxes,property tax reform in shanghai needs to further deepen.In the part of problem analysis,analysis of the basic content,the legitimacy and the target of property tax reform in shanghai,draws the following conclusions: multiple target localization of property tax reform in shanghai is not desirable,the property tax as a local tax is the best interpretation of status to enjoy the local public the payment service,if it hopes to regulate prices or distribute income,will lead to overwhelming the functions of the property tax;property tax reform in shanghai itself has a problem of double taxation,the tax base is narrow and the unreasonable tax basis,the tax rate is unreasonable,resulting in reducing the effect of the property tax reform in Shanghai;property tax reform in Shanghai is a beneficial practice according to the situation of our country tax reform at that time,but also has the conflicts of the law,the final property tax reform to go to the track of tax statutory.In the reference of domestic and foreign experience,this paper through the analysis of the current property tax system in America and Hong Kong,respectively,refining the beneficial enlightenment to deepen the property tax reform in Shanghai: a wide base as a guarantee for the main local taxes,targeted poverty alleviation as the core of tax preferential policies,to simplify the tax as an effective measure to control housing price;"land leasing system" and "land rent system" coexist,the assessment of the value of real estate and rent,tax agency should Work in cooperation with a due division of labor.Finally,based on the analysis of achievements and problems of the property tax reform in Shanghai,draw lessons from the United States and Hong Kong,put forward countermeasures to deepen property tax reform in Shanghai,including the principles which the reform should follow,objectives,contents and path of the reform etc.