Research On The Realization Path Of "Rent And Sale Simultaneously" Based On The Substitution Of Housing Rent And Purchase

The real estate industry plays an important role in the national economy.The central government has repeatedly mentioned the need to "establish a housing system with multi-agent supply,multi-channel security,and rent and purchase simultaneously".It can be seen that the rental market is an essential part in the construction of a long-term mechanism of real estate.However,there are still many problems in the development of leasing market in China.First of all,this paper analyzes the current situation of the rental market,and finds that there are some problems in the supply side of the rental market in China,such as insufficient supply scale,uneven quality of supply sources,and mismatching of the rental period of supply houses;while the demand side,because of the floating population and high housing prices,squeezes out the demand for housing,leads to a strong demand in the rental market,and the market is in short supply for a long time.At the same time,there is a contradiction between the high vacancy rate of housing and the unsatisfied demand for rental housing.In view of these problems,this paper analyzes the real estate rental market and the purchase market from the perspective of housing rental and purchase substitution,and finds that there is a significant gap between rental housing and sales housing in four aspects: quality standard,rights and interests protection,public service and market supervision.This gap makes rental housing in the housing market can not be a reasonable alternative to the sale of housing,the lack of substitutability is the main obstacle to the implementation of the system of rent and sale simultaneously.Then we build a housing use cost model,and use the real estate data of China's real estate market from 2007 to 2018 to calculate the annual housing use cost,andcompare it with the rent.The results show that in the first 12 years in most cities,the cost of housing use is not only less than the rent,but also negative for many years,which is mainly due to the high expectation of house price growth.Although the growth rate of house prices has slowed down since 2017 and the cost of housing use has increased,it is still less than the cost of rent.Through the simulation calculation,it is found that the use cost of housing in each city can be equal to the cost of rental housing by reducing the growth rate of housing price or collecting a certain proportion of real estate tax.In addition,this paper also establishes a consumer utility model to comprehensively evaluate the residential utility of the housing consumers.Through the model analysis,it is found that the residential utility obtained by the rental housing is less than that obtained by the purchase of the housing for a long time,which is the fundamental reason why the rental market is not recognized by the public.Through the analysis of consumer utility,we should reduce the relationship between self owned housing and social welfare,and improve the public service characteristics and location characteristics of rental housing,so that the consumer utility of rental housing and purchase housing can be balancedCombined with the results of the previous alternative analysis,housing use cost and consumer utility analysis,this paper puts forward the realization path of rent and purchase simultaneously.According to the results of the replacement analysis of housing characteristics,this paper thinks that we should improve the rental market mainly from four aspects: increasing the effective supply of rental housing,implementing the same rights of rental and purchase,introducing blockchain technology,and improving the system guarantee,so as to make the rental market and the purchase market have substitut ability in the supply and demand angle.In addition,according to the analysis results of housing use cost,the expected value-added limit of housing price in each city is calculated.This paper believes that the use cost of housing should be increased from two aspects: controlling the growth of housing price and reducing the non economic attribute of self owned housing.It also puts forward the regulation direction of stabilizing the housing price,supplemented by the housing property tax rate,so that the cost of rental housing and purchase housing is similar Sex.Third,from the perspective of the utility analysis of housing consumers,it is proposed to improve the sense of acquisition and happiness of rental housing,improve the traffic environment around the rental housing,and improve the quality of publicservices to reduce the difference between the residential utility of rental housing and sales housing.Only when the two markets are similar in many aspects and substitute for each other,can the rent and purchase be carried out simultaneously.In view of the above-mentioned realization path,the paper puts forward policy suggestions from the four aspects of land,finance,finance and taxation,in order to better serve as a booster for the Chinese dream of "living in a certain place".