房地產(chǎn)專業(yè)外文翻譯(中英對照版)

1、精選優(yōu)質(zhì)文檔-傾情為你奉上精選優(yōu)質(zhì)文檔-傾情為你奉上專心-專注-專業(yè)專心-專注-專業(yè)精選優(yōu)質(zhì)文檔-傾情為你奉上專心-專注-專業(yè)大 連 理 工 大 學(xué) 本 科 外 文 翻 譯我國房地產(chǎn)市場監(jiān)管的必要性研究Chinas real estate market regulators need to study學(xué) 院（系）： 建筑工程學(xué)院 專 業(yè)： 工程管理 學(xué) 生 姓 名： 石 強(qiáng) 學(xué) 號： 指 導(dǎo) 教 師： 徐冰冰 完 成 日 期： 2012年2月15日 大連理工大學(xué)程城市學(xué)院Dalian University of Technology City InstituteChinas real esta

2、te market regulators need to studyAbstract: real estate has become an important pillar industry, real estate and closely related to the national economy. This paper theoretically discusses the real estate market monopoly, externalities, public goods characteristics and information asymmetry, and fro

3、m our real estate process and the specificity of the perspective of the real estate market analysis studies, and thus fully proved right Chinas real estate market, the need for regulation. Keywords: real estate; market; regulation 1. the real estate market failure determines the need for government

4、regulation Regulatory research amply demonstrated that market failure is a market economy, an important reason why government regulation, resulting in market failure is due mainly to a monopoly, externalities, public goods and asymmetric information, the real estate market also exists market failure

5、. (A) the real estate market there is no monopoly Monopoly of real estate is determined by the real estate properties, real estate is the location of the main features of the non-mobility, a housing Once the location of other buildings on the irreplaceable, but also because there are floors, towards

6、 the various other factors, determine a house in each house are independent, so the property in the rental and sale, with regional and monopoly, and thus the formation of monopoly prices. As the largest real estate investment, long payback period, which can enter the real estate market can only be a

7、 few enterprises coupled with the limited supply of land and real estate and operation of the scale of requirements, it is easy to form partial or regional monopolies the land market by a government monopoly, affordable housing and low-rent housing provided by the Government. In order to stabilize h

8、ousing prices, protecting the interests of consumers, the real estate market must be Government regulation. (B) the existence of external effects of the real estate market Real estate includes both the concept of external economic activities in the real estate subject to the impact of other economic

9、 subjects, which also covers a number of other economic entities of the impact of economic entities on the property, the external effects of external economic and policy-making functions of the main embodiment is different: externalities imposed by a party to only consider their own profit maximizat

10、ion problem, a matter of personal reason rather than social rationality. The external nature of the real estate according to different standards can be for a variety of categories according to their scope resulting from the effects of externalities can be divided into macro-and micro-externality. Ma

11、croeconomic externalities is a kind of real estate behavior of economic agents impose on others outside of the main benefits as a result of real estate investment and activities to improve the investment environment in the entire region, which for the industrial and commercial economic activity, cos

12、t savings and extended Industry profitability space. This real estate imposed on the beneficial effects on other industries is a macro-external economic phenomena. Urban industrial and commercial prosperity, not only enhances the economic vitality of the entire city, but also makes the relevant area

13、s raise the level premium location, which is imposed on other sectors of the external economic effects of the real estate industry. Micro real estate outside the real estate industry refers to the various economic agents within or between the different economic activities in the real estate that exi

14、sts between external effects. For example, the commercial and industrial real estate development activities on residential real estate development, distribution and consumption of both the existence of external influences. According to the nature and role of external influences the direction of the

15、real estate be divided into external economies and external diseconomies. Any economic activity because the real estate benefit from external influences known as the real estate outside the economy. Because of real estate development made the city belongs to the real estate landscape greatly improve

16、d external economic. Any economic activity because the real estate damaged by external influences known as the real estate external diseconomies. Urban land development and construction result in over-crowded housing, public green space reduction, and environmental pollution it is possible to reduce

17、 the value of the land affected, including many industries, including real estate development, which belongs to the real estate external diseconomies. (C) to provide the real estate market public goods (public goods) Consumption of goods that people can be divided into private goods (private goods)

18、and public goods. Real estate economy, there are many public goods or quasi-public goods. Such as urban infrastructure, flood control projects, earthquake engineering, public facilities. These projects due to large amount of investment, the investment recovery period is long, also difficult to exclu

19、de those who pay for the use, by the market to provide often leads to insufficient supply can only be provided by the Government. But the government is not necessarily the direct production by the Government, the Government may delegate or contracted out to independent companies to produce, the Gove

20、rnment is only responsible for fund-raising and management. (D) The real estate transaction there is asymmetric information Information asymmetry is the imbalance distribution of the information in the trading parties. The consumers and operators, both in terms of the contract, the operator has on c

21、ommodities, information superiority, enabling consumers to easily deceived, known as the information is not complete. Consumers of information on all aspects of consumer product knowledge is usually limited, they often do not know if commodity prices and the differences in how the quality of goods.

22、Market information is not complete mainly as follows: 1. Information about the quality of goods is not complete, consumers have only the limited quality information. 2. The information relating to commodity prices is not complete, consumers have only the limited price information. Information asymme

23、try may occur in another situation, the p of consumers to grasp the message in its entirety, and the other some consumers have only the limited quality information. Competition on both sides to win in the competition, sources of information through the containment methods such as the expense of othe

24、r information about each other, thereby beating the competition. With both the real estate product usability, but also has investment properties. Shops and offices are mainly dominated by investment buyers to purchase housing in part, investors, consumers and investors are very sensitive information

25、, such as: When the Government announced a location to build the subway, or a place to build a large-scale shopping malls, then, as long as the information on a release, the surrounding homes will be price increases, indicating the real estate product already has the information on product features.

26、 The performance of the real estate market information asymmetry as follows: As the real estate development investment in large, extended period of time, can enter the real estate market vendors is relatively small, developed the product quality situation, the price situation, sales to consumers to

27、said that, there is bias. The heterogeneity of real estate commodities, price changes and trading expertise and complexity of information asymmetry can lead to both buyers and sellers. Asymmetric information will increase transaction costs, reduce market efficiency, but also may lead to moral hazard

28、 and adverse selection. To ensure the validity of the real estate market information, there are two solutions, a market solution, that is, market participants through their own efforts to search for information, and to use their own knowledge and skills in information selection, analysis and so on.

29、As the market participants are rational in itself, and it made such a search for information on the cost of their decision-making must be based on its own cost-benefit comparison, only the information that the cost of paying less than the gains for this purpose, he would to pay such efforts. However

30、, this approach due to the following constraints, making this totally market-based solutions can not be implemented. First, the information search itself, there is a cost. Because of the uncertainty of trading partners, in order to accurately grasp the needs of all potential trading partners, as its

31、 trading direction, quantity and price, it is very difficult to do. Second, market participants and the differences inherent qualities, and some do not have the ability to identify the minimum of information, while others are unable to complete the information search and analysis. Third, due to mark

32、et imperfections and information asymmetries, making moral hazard and opportunism prevail, resulting in information Ershi fraud losses are sustained by some market participants, this p of the peoples interests can not be market compensationCan be seen, it is the particularity of the real estate mark

33、et, making the real estate market information costs, or said to be totally market-oriented solutions for the transaction costs are so high, resulting in an average consumer can ill afford to pay for housing information on the sale of the marginal cost, so increases the investment risk, so that adver

34、se selection and moral hazard problem can hardly be resolved, thereby reducing the operational efficiency of the market, distort the allocation of social resources. Therefore, in order to overcome the real estate market with incomplete information and non-symmetry of information arising from market

35、issues, we need a detached role of the real estate market participants to intervene in the real estate market, monitor the operation of the real estate market for all investors the creation of equal opportunities, all kinds of information on actual market environment for the real estate market, open

36、, fair, just and provide a guarantee to reduce the purely market-based solutions to problems arising from high transaction costs. Thus, created a demand for the real estate market supervision requirements. Second, the particularity of Chinas real estate industry determines the need for regulation (1

37、) Chinas real estate industry in the development of special course The real estate industry in China is an ancient and emerging industries, in over 2,000 years of feudal period and semifeudal and semicolonial period, although the change of dynasty, but the land and housing leasing, trading activitie

38、s have not been interrupted, Ming and Qing Dynasties, it appears of professional real estate agent. From 1949 to 1990, Chinas real estate development can be divided into three stages: First, in 1949 and 1978 Chinas restrictions on the premises of the industrys consolidation phase. After the founding

39、 of the Peoples Republic, bureaucratic capitalists, real estate was confiscated, making it the state-owned assets allocated to the state organs, enterprises and units. From 1956 onwards, in various cities to carry out the socialist transformation of the real estate industry. To 1964, essentially eli

40、minated the rental of the self-employment, at this time of urban land has in fact attributable to the State and to implement free, indefinite use of the system does not allow the sale of the transfer. 2 in 1979 1987 years of the initiation stage of Chinas real estate. In December 1978 established th

41、e Partys Third Plenum of the Eleventh taking economic construction as the center, China entered a new historical period of reform and opening up. In 1984 the State Planning Commission and the Urban-Rural Construction jointly issued a document, allowing for real estate development activities since th

42、en, Chinas real estate industry in China, started the regeneration of the earth. Third, in 1987 1990 Chinese real estate market is established. October 1987 Party Congress Report 13 for the first time that the socialist market system should include the real estate market. December 1, 1987, Shenzhen

43、City to auction to sell the first piece of land. April 1988 constitution and Land Management Law changes, the provisions of land use rights can be transferred and transfer in accordance with law. In May 1990, the State Council promulgated the The Peoples Republic of China urban state-owned land use

44、right transfer and the transfer of the Provisional Regulations. For the development of the land market provides a legal support, in order to lay the foundation for the establishment of the real estate market. Since 1990, Chinas real estate industry has entered a rapid development period. At the same

45、 time, we should note Chinas real estate market development is not smooth sailing, and from 1992 to 1993 of the housing boom have caused volatility in the real estate market has left a deep lesson. July 3, 1998 the State Council issued on further deepening the urban housing system reform to speed up

46、 housing construction notice, marks a new phase in the housing reform. That is parked housing distribution in kind, and gradually implement monetization of housing distribution, establish and perfect the affordable housing based multi-level urban housing supply system, development of housing finance

47、, foster and standardize the housing market. Thus, the starting point of Chinas real estate market and the reality of the environment and the developed capitalist countries of Western and modern real estate market is different from one of Chinas real estate market from the land use system reform and

48、 the housing system reform began in the western developed countries from the beginning of privatization of land. The second is from the mid-20th century, 50 years to the late 80s, our countrys history there had been nearly three decades of the real estate market becomes vacant, the Western developed

49、 countries in this period is the period of rapid development of the real estate market. Third, so far, Chinas real estate market is still there are still a large number of primary morphological characteristics, such as market mechanism is not perfect, the real estate market information should be fun

50、ctional, incentive function and balance function has not been fully realized. Fourth, based on public ownership as the mainstay of Chinas.我國房地產(chǎn)市場監(jiān)管的必要性研究摘要: 房地產(chǎn)業(yè)已成為我國重要的支柱產(chǎn)業(yè)，房地產(chǎn)業(yè)的發(fā)展與國民緊密相關(guān)。本文從理論上探討了房地產(chǎn)市場的壟斷性、外部性、公共品特性和信息不對稱性，并從我國房地歷程和房地產(chǎn)市場特殊性的視角進(jìn)行分析，進(jìn)而充分證明了對我國房地產(chǎn)市場進(jìn)行監(jiān)管的必要性。關(guān)鍵詞：房地產(chǎn)；市場；監(jiān)管一、房地產(chǎn)市場失靈決定了政

51、府監(jiān)管的必要監(jiān)管學(xué)的充分表明，市場失靈是市場中政府監(jiān)管的重要原因，造成市場失靈的原因主要有壟斷性、外部效應(yīng)、公共品和信息不對稱，房地產(chǎn)市場同樣存在市場失靈。(一)房地產(chǎn)市場存在壟斷性房地產(chǎn)的壟斷性是由房地產(chǎn)特性決定的，房地產(chǎn)的主要特性是位置的不可移動性，一幢房屋一旦確定位置，其它建筑就不可替代，而且因存在樓層、朝向不同等因素，決定了一幢住宅中的每套住宅都具有獨(dú)立性，因此物業(yè)在出租和出售時(shí)，帶有地域性和壟斷性，從而形成壟斷價(jià)格。由于房地產(chǎn)投入大，回收期長，因而能進(jìn)入房地產(chǎn)市場的只能是少數(shù)企業(yè)再加上土地供應(yīng)的有限性和房地產(chǎn)開發(fā)經(jīng)營的規(guī)模要求等，很容易形成部分的或地域性的壟斷，土地一級市場由政府壟斷

52、，經(jīng)濟(jì)適用住房和廉租住房由政府提供。為了穩(wěn)定住房價(jià)格，保護(hù)消費(fèi)者利益，房地產(chǎn)市場必須要政府進(jìn)行監(jiān)管。(二)房地產(chǎn)市場存在外部效應(yīng)房地產(chǎn)外部性概念既包括房地產(chǎn)經(jīng)濟(jì)活動主體對其他經(jīng)濟(jì)主體的影響，又包括其他一些經(jīng)濟(jì)主體對房地產(chǎn)經(jīng)濟(jì)主體的影響，外部效應(yīng)在外部性經(jīng)濟(jì)主體的決策函數(shù)中的體現(xiàn)是不同的：施加外部效應(yīng)的一方只考慮自己的利潤最大化問題，屬于個(gè)人理性而非社會理性。房地產(chǎn)的外部性按照不同的標(biāo)準(zhǔn)可以對其進(jìn)行不同的分類，按其影響產(chǎn)生的范圍可分為宏觀外部性與微觀外部性。宏觀外部性是指房地產(chǎn)的一種經(jīng)濟(jì)主體的行為施于其它主體的外部效益，如因房地產(chǎn)開發(fā)活動使整個(gè)區(qū)域環(huán)境改善，這為工商業(yè)經(jīng)濟(jì)活動帶來了成本的節(jié)約并擴(kuò)

53、展了行業(yè)盈利的空間。這種房地產(chǎn)業(yè)施加于其他產(chǎn)業(yè)上的有益影響就是一種宏觀的外部經(jīng)濟(jì)現(xiàn)象。城市工商業(yè)的繁榮，不僅增強(qiáng)了整個(gè)城市經(jīng)濟(jì)活力，而且也使得相關(guān)地區(qū)的區(qū)位地價(jià)水平提高，這是其他行業(yè)施加于房地產(chǎn)業(yè)的外部經(jīng)濟(jì)效應(yīng)。房地產(chǎn)的微觀外部性指房地產(chǎn)業(yè)內(nèi)部各經(jīng)濟(jì)主體之間或者不同的房地產(chǎn)經(jīng)濟(jì)活動之間存在的外部效應(yīng)。例如，工商業(yè)房地產(chǎn)的開發(fā)活動對住宅房產(chǎn)開發(fā)、流通和消費(fèi)均存在著外部影響。按外部影響的性質(zhì)和作用方向分為房地產(chǎn)外部經(jīng)濟(jì)與外部不經(jīng)濟(jì)。凡是因?yàn)榉康禺a(chǎn)經(jīng)濟(jì)活動而受益的外部影響稱為房地產(chǎn)外部經(jīng)濟(jì)。因房地產(chǎn)開發(fā)而使得城市景觀大大改善就屬于房地產(chǎn)外部經(jīng)濟(jì)。凡是因?yàn)榉康禺a(chǎn)經(jīng)濟(jì)活動而受損的外部影響稱為房地產(chǎn)外部不

54、經(jīng)濟(jì)。城市土地的過度開發(fā)建設(shè)導(dǎo)致的住宅擁擠、公共綠地的減少、環(huán)境污染等則有可能減低土地價(jià)值，影響包括房地產(chǎn)業(yè)在內(nèi)的諸多產(chǎn)業(yè)的發(fā)展，這屬于房地產(chǎn)外部不經(jīng)濟(jì)。(三)政府提供房地產(chǎn)市場的公共品()人們所消費(fèi)的物品可分為私人物品()和公共物品。房地產(chǎn)經(jīng)濟(jì)中存在許多公共物品或“準(zhǔn)公共物品”。如城市基礎(chǔ)設(shè)施、防洪工程、抗震工程、公共設(shè)施等。這些項(xiàng)目由于額大、投資回收期長，同時(shí)很難排除不付費(fèi)者的使用，由市場來提供往往導(dǎo)致供給不足，只能由政府來提供。但政府提供并非一定由政府直接生產(chǎn)，政府可以委托或承包給獨(dú)立的企業(yè)來生產(chǎn)，政府只負(fù)責(zé)籌集資金與管理。（四）房地產(chǎn)交易存在信息不對稱信息不對稱是指信息在交易雙方分布不

55、均衡性。就消費(fèi)者和經(jīng)營者、合同雙方而言，經(jīng)營者擁有關(guān)于商品的信息優(yōu)勢，從而使消費(fèi)者容易上當(dāng)受騙，被稱為信息的不完全性。消費(fèi)者對所消費(fèi)產(chǎn)品各個(gè)方面信息的了解通常是有限的，他們往往不知道商品價(jià)格和商品質(zhì)量的差別如何。市場的信息不完全性主要表現(xiàn)為：有關(guān)商品質(zhì)量的信息是不完全的，消費(fèi)者只掌握有限的質(zhì)量信息。有關(guān)商品價(jià)格的信息是不完全的，消費(fèi)者只掌握有限的價(jià)格信息。信息不對稱可能發(fā)生的另一種情況是，一部分消費(fèi)者掌握完全的信息，另一部分消費(fèi)者只掌握有限的質(zhì)量信息。競爭雙方為了在競爭中取勝，通過遏制信息來源等方法來削弱他人對對方信息的了解，從而打敗競爭對手。房地產(chǎn)產(chǎn)品既具有使用性，又具有投資的特性。商鋪和寫

56、字樓的購買者主要是以投資為主，購買住房的消費(fèi)者中有一部分是投資者，而投資者對信息是非常敏感的，比如：當(dāng)政府宣布某個(gè)位置要建地鐵，或某個(gè)地方要建一個(gè)大型商場時(shí)，那么，只要信息一發(fā)布，周邊的住房就會漲價(jià)，這說明房地產(chǎn)產(chǎn)品已具有信息品的特性。房地產(chǎn)市場的信息不對稱表現(xiàn)為：由于房地產(chǎn)開發(fā)投資很大，回收期長，能進(jìn)入房地產(chǎn)市場的廠商相對較少，開發(fā)出來的產(chǎn)品質(zhì)量情況，價(jià)格情況，銷售情況，對消費(fèi)者來說，都存在偏差。房地產(chǎn)商品的異質(zhì)性，價(jià)格的變化性和交易的專業(yè)性與復(fù)雜性，都會導(dǎo)致買賣雙方信息不對稱。信息不對稱將增加交易成本，降低市場效率，也可能導(dǎo)致風(fēng)險(xiǎn)和逆向選擇。要保證房地產(chǎn)市場信息的有效性，有兩種解決方案，一

57、種為市場解決方案，即市場的參與者通過自身的努力搜尋信息，并利用自身的知識技能進(jìn)行信息的篩選、分析等工作。由于市場的參與者本身是理性的，它作出這種自己搜尋信息的成本決策，必須基于其自身的成本收益的比較，只有覺得付出的信息成本小于為此而取得的收益時(shí)，他才會去付出這種努力。但這種方法由于受到以下幾方面的限制，使得這種完全市場化的解決方案無法實(shí)行。一是信息的搜尋本身是有成本的。由于存在交易對象的不確定性，要想準(zhǔn)確地掌握所有潛在交易對象的需要，如其交易方向、數(shù)量和價(jià)格等，是很難做到的。二是市場參與者本身存在特質(zhì)的差異，有的不具備起碼的信息辨別能力，有的則無法完成信息的搜尋與分析。三是由于市場的不完全性和

58、信息的不對稱性，使得風(fēng)險(xiǎn)和機(jī)會主義普遍存在，以致造成由于信息欺詐而使部分市場參與者受到損失時(shí)，這部分人的利益無法得到市場的補(bǔ)償?？梢?，正是房地產(chǎn)市場的特殊性，使得房地產(chǎn)市場的信息成本或者說是完全市場化解決方案的交易費(fèi)用是如此之高，造成普通消費(fèi)者難以承擔(dān)一筆房屋買賣所付出的信息的邊際成本，這樣，就增加了，使逆向選擇和風(fēng)險(xiǎn)問題難以得到解決，從而降低了市場的運(yùn)作效率，扭曲了社會資源配置。所以，為克服房地產(chǎn)市場信息不完全性和非對稱性信息而引起的市場問題，就需要一個(gè)超脫房地產(chǎn)市場參與者的角色來介入房地產(chǎn)市場，監(jiān)督房地產(chǎn)市場的運(yùn)行，為所有投資者創(chuàng)造機(jī)會均等、各類信息真實(shí)的市場環(huán)境，為房地產(chǎn)市場的公開、公平

59、、公正提供保證，以減少純粹市場化解決方案引起的交易費(fèi)過高問題。這樣，就產(chǎn)生了對房地產(chǎn)市場監(jiān)管的需求。二、我國房地產(chǎn)業(yè)的特殊性決定了監(jiān)管的必要性（一）我國房地產(chǎn)業(yè)的發(fā)展特殊歷程房地產(chǎn)業(yè)在我國是一個(gè)古老而新興的產(chǎn)業(yè)，在長達(dá)多年的封建時(shí)期和半封建半殖民地時(shí)期，雖然朝代更替，但土地和房屋的租賃、買賣活動一直沒有中斷，明清時(shí)代，就出現(xiàn)了職業(yè)房地產(chǎn)經(jīng)紀(jì)人。年到年，中國房地產(chǎn)業(yè)的發(fā)展可分為三個(gè)階段：一是年年的中國房地業(yè)的整頓限制階段。中華人民共和國成立后，官僚資本家的房地產(chǎn)被沒收，使其成為國有資產(chǎn)，分配給國家機(jī)關(guān)、企事業(yè)單位使用。從年起，在全國各城市開展了房地產(chǎn)行業(yè)的改造。至年，基本上消滅了房屋租賃中的個(gè)體經(jīng)營，此時(shí)的城市土地實(shí)際上已歸屬于國家，并實(shí)行無償、無限期使用制度，不允許買賣轉(zhuǎn)讓。二是年年的中國房地產(chǎn)的萌生階段。年月黨的十一屆三中全會確立了以經(jīng)濟(jì)建設(shè)為中心，中國開始進(jìn)入開放新的歷史時(shí)期。年國家計(jì)委和城鄉(xiāng)建設(shè)部聯(lián)合發(fā)布文件，允許進(jìn)行房地產(chǎn)開發(fā)活動，從此，中國房地產(chǎn)業(yè)在中國大地上開始了再生。三是年年中國房地產(chǎn)市場的建立。年月黨的十三次代表大會報(bào)告首次提出市場體系