Research Of Housing Market Behavior In The View Of Macro-control Policy

Historically speaking, housing reform started in 1988 revises the constitution, and realized housing assignment thorough monetization in 1998, the city becomes "collective consumption", not only impress production. But as a result of housing supply-demand relation detuning, the price soaring, as well as farming questions and so on, affects to sustainable development, thus regulativing real estate inevitable. The policy tool including land, finance, taxs revenue and subsidy, safeguard and moves domains and so on, as well as administrative control. These policies intervene either supplies or demands, may divide into non-material and the material two aspects specifically.In the view of built-enviroment, the policy realizes regulation through influencing policy-type housing and commodity apartment development. Regarding policy-type housing, the selected location leads by the government, but also receives the differential land rent the feedback function restriction. Regarding market actuation commodity apartment development, has intrinsic capital maximization logic, always tends to higher capital returns ratio, quicker circulate.Shanghai is big, spatial differentiation is obvious, is advantageous to observating the effect of macro-control on housing development. The research analyzes housing development in Shanghai from 2001 to 2006, summarizes the quantity and scale is small for central city, central city edge's quantity and scale is big, in contrast of periphery quantity is big, scale is small. Pointed out Shanghai housing development concentration degree is very high, enterprise's market power is big, localization monopolize, demonstrated monopoly hindrance expanding reproduction, thus enterprise chooses to manage storage, so to a great extent dispelled macro-control effect. So, the accommodation crux does not lie in the rising house price, but lies in collusive monopoly and market segments brings excess profit, makes market competition and macro-control dual malfunctions. Finally, suggested expanded land effective supplies and reduce market access threshold, and unifing development market, promoting reproduction and effective competition, so to evaluate macro-control achievements.In the complex city, housing development receives inherent rule and exogenous macro-control disturbance, also receives built-enviromet, political and economic environment restriction. From material view, the city spatial structure, the transportation way and land storage effecting housing development pattern. In politics, the government mentality, as well as each system arrangement, like finance and taxation mechanism and so on, is affecting the policy making; In the globalization age, as well as entire capital market profession returns ratio distribution, has determined capital supplies, and effective demand and market mechanism also are important restrictions; Finally, in the housing development, incomplete information and opportunism , effective violation and so on the inherent flaw, are also wearing down macro-control function, so reduces transaction expense, is the key to promoting health housing market.