Evaluation Of Input-output Efficiency Of The Real Estate Industry Of Chongqing

As a pillar industry in the composition of the regional economy of Chongqing,the real estate industry is an important driving force for rapid economic growth of Chongqing.However,with the continuous improvement of the economic status of the real estate industry,the investment in the real estate market of Chongqing is getting hotter and hotter,which has created many social problems,such as the imbalance of structure in the real estate market,the high vacancy rate,and the real estate bubble etc.The emergence of these problems has a negative impact on the development of the real estate industry of Chongqing,further affecting the economic growth of the country or Chongqing.The input-output efficiency of the real estate industry is an important indicator for evaluating the maturity of the real estate industry development.The level of efficiency is also closely related to the economic development of the country or region.Through the static and dynamic perspectives to research on the input and output efficiency level of the real estate industry in Chongqing,comprehensively learn the allocation of existing social resources of the real estate industry in Chongqing,and find out the fundamental reasons that affect the development of the real estate industry of Chongqing.And put forward suggestions for improvement,so as to promote the healthily and orderly development of the real estate industry in Chongqing,and further promote the economic level of the region.First of all,through the literature research method to sort out the research status,related theories and evaluation methods of input-output efficiency of real estate industry,and the three-stage DEA model and Malmquist productivity index model are determined as the main models for efficiency evaluation.Secondly,this paper takes Chinese mega-cities and megalopolis as the research scope,and takes Chongqing as the research subject.Based on the statistics of input,output and environmental variables of the real estate industry from 2000 to 2017,the three-stage DEA model is used to compare statically the technical efficiency,pure technical efficiency and scale efficiency of Chongqing and other cities from the horizontal perspective,and obtain the ranking situation.It is concluded that the pure technology efficiency level of the real estate industry of Chongqing is ideal,but the scale efficiency level is not high,which leads to the inefficiency of technical efficiency,and then the “inefficiency of scale” caused by the diminishing returns to scale is the key factor that restricts the efficiency of input and output of the real estate industry of Chongqing.Thirdly,using the statistical analysis method of correlation analysis and difference test,to compare and analyze the three efficiency values of the first stage and the third stage.The results show that the third stage of the efficiency value is more correlated with the output index,and there are significant differences between the pure technical efficiency values and the scale efficiency values of the first stage and third stage;policy,economy,social culture,market competition and consumption environment variables all have positive or negative impact on input indicators,indicating that it is necessary to use the second-stage SFA model to eliminate the influence of external environmental variables and random errors,which ensures the authenticity and scientificity of the calculation results.Fourthly,using the Malmquist productivity index model to dynamically evaluate the total factor productivity of the real estate industry in Chongqing from a time perspective,and obtain the “the scale has increased slightly but it has not formed a scale effect.” and “insufficient technological innovation progress” are key factors that limit the improvement of the total factor production efficiency of the real estate industry in Chongqing and restrict the development of the real estate industry.Finally,the development of Chongqing's real estate industry based on static and dynamic research is seriously affected by the impact of “weak technological innovation capability” and “low scale efficiency”,and the paper proposes suggestions for optimization and improvement in order to promote the efficiency of input and output of the real estate industry in Chongqing and promote the development of the real estate industry in Chongqing from the perspectives of the government,the industry and enterprises.