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论文编号：	4391
作者编号：	2120102633
上传时间：	2012/6/7 22:04:04
中文题目：	我国房地产价格影响因素研究
英文题目：	The Research about Factors Influencing Real Estate Price
指导老师：	韩德昌
中文关键字：	房地产价格,房价影响因素,价格制定,消费者研究
英文关键字：	real estate prices,affect factor,price setting,consumer research
中文摘要：	摘 要 近年来，房地产行业的蓬勃兴起，带动了相关行业的快速发展，为我国国民经济的增长，群众就业等做出了巨大贡献。与此同时，过快的发展也导致了严重的房价问题，过高的房价给普通人带来了巨大压力，极大的影响到城镇居民的生活质量，并由此引发一系列社会和经济问题。国家近两年出台了一系列限价限购政策和贷款政策，通过抑制投机性购房来降低总需求，从而达到抑制房价过快上涨的目的，至目前，已有一定的效果。 住房是一种比较特殊的物产，关系到广大人民群众的日常生活，是居民物质生活的重要组成，房地产行业也是地方乃至国家经济发展的重要支撑，为我国经济的高速发展做出了重要贡献。房地产的价格主要由以下几项构成：土地费用、开发费用、管理费用以及企业利润和税费。这其中每个元素的价格支出都会受到多种因素的影响，并且各种因素的变化会引起其他各因素的变化产生交叉影响，最终影响房地产的市场价格。 房地产行业的定价机制主要有两种：计划形成价格机制和市场形成价格机制。计划形成价格机制下的房地产主要以经济适用房、廉租房、公租房、定向安置房和两限商品房为主；市场形成价格机制下的房地产主要是普通商品房。房地产的定价模式主要有四种：成本推导模式、市场竞争模式、消费需求模式、混合模式。各房地产企业根据自身特点和市场环境等条件选择自己认为合理的的定价模式，最终进入市场面向消费者。 房地产价格的影响因素有很多，有宏观环境因素，也有微观环境因素，还有房地产本身的质量因素。宏观环境因素主要包括政治政策因素、经济环境因素、社会环境因素；微观环境因素主要包括项目地理位置、周边环境、配套设施、内部绿化、交通设施等因素；房地产本身的质量因素主要指其本身的框架结构、户型设计、层高、用料、装修等因素。 在中国的房地产企业当中，万科地产占据了房地产业界的领军地位，经过二十多年的发展，其经营理念、管理方法日渐成熟，对市场走向的研究、对消费者的研究也非常有经验，产品定位、价格定位和客户定位也更加科学，经得起市场的检验，值得我们研究学习。 通过对我国房价影响因素的研究，全面的了解各因素的作用方式和强度，对于国家的宏观调控政策的制定和实施、房地产企业的经营策略均具有一定的借鉴意义。 关键词：房地产价格，房价影响因素，价格制定，消费者研究
英文摘要：	Abstract In recent years, the thriving of real estate industry promote the development of industries, has made a great contribution to China's national economic growth and employment. At the same time, rapid development has also led to serious problems, high prices brought many pressure on ordinary people, and greatly affect the quality of their lives and triggered a series of social and economic issues. In the past two years,our country has issued a series of policies on he price and purchase limitation, to reduce aggregate demand by Inhibition on the speculative, so as to achieve the purpose of curb housing prices, to the present, there are certain effects. Housing is a special property related to the daily life of people,it is an important component of the material life, the real estate industry is an important support of the local and national economic development, China's rapid economic development has made important contributions . Real estate prices is made up of the following main components: land costs, development costs, management costs and corporate profits and taxes. Each element of the price will be affected by many factors, and changes in a variety of factors can cause changes in other factors, and ultimately affect the market price of real estate. There are two pricing mechanism of the real estate industry: the planning price mechanism and the market price mechanism. There are mainly affordable housing, low-rent housing, Public Rental Housing, resettlement housing which use the planning price mechanism ; The price of main real estate is always made under the market price mechanism. There are four Real estate pricing model,: cost derivation mode, market competition pricing mode, consumer demand mode, mixed mode. Various real estate enterprises choose their pricing mode in accordance with its own characteristics and market environment conditions, and finally enter the market for consumers. There are many factors affecting real estate prices, macro-environmental factors, micro-environmental factors,as well as the quality factors of real estate. Macro-environmental factors, including political factors, economic and environmental factors, social and environmental factors; micro-environmental factors including project location, surrounding environment and supporting facilities, internal greening, traffic facilities and other factors; the quality factor of the real estate itself refers to its ownframework, layout design, the height, materials, decoration and other factors. Vanke occupy the leading position of the real estate industry in china after 20 years of development, its business philosophy, management is maturing, also has many experience in the market trends research, consumer research, product positioning, price positioning and customer orientation is more scientific. Through the research on the price of factors,we can have a comprehensive understanding of the role of various factors and their strength.It’s conducive to the formulation and implementation of national macro-control policies, also conducive to the long-term stable development of the real estate industry, as well as the development of national economy and social stability. Key Words: real estate prices, affect factor, price setting, consumer research
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