基于三阶段DEA方法的中国房地产业效率研究

发布时间：2018-04-20 17:17

本文选题：房地产业 + 效率评价　；参考：《中南财经政法大学》2017年硕士论文

【摘要】：房地产业是我国的支柱产业,是经济增长的重要引擎,其兴衰起伏对国计民生有很大影响。经过短短几十年的发展房地产业已取得了骄人的成绩,但是也出现了诸如库存高企、重复建设、盲目投资的问题,这对资源造成了严重浪费。目前我国房地产行业已从高速增长转向中低速增长的“新常态”,在这个关键时期如何高效率的运用现有资源,已成为房地产行业决胜的关键,探究科学合理的效率测算方法有助于客观把握我国房地产业效率的真实水平,找出制约效率提升的原因,为房地产业如何在市场经济条件下持续保持竞争力提供参考依据。本文以我国31个省(市)房地产业效率为研究对象,首先对效率的概念及相关理论进行了界定和阐述。其次,定性分析了我国房地产业的发展状况。最后运用实证模型从动态和静态的角度测算了我国房地产业效率。实证研究主要分为两个部分,第一部分采用三阶段DEA模型对效率进行静态评价,该模型能将影响效率评价的外部环境和随机误差排除,因而能够真实的反映我国房地产业的效率水平;第二部分利用Malmquist指数计算31个省(市)房地产业的全要素生产率,对我国房地产业效率进行进行动态分析,找出了引起效率变动的原因。研究结论主要有:第一,三阶段DEA模型测得的我国房地产业技术效率均值为0.631,技术效率水平较低,区域差异较为明显,东部地区始终高于中部和西部地区;第二,在剔除外部环境和随机误差等因素对效率的影响后,测得第一阶段和第三阶段的效率值差异较大,规模效率在第一阶段被高估,纯技术效率被低估;第三,三阶段DEA方法的实证结果表明,规模报酬递增引起的规模无效率是抑制我国房地产业技术效率提升的原因;第四,技术进步是我国房地产业效率提升的主要驱动因素。最后从政府和行业的角度提出了提升房地产业效率的建议。针对政府,提出了完善市场运行机制,缩小地区效率差异;加强房地产业的投资引导,注重信息化建设的建议。针对房地产行业,提出了提高房地产业规模与集中度;鼓励创新,提升房地产业发展中的科技含量的建议。
[Abstract]:Real estate industry is the pillar industry of our country and the important engine of economic growth. Its ups and downs have great influence on the national economy and people's livelihood. After a few decades of development, the real estate industry has made great achievements, but also appeared such as high inventory, repeated construction, blind investment, which caused a serious waste of resources. At present, the real estate industry in our country has changed from a high growth rate to a "new normal" of medium and low growth. How to use existing resources efficiently in this critical period has become the key to the real estate industry's decisive victory. Exploring the scientific and reasonable efficiency calculation method will help us to grasp the real level of real estate efficiency objectively, find out the reasons that restrict the improvement of efficiency, and provide the reference for how to keep the competitiveness of real estate industry under the market economy condition. Taking the efficiency of real estate industry in 31 provinces and cities as the research object, this paper defines and expounds the concept and related theories of efficiency. Secondly, qualitative analysis of the development of real estate industry in China. Finally, the efficiency of China's real estate industry is calculated from the dynamic and static point of view by using the empirical model. The empirical research is divided into two parts. In the first part, a three-stage DEA model is used to evaluate the efficiency. The model can eliminate the external environment and random errors that affect the efficiency evaluation. The second part uses Malmquist index to calculate the total factor productivity of the real estate industry of 31 provinces (cities), and carries on the dynamic analysis to the real estate industry efficiency of our country. Find out the cause of efficiency change. The main conclusions are as follows: first, the average value of technical efficiency of real estate industry measured by three-stage DEA model is 0.631, the level of technical efficiency is low, the regional difference is obvious, the eastern region is always higher than the central and western regions; second, After taking into account the influence of external environment and random error on efficiency, it is found that the efficiency of the first stage and the third stage are greatly different, the scale efficiency is overestimated in the first stage, and the pure technical efficiency is underestimated. The empirical results of the three-stage DEA method show that the scale inefficiency caused by increasing returns of scale is the reason to restrain the technical efficiency improvement of China's real estate industry. Fourthly, technological progress is the main driving factor for the efficiency improvement of China's real estate industry. Finally, from the angle of government and industry, the paper puts forward some suggestions to improve the efficiency of real estate industry. Aiming at the government, this paper puts forward some suggestions on perfecting the market operation mechanism, reducing the regional efficiency difference, strengthening the investment guidance of the real estate industry and paying attention to the information construction. Aiming at the real estate industry, the paper puts forward some suggestions to improve the scale and concentration of the real estate industry, to encourage innovation and to promote the scientific and technological content in the development of the real estate industry.
【学位授予单位】：中南财经政法大学
【学位级别】：硕士
【学位授予年份】：2017
【分类号】：F299.23

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