Study On The Differentiation And Differentiation Control Strategies Of Housing Prices Between Cities

After more than 20 years of development,China's real estate market has ended the stage of comprehensive general rise.The regional characteristics of the real estate market in various regions tend to be obvious,and housing prices among cities gradually show a phenomenon of differentiation.In the first-and second-tier cities,housing prices have continued to rise and have increased significantly,and the housing market has been in short supply.In the same period,the housing prices in the third-and fourth-tier cities have stagnated or even declined.Facing the increasingly obvious housing price differentiation,the government should use classified control ideas and adopt differentiated control strategies to deal with this situation,try to control the differentiation within a reasonable range,and then ensure the overall stable and healthy development of China's real estate market.This paper takes 70 large and medium-sized cities in China as the study area,and takes the average sales price and fluctuation rate of newly-built residential commercial houses at the city level as the research objects.The first part summarizes the research background,basic concepts,theoretical basis of the paper and foreign research.The second part uses the Ward system clustering method to divide 70 large and medium-sized cities into three categories based on housing prices.And further combed and summarized the overall differentiation process of urban housing prices and the regional differentiation process,clarified the characteristics and trends of differentiation;at the same time,combed the process of real estate regulation in China,compared with the "one size fits all" regulation and "differentiated" regulation effect.The third part is based on reference to related literature,from the supply and demand dimensions to determine the factors that affect housing price differentiation,and analyzes the internal generation mechanism of housing price differentiation.The fourth part is to quantify the influencing factors of the third part,and use the stata15.0 software to estimate the individual fixed-effect models of 69 large and medium-sized cities and three classified cities to determine the common factors that affect the housing prices of various cities.And find out the main reasons for the differentiation of housing prices among cities.The fifth part is to judge the reasonableness of house prices by measuring the house-to-income ratio of various cities,and on the basis of combining the empirical results and the resource endowment characteristics of various cities,puts forward corresponding differentiated regulation suggestions for each type of city in a targeted manner.The sixth part summarizes the main conclusions and existing problems of the thesis,and makes a prospect for the future research direction.Through research,the following main conclusions are drawn: First,the overall differentiation of housing prices in 70 large and medium-sized cities from 2006 to 2018 showed a volatility upward trend,and there are four stages of differentiation characteristics.Second,there are differences in the main influencing factors of housing prices in different types of cities,and the same factors have different degrees of influence on housing prices in different types of cities.Third,the level of economic development,market expectations,demographic factors,land prices,and financial credit will affect changes in urban housing prices.The differences in economic development levels,market expectations,demographic factors,land prices,and financial credit among cities will increase the degree of change in housing prices among cities,and cause the differentiation of housing prices among cities.Fourth,the housing prices in the first category of cities are too high,and the housing prices far exceed the residents 'ability to pay;the housing prices in the second category are relatively high,and to some extent exceed the residents' ability to pay;the housing prices in the third category are relatively reasonable.However,in some cities,housing prices are slightly higher than the reasonable range,and residents' income payment capacity is slightly insufficient.Fifth,for cities with a high resource endowment in the first category,the effective supply of housing should be accelerated to solve the problem of short supply;for cities with a relatively good resource endowment in the second category,the industrial structure should be adjusted to foster new economic kinetic energy and solve the overheated investment.Issues: For cities with relatively poor resource endowments in the third category,regional development should be accelerated,the scale of housing development should be reasonably controlled,and the problems of population outflow and oversupply should be resolved.