中國房地產(chǎn)市場發(fā)展的歷史和現(xiàn)狀共41

從1978年的土地相關法規(guī)的調整算起，中國的房地產(chǎn)業(yè)已經(jīng)伴隨著改革開放經(jīng)歷了近40年的風雨歷程，但是，即便如此，國內的房地產(chǎn)市場仍不是一個完全競爭的市場，而是一個以政策為主導的政府市場。

2003年以來，隨著中國與世界經(jīng)濟的聯(lián)系越來越緊密，國內房地產(chǎn)市場的發(fā)展也逐漸處在一個更為廣闊的政治、經(jīng)濟、人文環(huán)境之中，中央與各地政府、企業(yè)與金融機構，以及各級市場在不斷博弈中發(fā)展和成熟。WehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.中國房地產(chǎn)市場發(fā)展的歷史和現(xiàn)狀第一階段：1978-1991年理論突破與試點起步階段1980年9月，北京市住房統(tǒng)建辦率先掛牌，成立了北京城市開發(fā)總公司，拉開了房地產(chǎn)綜合開發(fā)的序幕。1978年，理論界提出了住房商品化，土地權等概念，允許私人建房，城市居民可以自建自購，開始住房制度改革。1982年，國務院在四個城市進行售房試點。1984年，廣東.重慶開始征收土地使用費。1987-1991年是中國房地產(chǎn)起步的階段，修改憲法，允許土地批租，分批推行住房制度改革1991年，房地產(chǎn)市場建設全面起步，房改開始在全國范圍內全面推行。1987年，11月26日，深圳市政府首次公開招標出讓住房用地。1990年，上海市房改方案出臺，開始建立住房公積金制度。1991年，國務院先后批復24個省市的房改總體方案。第二階段：1992-1995年，非理性炒作與調整推進階段1992年，房改全面啟動，住房公積金全面推行，引進外資，發(fā)放開發(fā)消費貸款，下放權力，擴大調控范圍1992年，房地產(chǎn)業(yè)急劇快速增長，月投資最高增幅146.9%，房地產(chǎn)市場在局部地區(qū)相對混亂，個別地區(qū)出現(xiàn)明顯的房地產(chǎn)泡沫。（海南）1993年，安居工程全面啟動。包括：廉租房.經(jīng)濟適用房.保障性住房等。1993年，年底，國家整頓金融秩序，宏觀經(jīng)濟調控后，房地產(chǎn)業(yè)投資大幅回落，經(jīng)過一段時間的低迷開始復蘇。1988年8月，海南脫離廣東建省，鄧小平同志1992南巡后，大量資金涌入海南，一段時間內海南島出現(xiàn)了倆萬多家房地產(chǎn)公司，1993年上半年，海南每平米房價達到7500元每平米的峰值，5年期間房價上漲6倍！曾經(jīng)有一家公司，以每平米2800元從另一家公司買了十幾棟的別墅，不到一周，就以每平米3400元的價格轉手，僅僅幾天之內，就有幾百萬元的進帳，市場之瘋狂可想而知1993年6月23日，時任國務院副總理的朱镕基發(fā)表講話宣布，終止房地產(chǎn)公司上市，全面控制銀行資金進入房地產(chǎn)業(yè)，次日，國務院發(fā)布，《關于當前經(jīng)濟情況和加強宏觀調控的意見》，提出了以整頓金融秩序為重點的16條措施，招招切中要害，7月，全國信貸規(guī)模急劇緊縮，資金被抽走，房地產(chǎn)的熱潮應聲而落，海南房地產(chǎn)熱也迅速地退燒緊急調控給占全國總人口只有0.6%的海南省卻留下了占全國10%的積壓商品房，四大國有商業(yè)銀行的壞賬就高達了300億元，從1999年開始，海南省用了整整7年的時間，才使處置積壓房地產(chǎn)的工作，基本結束。（1993年成都GDP：418.6億）第三階段：1995-2000年，相對穩(wěn)定協(xié)調發(fā)展階段1995年，頒布《房地產(chǎn)管理法》《增值稅法》1996年，公有住房有很大的進展，政策性貸款制度開始建立。1998年，發(fā)布《城市房地產(chǎn)開發(fā)經(jīng)營管理條例》和《關于進一步深化城鎮(zhèn)住房制度改革》，要求1998年下半年起停止住房實物分配，重點發(fā)展經(jīng)濟適用房。1999年，鼓勵個人換購住房，免征個人所得稅.免征營業(yè)稅.契稅減半。2000年，啟動住房消費，促進房地產(chǎn)業(yè)發(fā)展，對住房公積金貸款的個人和銀行都免稅。1998年以后，隨著住房實物分配主導的取消和按揭政策的實施，房地產(chǎn)投資進入平穩(wěn)快速發(fā)展時期，房地產(chǎn)成為經(jīng)濟的支柱產(chǎn)業(yè)第四階段：2002-2006年，價格持續(xù)上揚，多項調控措施出臺的新階段。2002年，1月，制止商業(yè)銀行指定保險單位辦理貸款保險業(yè)務

3月，降低公積金貸款利率

5月，貸款利率由4.59%下調至4.05%8月，強化土地供應管理，控制土地供應總量，恢復征收土地增值稅。2003年，6月，出臺121號文件，房地產(chǎn)商必須取得四證才能發(fā)放貸款，提高二套房首付比例2004年，上海出臺多項政策，2005年上海房價明顯下降，其他地區(qū)大肆上漲2005年，3月，房貸優(yōu)惠政策取消，國八條出臺（調控上升到政治高度）

5月，七部委統(tǒng)一意見，新的國八條出臺。

10月，國稅局重申二手房應繳納個人所得稅（市場反應：房價繼續(xù)上漲）2006年，4月，房貸利率再次上調

5月，國六條出臺：調控升級①國務院出臺90.70平米政策，改善供應需求

②國稅總局出臺二手房營業(yè)稅政策③開發(fā)商無預售許可證不得發(fā)布預售廣告④建設部出臺“171”號“外資限炒令”

7月，108號文件征收二手房轉讓個人所得稅。市場反應：房價繼續(xù)上漲，漲幅相對平穩(wěn)，中小戶型開始增加。2007年，1月，建設部規(guī)范房地產(chǎn)經(jīng)紀行業(yè)，執(zhí)業(yè)人員需考取當?shù)胤康禺a(chǎn)經(jīng)紀人資格證

3月，《物權法》于2007年10月1日起執(zhí)行。

9月，央行規(guī)定貸款必須以家庭為單位，二套房首付不低于40%，利率上浮1.1倍市場反應：價格暴漲，地王頻現(xiàn)，政策出臺后，價格有所下降。2008年，重點打擊開發(fā)商囤地，降低貸款利率，降息0.27%，宣告政府由控制向救市的態(tài)度轉變2009年，5月，《關于審理建筑物區(qū)分所有權糾紛案件具體應用法律若干問題的解釋》和

《關于審理物業(yè)服務糾紛案件具體應用法律若干問題的解釋》的文件出臺，包括業(yè)主身份的界定，專有面積.共有面積的劃分，車位.車庫糾紛的處理，住改商糾紛的處理，物業(yè)費糾紛處理，物業(yè)服務合同的解除及糾紛處理。

6月，開始全面查處全國范圍內的小產(chǎn)權房，不能上市交易。

12月，個人住房轉讓營業(yè)稅免時限由2年恢復5年，5年以上非普通住宅，全額征收市場反應：短期內觀望，二手房成交下降，2010年春節(jié)后恢復上漲。

2010年，1月，明確二套房首付不得低于40%9月，史上最強調控出臺：第三套房拒貸，部分城市開始限購2011年，1月，新國八條出臺，二套房首付不得低于60%，利率1.1倍。

1月28日，上海和重慶正式實施房產(chǎn)稅，深圳宣布成為第三個試點城市

5月1日，發(fā)改委發(fā)布《商品房銷售明碼標價規(guī)定》，一房一個價。2012年，11月29日，國務院修改土地法征收補償制度，做出修改，補償提高數(shù)倍。2013年，3月初，二手房個人所得稅，可選擇按照20%差額征收。2014年，9月30日，簡稱9.30房貸新政，個人購房貸款還清不認房。利率下限0.7折。

10月9日，公積金貸款要求，連續(xù)繳存12個月變更為連續(xù)繳存6個月便可辦理

公積金貸款手續(xù)11月21日，貸款利率下調至5.6%2015年，3月30日，財政部發(fā)布通知，個人轉讓產(chǎn)權滿倆年的住房免征營業(yè)稅。央行發(fā)布通知，二次購房，首付比例降至40%

8月26日，公積金貸款利率降至3.25%

10月25日，央行下調貸款利率至4.35%，五年期4.9%2016年，2月2日，銀監(jiān)會發(fā)布通告：不限購的城市首付比例降至倆成，二套房首付降至三成。

2月17日，個人購房前倆套住房給予契稅優(yōu)惠，對個人購買倆年以上的住房免征營業(yè)稅。首套房，修改后，契稅90平米及以下為1%，之前為1.5%。90平米以上為最多1.5%。二套房，修改后，契稅90平米及以下為1%，之前為3%。90平米以上2%，之前為3%。

12月14-16日，中央經(jīng)濟會議提出：房子是用來住的，不是用來炒的。市場反應：一線城市價格有所回調，三四線城市價格猛漲。2016年房地產(chǎn)值占GDP總的6.5%，房地產(chǎn)業(yè)具有關聯(lián)度高，帶動性強，產(chǎn)業(yè)鏈長，對整個經(jīng)濟的拉動達到10-15%。2016年中國城市化率已達到57.35%，而西方發(fā)達國家目前在70%左右，我國估計在2020年左右達到60%。PRESENT人數(shù)：美國國房地產(chǎn)經(jīng)經(jīng)紀人大約約占人口的的千分之五五，大約有有150萬人(美國目前人人口3億)，全美房地地產(chǎn)協(xié)會會會員(Realtor)136萬(2006年)。收入：經(jīng)紀人的的平均傭金金收入在5.5萬美元，執(zhí)執(zhí)業(yè)經(jīng)紀人人的收入會會在6.5萬美元左右右。新經(jīng)紀紀人第一年年平均傭金金收入會在在2萬美元左右右，但是優(yōu)優(yōu)秀的經(jīng)紀紀人收入會會在10萬美元以上上，也有相相當一批高高收入的經(jīng)經(jīng)紀人傭金金收入在30-50萬美元左右右經(jīng)紀人的資資格：以德克薩薩斯州為例例，取得經(jīng)經(jīng)紀人執(zhí)照照需要60個大學學分分，同時要要完成以下下四門課程程:房地產(chǎn)原理理一，房地地產(chǎn)原理二二，房地產(chǎn)產(chǎn)代理法，，房地產(chǎn)合合同法。之之后，向州州政府房地地產(chǎn)管理局局提出申請請，通過背背景調查后后無重大犯犯罪記錄，，方可參加加全州統(tǒng)一一的房地產(chǎn)產(chǎn)經(jīng)紀人執(zhí)執(zhí)照考試(機考)。一般來說說，第一次次考取的只只占50%，取得銷售售經(jīng)紀人執(zhí)執(zhí)照。經(jīng)紀人的種種類:房地產(chǎn)經(jīng)紀紀人的執(zhí)照照分為兩種種，一種是是銷售經(jīng)紀紀人執(zhí)照，，另一種是是執(zhí)業(yè)經(jīng)紀紀人執(zhí)照。。執(zhí)業(yè)經(jīng)紀紀人執(zhí)照只只有在擁有有銷售經(jīng)紀紀人執(zhí)照兩兩年之后才才能向州政政府提出申申請，并要要繼續(xù)完成成相當一部部分房地產(chǎn)產(chǎn)專業(yè)課程程:房地產(chǎn)評估估，房地產(chǎn)產(chǎn)數(shù)學，房房地產(chǎn)貸款款，房地產(chǎn)產(chǎn)經(jīng)營，房房地產(chǎn)市場場等。之后后，才能參參加全州統(tǒng)統(tǒng)一的房地地產(chǎn)執(zhí)業(yè)經(jīng)經(jīng)紀人考試試(機考)。只有執(zhí)業(yè)業(yè)經(jīng)紀人才才可以獨立立開業(yè)，執(zhí)執(zhí)照者不可可獨立開業(yè)業(yè)，但是優(yōu)優(yōu)秀的經(jīng)紀紀人大多是是執(zhí)照者。。美國二手房房市場發(fā)展展狀況：目前美國二二手房的交交易量在整整個交易占占比大概在在90%左右，新房房只占交易易的10%。國內，二手手房的交易易大概占比比在30-56%左右，隨著著城市化建建設的完成成，二手房房占比會變變高。都江堰目前前月成交套套數(shù)大概在在250-350套左右，高高峰期達到到500-600套左右。占占整個簽約約比的60%左右，還有有很大進步步的空間。。預期可以看看見的是在在未來的很很長一段時時間里二手手房在都江江堰市場都都將處于主主導地位，，并持續(xù)影影響整體房房價！都江堰已經(jīng)經(jīng)整體進入入賣方時代代！..都江堰二手手房市場的的現(xiàn)狀1一.客戶多，房房源減少。。二.房東難以把把握，經(jīng)常常跳價。三.客戶挑剔.觀望，不下下手。四.市場價格持持續(xù)上升。。五.一手房市場場所占比重重逐漸上升升。六.玉堂新城區(qū)區(qū)開始起步步七.市場競爭越越發(fā)激烈34未來1-3年都江堰市市場發(fā)展分分析報告：：1.市場供應持持續(xù)減少2.拆遷范圍擴擴大3.旅游地產(chǎn)持持續(xù)擴大4.置換房需求求擴大5.房價持續(xù)攀攀升至10000元每平米6.玉堂新城區(qū)區(qū)走向成熟熟如何在愈發(fā)發(fā)競爭激烈烈的市場存存活下去？？專業(yè)團隊ThisisasubtitleforyourpresentationFrankFuriousArtDirectorEXPERIENCEWehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.MOREABOUTMEWehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.WehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.WehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.WehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.LeadershipLeadershipLeadershipLeadershipCAPABILITIES我們的服務務Ourservices專業(yè)服務項目ThisisasubtitleforyourpresentationTOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesigned.TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesigned.TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesigned.TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesigned.TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesigned.TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesigned.六大行業(yè)優(yōu)勢Thisisasubtitleforyourpresentation010203040506TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.123四項項品質質承承諾諾Thisisasubtitleforyourpresentation1324TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.TOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.一站站式式服務務流流程程ThisisasubtitleforyourpresentationTOPICHEADERHEREWehavemanyPowerPointtemplatesthathasbeenspecificallydesignedtohelpanyonethatissteppingintotheworldofPowerPointfortheveryfirsttime.WehavemanyPowerPointtemplates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