大同市公共租赁住房租金定价研究

发布时间：2018-04-26 04:32

本文选题：公共租赁住房 + 租金定价　；参考：《山西财经大学》2017年硕士论文

【摘要】：作为重要的民生问题,住房备受社会关注,房地产业日趋成熟对居民住房也产生了重大影响。当前房价居高引发众议,尤其是住房弱势群体的住房权益难以保障,如何有效解决中低收入群体住房难题,无疑成为人们关注的核心。廉租住房和公共租赁住房并轨后,公共租赁住房成为中低收入群体的理想之选,但是实践中公共租赁住房租金标准混乱、准入退出机制落后,一定程度上制约了住房保障体系的完善。本文以大同市为研究对象,根据大同市公共租赁住房租金标准现状及存在的问题,着眼于住房弱势群体的家庭状况、公共租赁住房建设成本及大同市房地产市场发展现状,旨在为大同市提供一套完整、合理、有效的定价体系。文章通过对公共租赁住房相关的定价理论、政策进行梳理,参考国内外典型地区的定价经验,结合常用的三种定价方法进行对比分析,针对当前大同市公共租赁住房的租金设定标准及存在的问题,提出一种全新的租金定价模型。宏观方面,文章选取近16年大同市与租金水平有关的5个指标,运用spss软件分别进行单因素相关性分析和多元线性回归分析,构建大同市市场租金定价模型,通过对市场租金水平的有效预测,为公共租赁住房租金设定提供检验标准;微观方面,根据保障对象的收入状况、人口、住房面积以及公共租赁住房的区位设定梯度租金标准。具体来看,首先,根据保障对象的住房支付能力计算基准租金;其次,根据房屋区位进行租金修正,分别选取大同市城区、南郊区、矿区一个公共租赁住房小区作为待插值点,分别选取两个商品住房小区作为实测点,运用反向距离加权法计算区位修正系数;再次,根据基准租金和区位修正系数得到公共租赁住房的租金,并结合公共租赁住房的市场租金与成本租金进行保障性和持续性检验。相比大同市当前的租金现状,文章的创新之处在于定价模型综合考虑了收入法、市场法、成本法三种定价方法,且加入区位修正因素,更加科学合理、系统全面、富于弹性和差异性,且经济激励性强,容易实现合理准入和有序退出。通过研究发现,租金标准的设定要因地制宜,体现租金差异性,立足于当地经济发展、居民家庭现状、住宅区位及政府承受力等,综合运用宏观、微观两种定价模型,租金标准更具福利性、公平性、激励性、持续性和弹性。
[Abstract]:As an important livelihood issue, housing has been concerned by the society, and the real estate industry is becoming more and more mature. At present, the housing price is high, especially the housing rights and interests of the vulnerable groups are difficult to protect, how to effectively solve the housing problem of low and middle income groups has undoubtedly become the core of people's attention. After the combination of low-rent housing and public rental housing, public rental housing has become the ideal choice for low- and middle-income groups, but in practice, the standard of public rental housing rent is confused, and the access and withdrawal mechanism is backward. To some extent, it restricts the perfection of housing security system. This article takes Datong city as the research object, according to the present situation and existing problems of the rent standard of the public rental housing in Datong city, focusing on the family condition of the vulnerable group of housing, the construction cost of the public rental housing and the present situation of the development of the real estate market in Datong city. To provide a complete, reasonable and effective pricing system for Datong City. Based on the relevant pricing theory and policy of public rental housing, this paper makes a comparative analysis of the three common pricing methods, referring to the pricing experience of typical regions at home and abroad. Aiming at the rent setting standard and existing problems of public rental housing in Datong City, a new rent pricing model is proposed. Macroscopically, this paper selects five indexes related to rent level in Datong City in the past 16 years, carries out single factor correlation analysis and multiple linear regression analysis using spss software, and constructs the market rent pricing model of Datong City. Through the effective forecast of the market rent level, it provides the test standard for the public rental housing rent setting; in the micro aspect, sets the gradient rent standard according to the income condition of the guaranteed object, the population, the housing area and the location of the public rental housing. Specifically, first of all, according to the housing affordability of security objects to calculate the benchmark rent; secondly, according to the housing location for rent revision, respectively select Datong City, the southern suburbs, mining a public rental housing district as an interpolation point, Two commercial housing districts are selected as the measured points, and the location correction coefficient is calculated by using the reverse distance weighting method. Thirdly, the rent of public rental housing is obtained according to the benchmark rent and location correction coefficient. Combined with the public rental housing market rent and cost rent for security and sustainability test. Compared with the current rent situation in Datong City, the innovation of this paper is that the pricing model synthetically considers three pricing methods, income method, market method and cost method, and adds the location correction factor, which is more scientific and reasonable, systematic and comprehensive. Rich in flexibility and diversity, and strong economic incentives, easy to achieve reasonable access and orderly withdrawal. Through the research, it is found that the rent standard should be set according to the local conditions, embody the difference of rent, base on the local economic development, the current situation of the residents' families, the location of the residential area and the bearing capacity of the government, and make comprehensive use of the macro and micro pricing models. Rent standards are more welfare, fairness, incentive, sustainability and flexibility.
【学位授予单位】：山西财经大学
【学位级别】：硕士
【学位授予年份】：2017
【分类号】：F299.23

【参考文献】