| The city land price is the price lever of the land market, the fluctuation of which is the "weatherglass" of the situation of a country's macroeconomics. How to perfect the price forming mechanism of the city land market, make full use of the influence of city land price upon the land market, and establish a healthy city land price system compatible with the developmental lever of the macroeconomics, is one of the main tasks of the land management departments of all the world countries. The Japanese city land price not only created the "Myth of the Land Price" which kept rising for 35 years from 1955 to 1990, but also has kept falling for 12 years since the breakdown of "The Land Price Bubble" in 1990, which was very typical in the economic developmental history through all the world. To study the fundamental fluctuation condition, the reasons and the economic influence about Japanese city land price, will show significance for us to establish and perfect the land price system and the price management mode in our country. It will be discussed in four different parts in this thesis:Part One tries to elaborate on the fundamental theory of the fluctuation of city land price. The city land price is combined with the price factor corresponding to the values for using of the city land. The factors affecting the city land price can be divided into five categories: 1. the factor of investment; 2. the factor of supply and demand; 3. the factor of use; 4. the factor of profit; 5. the factor of land. The reasons for the fluctuation of city land price consist the following four aspects: 1. the scarcity of city land; 2. the increment of city land; 3. the speculation of the demand for city land; 4. the influence of the macroeconomics situation upon city land price. The city land price has is special function mechanism, mainly including: 1. The speculative price mechanism of city land; 2. The self-inflation mechanism of city land price. Under the combining action of different factors and function mechanism: the main trend of the fluctuation of city land price is rising wavily.Part Two is intended to deal with the fundamental situation and reasons about the fluctuation of Japanese city land price. The land price rose for 54 times averagely from 1955 to 1989 in Japanese, and for 128 times in six cities including Tokyo. The lasting rising of land price engendered a concept that the land price would only rise instead of fall (called "the myth of the land") among the Japanese. Since 1990, after the "land price bubble" broke down, the land price in Japan has begun its lasting fall for 12 years. After the Second World War, the fluctuation of Japanese land price was corresponding to the economic growth, forming 5 distinct periods of land price fluctuation with the frequency and period for about 10 years. Referred to a study, in late 1980s, the main reasons for the rising of the land price mainly consisted: first of all, as the area of Japan was narrow, the land resources that could be used for the exploitation of house, business and industry were limited; second, the variety of the industry structure resulted in the rising of city land price directly; the third, the Japanese real-estate market put too much emphasis on the assets property of land; finally, it was because of the influence of macroeconomics and the support of policy in Japan. However, after 1990s, the reasons for the acute falling of land price mainly consisted: the first, the price would revert to the value finally, the virtual rising would not hold for long, and would certainly breakdown at a certain time; the second, the policy to restrain the rising trend of the land price by the government made land supply increasing; the last, during the breakdown process of the bubble, the speculative price mechanism of the land price exerted its influence.Part Three is expected to address and describe the economic influence of the Japanese land price fluctuation. After 1980s, the influence of the acute rising of the city land price upon economics c... |
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