博士学位论文 中国房地产市场利益主体矛盾及协调机制研究
    姓名:
    李永前
    刘永估
    2010年3月18日
    摘要：改革开放30年来，随着社会经济的历史性变革，中国的住房制度改革也在探索中不断前进。从1978年关于住房商品化的理论探讨开始，商品房、房地产开发商、房地产业、房地产市场等新概念、新事物逐渐走进了人们的生活。如今，房地产业已成为国民经济的支柱性产业，房地产市场已成为上至中央政府，下至普通百姓关注的焦点。
    然而，伴随着房地产业的飞速发展，近些年来，中国房地产市场也出现了不少问题，房价出现非理性的持续上涨趋势，相当一部分城镇居民过着“房奴”的生活。 2008年以来，面对美国“次贷危机”引发的全球金融危机，中国政府提出了“保稳定、保增长”的目标，房地产业在承担“保增长”重任之时，成为了最大的受益者。但在房地产市场得到空前发展的同时，也彻底暴露出了房地产业存在的深层次问题，如房价虚高、市场结构失衡、市场秩序紊乱等问题。
    深入分析这些问题就会发现:房地产市场中存在着多个利益主体，中央政府、地方政府、房地产开发商、购房者、金融企业、投资者、投机者、新闻媒体等，他们之间存在着错综复杂的利益矛盾。而在众多的矛盾中，地方政府与房地产开发商间的矛盾正是目前房地产市场实现持续、健康、稳定发展的主要矛盾。
    本文主要运用主体分析法、利益分析法和矛盾分析法，吸收经济学中的供求理论、理性预期理论、博弈理论、公共选择理论、社会福利理论，综合运用定量与定性研究，将历史分析、现状分析和空间分析相结合，从理论和实证两个方面对中国房地产市场进行深入研究，对其中的利益主体间的矛盾体系进行规定和分析，并在此基础上提出协调房地产市场利益主体矛盾的目标、原则及策略。
    /本文的主要内容分五个部分。
    导论部分主要介绍本文的选题背景、选题目的及意义、国内外研究现状、研究方法与主要内容、创新与不足等。第一章主要阐述中国房地产市场在国民经济中的重要地位及作用，介绍房地产、房地产市场的基本概念与特征，回顾中国房地产市场的发展历程并展望房地产市场的发展趋势，为后续章节的写作起到前导作用。第二章界定中国房地产市场的利益主体(中央政府、地方政府、房地产开发商、购房者、金融企业以及房地产市场利益相关者)，并对他们的行为目标、行为方式等进行分析。通过对单个利益主体的行为分析，为后续章节厘定中国房地产市场各利益主体间存在的矛盾，并界定主要矛盾和次要矛盾做准备。第三章系统地对中国房地产市场利益主体间的矛盾体系进行归纳总结，提出地方政府与房地产开发商之间的矛盾是矛盾体系中的主要矛盾，地方政府是主要矛盾的主要方面，进一步分析利益主体间的次要矛盾(中央政府与地方政府的矛盾、房地产开发商与购房者的矛盾、地方政府与购房者的矛盾、地方政府与金融企业的矛盾、房地产开发商与金融企业的矛盾、金融企业与购房者的矛盾)，并对主次矛盾间的相互作用进行具体分析。第四章提出构建中国房地产市场利益主体矛盾的协调机制。从矛盾协调的目标和原则出发，以市场机制和宏观调控两个方面为基点建立房地产市场的协调机制，并从构建以中央政府的权威解决中国房地产市场矛盾，调整各利益主体关系，完善市场体系，建立市场主导、计划为辅的房地产业发展模式，建立、健全房地产市场方面的法律、法规、制度，整顿市场秩序五个方面提出了矛盾协调的主要策略。
    本文的创新:一是在论文选题上，本文选择具有强烈现实意义但又缺乏系统理论研究的中国房地产市场问题进行研究，并重点从利益主体的目标诉求和行为方式出发对其进行理论研究，并主张从协调各主体利益出发解决中国房地产市场问题。二是在研究方法上，本文综合运用主体分析法、利益分析法、矛盾分析法等方法深入研究我国房地产市场的运行特点和规律。三是在对中国房地产市场问题根源的界定上，本文以独特的视角把地方政府与房地产开发商之间的矛盾作为中国房地产市场的主要矛盾，同时又进一步强调地方政府是矛盾的主要方面。四是在对矛盾的解决上，本文从协调各利益主体矛盾出发，较为系统地提出了解决中国房地产市场矛盾的对策，尤其提出以中央政府权威解决中国房地产市场主要矛盾。
    本文的理论意义:用主体分析法、利益分析法和矛盾分析法分析了中国房地产市场利益主体的行为以及各主体间的矛盾，并建立了研究中国房地产市场利益主体矛盾体系的理论框架，界定了主要矛盾和次要矛盾，阐释了主、次矛盾间的相互影响和相互作用，剖析了中国房地产市场存在的深层次问题，为中国房地产市场的研究提供了崭新视角，丰富和完善了房地产市场经济理论。
    本文的实践意义:首先，通过建立房地产市场矛盾协调机制来试图从根本上解决目前中国房地产市场存在的房地产价格虚高、市场结构失衡与市场秩序混乱等问题。根据初步建立的矛盾协调机制，确立了矛盾协调的目标和原则，提出了针对性的对策，具有较大的应用价值。其次，由于中国房地产市场是社会主义市场体系不可缺少的重要组成部分，伴随中国城市化和现代化进程，房地产市场发展前景广阔，其潜在需求之大，在世界上是绝无仅有的，特别是住宅建设，已成为带动中国经济发展的新的增长点。因此，房地产市场的发展状况与国民经济的发展休戚相关，其良隆健康发展对推动国民经济持续稳定发展具有重要意义。实现中国房地产市场的良吐健康稳定发展正是本文写作力求实现的最终目标。
    关键词：房地产市场，利益主体，矛盾，协调机制目录导论·········································································································……一、选题背景(一)中国房地产市场的形成(二)中国房地产市场发展状况·······························································……3(三)中国房地产市场存在的问题····························································……7二选题的目的与意义·········································································……“13(一)选题目的··············································································……13(二)选题意义···········································································……巧三文献综述···········..······································································……16(一)国内研究现状·························~·············································……16(二)国外研究现状········································································……23四研究方法与主要内容·····································································……27五创新与不足·················································································……30第一章中国房地产市场及其发展····························································……32第一节房地产业及其在国民经济中的地位与作用·······································……32一房地产业的基本概念与特征····························································……32二房地产业在国民经济中的地位及作用···················································……36第二节房地产的基本概念与特征····························································……41一地产、房产与房地产的基本概念······················································……41二房地产的类型············……，’’···············……‘······································……44三房地产的特征···········································1··········………·‘……‘二‘··……45第三节房地产市场的基本概念与特征··…，’’·····················……，’’················……46一良铀六宙锰的茸*靓今...............................................................……连R产27少巴蕊产.IJ沪乡斗目J匕士全z丫、，l岁LjL决、人，二房地产市场的基本要素·····················································……”‘””‘”’‘”‘’48三房地产市场供求与价格···································································..……49四房地产市场的特殊性·······························································.··..··..……51第四节中国房地产市场的发展历程····························································……53一社会主义统制经济体制下的福利分房阶段·············································……53二房地产市场“双轨制”阶段·······························································……56三房地产市场化阶段···························································.···.·.......……57第五节中国房地产市场的发展趋势····························································……58一住房商品化·················································································……58二住房分配货币化···········································································……59三住房供应保障化······································································..……60四市场利益主体多元化····················································.···..·..........……62第二章中国房地产市场利益主体··················································