太原市公共租赁住房的租金定价研究

发布时间：2018-06-24 04:10

本文选题：太原市 + 公共租赁住房　；参考：《山西财经大学》2013年硕士论文

【摘要】：我国的公共租赁住房租金定价存在着租金标准制定不合理的问题，究其原因在于，从微观层面看，定价方法不科学，仅考虑一个或两个因素来制定租金标准，如只考虑成本因素、只考虑收入差异或者只根据市场租金下浮一定比例来定价等，并没有一个全面、综合的定价体系；从宏观层面看，未能准确选择影响租金标准的关键因素，无法针对不同时间和不同地区进行动态定价，尤其是缺乏定量分析，最终导致租金的定价区间不合理，无法兼顾到住房政策的保障性与可持续性。太原市的公共租赁住房刚刚起步，相关政策制定尚不完善，也没有一个完善合理的定价模型来作为依据。本文就是要通过对目前理论界租金定价几种模式的优缺点进行对比分析，，以及对保障性住房租金定价的国内外现状的分析，得出一个适合于太原市公共租赁住房的更为全面的定价模式，同时可为其他城市的公共租赁住房的定价实践提供有效参考，有利于充分凸显社会保障制度的公平性原则，有助于社会和谐，政治稳定，有效刺激了经济发展，也促进了房地产市场的健康、稳定、和谐、有序的发展。定价思路为，首先基于受保障群体的支付能力计算出可承受租金作为基准租金，然后利用租金价值结构理论计算出成本租金，将基准租金与成本租金、市场租金进行比对来衡量租金的合理性，最后利用宏观层面的多元线性回归模型对公共租赁住房的租金实施动态调整。前者选择了家庭人均月收入、配租面积、家庭人口数量及区位差异等因素，用于得出针对太原市某一个家庭的具体定价值，是基于微观和静态层面的定价；后者选择了非户籍人口比重、城镇居民人均可支配年收入、人均GDP以及固定资产投资总额等四个因素，作为针对一个城市市场租金的影响因素，得出其与市场租金的多元线性回归方程，进而依据将来太原市的四个自变量的变化值预测出新的市场租金，从而得到太原市合理的公共租赁住房租金定价范围，是基于宏观和动态层面的定价。公共租赁住房的租金定价应该依据如下原则来进行：微观租金定价应该确保资金的可回收性，符合保本微利原则；租金水平应该实行差异化保障；应该考虑同区位同类住房的市场租金水平；应该兼顾受保障群体、政府以及房地产开发商等多方面的利益；公共租赁住房的租金水平还应该与当地的宏观经济状况相一致。最后将研究中的不足、微宏观模型在公共租赁住房定价实践中的注意事项进行了总结，并提出了在全国范围内实现不同类保障房并轨运行的设想。
[Abstract]:In our country, the rent standard of public rental housing is not reasonable. The reason is that the pricing method is not scientific, and only one or two factors are taken into account to establish the rent standard. If we only consider the cost factor, consider only the income difference or price according to a certain proportion of the market rent fall, there is not a comprehensive and comprehensive pricing system. From the macro level, the key factors that affect the rent standard cannot be accurately selected. It is impossible to carry out dynamic pricing according to different time and region, especially the lack of quantitative analysis, which ultimately leads to unreasonable pricing range of rent, which can not take into account the guarantee and sustainability of housing policy. Taiyuan public rental housing has just started, the relevant policy formulation is not perfect, and there is no perfect and reasonable pricing model as the basis. This article is to compare and analyze the advantages and disadvantages of several models of rent pricing in the theoretical circle at present, as well as the analysis of the current domestic and foreign situation of the affordable housing rent pricing. A more comprehensive pricing model suitable for public rental housing in Taiyuan is obtained, which can provide an effective reference for the pricing practice of public rental housing in other cities, and help to fully highlight the fairness principle of social security system. It contributes to social harmony, political stability, economic development and the healthy, stable, harmonious and orderly development of real estate market. The idea of pricing is that the affordable rent is calculated as the base rent based on the ability to pay of the protected group, and then the cost rent is calculated by using the theory of rent value structure, and the base rent and the cost rent are calculated. The market rent is compared to measure the reasonableness of the rent. Finally, the dynamic adjustment of the rent of public rental housing is carried out by using the multivariate linear regression model at the macro level. The former chooses the factors such as the average monthly income of the family, the area allocated to rent, the number of the household population and the location difference, etc., which is used to obtain the specific value of a certain family in Taiyuan, which is based on the pricing of micro and static level. The latter selected four factors, namely, the proportion of non-resident population, the per capita disposable annual income of urban residents, the per capita GDP and the total investment in fixed assets, as the influencing factors for the market rent of a city. The multivariate linear regression equation between it and market rent is obtained, and then the new market rent is predicted according to the change value of four independent variables in Taiyuan in the future, and the reasonable price range of public rental housing in Taiyuan is obtained. Pricing is based on macro and dynamic levels of pricing. The rent pricing of public rental housing should be carried out according to the following principles: micro rent pricing should ensure the recoverability of funds, accord with the principle of keeping capital and little interest, and the rent level should be protected by differentiation; The market rent level of similar housing in the same location should be considered; the interests of protected groups, governments and real estate developers should be taken into account; the rent level of public rental housing should also be consistent with the local macroeconomic situation. Finally, this paper summarizes the deficiencies of the research and the micro-macro model in the practice of public rental housing pricing, and puts forward the idea of realizing the parallel operation of different kinds of indemnificatory apartment in the whole country.
【学位授予单位】：山西财经大学
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：F299.27

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