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租售并举政策下及国家对房地产调控力度不断加大下房企应该如何转型_开题报告

Ktbg12500 租售并举政策下及国家对房地产调控力度不断加大下房企应该如何转型_开题报告我国房地产市场自建国以来我国经济和社会体制的演变。住房问题从完全计划经济时代的福利分房进入市场经济的商品房时代。但是，由于房地产的特殊属性，即使在市场经济高度发达的西方国家，也并非完全的商品化，很多房地产市场发展健康..

租售并举政策下及国家对房地产调控力度不断加大下房企应该如何转型_开题报告 Ktbg12500 租售并举政策下及国家对房地产调控力度不断加大下房企应该如何转型_开题报告

我国房地产市场自建国以来我国经济和社会体制的演变。住房问题从完全计划经济时代的福利分房进入市场经济的商品房时代。但是，由于房地产的特殊属性，即使在市场经济高度发达的西方国家，也并非完全的商品化，很多房地产市场发展健康的国家都毫无例外的有着极为完善的房地产长效机制和计划与商品的双轨制特征。其实房地产市场的健康发展既有利于经济的活跃，也有利于社会的稳定，因此，房地产市场既需要完善的长效机制，也需要适度的宏观调控。我国房地产市场从“1.0版”的福利分房时代到“2.0版”的商品房时代的转变，再到房地产“3.0版”租售并举时代的启动。

特别在住房“2.0时代”我国房地产商品化特征过度膨胀，特别是近十九大前各地方政策的土地出售期间不断有“地王”的产生，房价不断的增长，从而导致很多地方政府对土地财政的过度依赖，从而也导致中低收入家庭在面对高房价时代无法解决城镇化进程当中的稳定住房问题。在1998年7月，国务院《关于进一步深化城镇住房制度改革加快住房建设的通知》中对房地产市场发展的三个层次界定得非常明确，最低收入家庭只租不购，中低收入家庭和其他高收入家庭购买住房，但是中低收入家庭购买经济适用房，只有高收入家庭购买的才是商品房。而制度在执行过程中完全忽视了中低收入家庭和最低收入家庭需要，商品房市场大行其道。故于在实践中的“轻租重售”住房模式以及当中的房地产市场供需是相矛盾。

事实上“租售并举”的理念早在“2.0时代”就已经有了，只是贯彻执行的力度不够。当前，面对不断攀升的房价与可望而不可即的刚需之间矛盾日益强烈，要实现“居者有其屋”的目标，必须加大房地产市场的顶层设计。于是，2016年12月中旬召开的中央经济工作会议可以说是开启了我国房地产的“3.0时代”。这次会议中央在对房地产市场进行分析的基础上，明确既要抑制房地产泡沫，又要防止房地产行业出现大起大落，提出“房子是用来住的、不是用来炒的”作为“促进房地产市场平稳健康发展”的定位，提出综合运用金融、土地、财税、投资、立法等手段，加快研究建立符合国情、适应市场规律的基础性制度和长效机制。

对于“租售并举”住房制度将是中国房地产业发展的新方向已经成为共识。在如今的房地产调控政策之下及加上金融政策对房地产的融资收紧，各大中小型房地产企业纷纷转型，从原来单一的房地产企业或与地产相关的上下游企业的经营模式向多元化模式转型。故于本^范文将是从我国房地产发展趋势、市场环境、我国经济形式的变化转变、国外经验的借鉴等综合因素来分析在当下政策与未来市场的发展，传统房地产商应该如何进行转型提出自已的观点。

A. Literature Review

Since the establishment of China, the real estate market of China has evolved with the economic growth and social system reform, and the housing problem from the period of planned economy with the welfare-oriented public housing into the era of market economy as commodity house transaction. However, due to the special attributes of real estate, even in Western countries with a highly developed market economy, it is not completely commercialized. Many countries with healthy development in the real estate market have excellent real estate long-term mechanisms and dual-track approach of projects and commodities. In fact, the healthy development of the real estate market is not only conducive to economic activity, but also conducive to social stability. Therefore, the real estate market needs both a long-term mechanism and a moderate macro-control. China's real estate market has completed the first phase of welfare-oriented public housing phase to the second phase of the age of commercial housing. The current real estate market has developed to the third phase: the era of coexistence of rental and sales.

During the period of second phase of housing，the characteristics of China's real estate commercialization have over-expanded. Especially before the 19th National Congress, according to different local policies, new "land Kings" keep appearing during land sales, means that prices constantly in growth, resulting in many local governments of excessive dependence on land sailing finance，it also leading to low-income families in the face of high housing prices in time can not solve the housing problem in the urbanization process. In July 1998, the State Council’s “Notice on Further Deepening the Reform of Urban Housing System and Accelerating Housing Construction” defined the three levels of real estate market development very clearly: The lowest-income families only rent；The middle and low-income families and other high-income families buy houses； But low- and middle-income families to buy affordable housing only and high-income families to buy is the commercial housing. However，the project completely ignored the needs of low- and middle-income families and the lowest income families in the implementation process. Therefore, the housing model of "light rent and heavy sale" in practice contradicts the supply and demand of the real estate market. Therefore, the “light lease resale” housing model in practice is in contradiction with the supply and demand in the real estate market.

As a matter of fact, the concept of "leasing and selling simultaneously" had already been established in the period of second phase, but the implementation was not strong enough. At present, in the face of rising housing prices that make the market unsatisfied, to achieve the goal of "everyone has a house", we must increase the police construction of the top floor of the real estate market. Therefore, the Central Economic Work Conference held in mid-December 2016 to have opened the third phase of China's real estate development. During this meeting, the relevant departments of the state based on the current analysis of China's real estate market came to the following conclusions：Clear to restrain the real estate bubble but also to prevent the real estate industry to appear huge fluctuations; Following with two basic facts "house is for living, not for speculation" and "promoting the stable and healthy development of the real estate market"; We proposed the comprehensive use of financial, lands, fiscal, taxation, investment and legislation to accelerate the establishment of a basic system with a long-term mechanism that meets both China's national conditions and the law of the market.

The housing system of “leasing and selling simultaneously” will be a new direction for the development of China's real estate industry, which has become the consensus of this industry. The current real estate regulation policies and financial policies are unfavorable to the financing of real estate. The large and medium-sized real estate enterprises have undergone transformation. The single real estate enterprise mode and the operation mode of upstream and downstream real estate related enterprises are transforming into a diversified mode. This paper will analyze the current policy and future market development from the comprehensive factors such as the development trend of China's real estate, market environment, the change and transformation of China's economic form, the reference of successful experience of developed countries and put forward views on how traditional real estate developers should carry out transformation.

B. ^范文提纲

一、房地产市场与政策分析

（一）房地产市场趋势分析

1. 国家对房地产调控政策的解读

2. 地方政府土地供应市场的变化

3. 2019年及未来房地产发展趋势分析

（二）金融政策对房地产的发展影响

1. 房地产金融市场分析

2. 金融市场对房地产行业融资收紧的影响

3. 房地产如何寻找融资出路

二、国家在一线城市试点廉租房、公租房租售并举政策对传统房地产商的影响（一）租售并举政策释放何种的信号传统地产方应如何面对

1. 国家推出租售并举政策的试点因素