小城镇房地产开发研究

重庆大学硕士学位论文小城镇房地产开发研究姓名：熊欣申请学位级别：硕士专业：技术经济及管理指导教师：李化民20060501IIIABSTRUCTNowadays,ThreeRuralIssuesbecomeserioussubjectswhichareinfluencingeconomicdevelopmentinChina.Abasicthinkingofsolvingtheissuesistodevelopthesmalltownsinamorecost-effectivemanner.Beingtheendofthecitiesandthefirstofcountrysideandcommunicatingtheurbanandruralareas,smalltownshaveuniqueandirreplaceablefunctionamongmodernizationandurbanizationprocessofourcountry.Constructionanddevelopmentofthesmalltownshasbeenafocusinthepresent,andmoreandmorepeoplehavepaidcloseattentiontoit.Inthe1990s,realtybusinessofourcountryfacednewdevelopmentopportunityandithasmadeenormouscontributionintheeconomicdevelopmentofourcountryuptonow.Becauseofitshighdegreeofassociationrelatedandstrongfunctionofdrive,ithasalreadybecomeapillarindustryinthenationaleconomy.Thedevelopmentofrealestateisregardedasanimportantcomponentofconstructionofsmalltowns,developingforwardconstantlytoowiththedevelopmentofsmalltowninrecentyears.Butbecausetheeconomyofsmalltownsiscomparativelybackwardandthestartingislow,whichmakesthedevelopmentoftherealestatestillatrelativelybackwardstage.Ontheotherhand,theunriperealestatemarketandsubstandardoperatemodeinsmalltownsmadedevelopmentofrealestateofsmalltowninadvanceproblemsstoreineven,whichhavebroughtalotofnegativeinfluencetoconstructionanddevelopmentofthesmalltowns.Thisarticleembarksfromtheregioneconomydevelopmentandthesmalltowns’constructionrelations,throughpresentsituationinvestigationofdevelopmentofrealestateinthesmalltowns,andhasconductedthethoroughresearchtodevelopmentofrealestateinthesmalltowns,inordertoinstructtherealestatedevelopertodeveloprealestateinsmalltownsandpromotetheeconomyinsmalltownsandtherealestateindustrybenignityinteraction.Inviewofdevelopmentofrealestatecomplexityofactivity,thisarticleabsorbsinmarketanalysisandreservationresearchtwoimportantanalyzedeeplymostonly,andcarriesonresearchtotheriskofdevelopmentofrealestateinsmalltownsatthesametime.Inchapterseven,thisarticlehasalsobeencombinedthecaseandcarriedonresearchtotherealestatedevelopmentinasmalltown.Keywords:SmallTowns,DevelopmentofRealEstate,RealEstateMarket111“”“”“”“”“”[2000]11“”“”“”“”“”1.1121.21.2.1“”“”“”“”102“”“”“”131.2.2[3]1231234“”5114“”2121.31.3.1——1.3.2151.11.21.1[4]Fig.1.1DevelopmentofHouse,Yangzidiancounty1.2[5]Fig.1.2DevelopmentofHouse,Ningzhongcounty161.42004171.51.5.11.5.21.3Fig.1.3TheFrameworkofDissertation2822.12.1.1“”2050F.Perroux2060L.rodwin2060J.B.Boudevrille“”29()t1t2[8]2.1.2W.christaller203060-70F.Perroux5019862000“210”1989—1990-1994“”—“”“”“”“”“”“”“”“”“”“”“”“”“”“”“”“”—“”—“”[10]“”“”2112.2“”2.2.1,,3805004,,“”2122.2.2,1820-1950,0.997200117.8%69%,2.2.3“”2.32132.3.1,46%19982002128.31199830.8%200235.8%20031.51[26]2142.3.2209020%30%50%[13]2.3.32152/3[11]2.42.4.1200011“”2162.4.2“”203050[13]31733.13.1.1——3.1.2“”3183.13.23.1Fig.3.1theViewofaSmallTown://www.towngov.cn/3.1.331929.66%3.13.1Table3.1Statisticsoftypesofhousesdevelopment%52.6717.6729.661003.3Fig.3.3StatisticsofTypesofHousesDevelopment3.23.2.132031.5%[15]“”“”“”“”20GDP1/32003%[16]3.2.2“”1.2“”“”3.2.3“”3.2.43213.2.5“”“”“”3.2.6“”42244.14.1.1GDPGDPGDPGDP3000100002500080000423GDPGDPGDPGDPGDP300600-80013008000200531001400GDP3000-80004.1.2424——4.1.3()PfQd=3.1QdPDDP1P2Q1Q24.1[18]Fig.4.1CurveofDemandQP2P1DQ1Q2OD1D2DPDD425..:,199812200524.326“”2010284.1.44.2DD1QQ14.2[32]Fig4.2DemandEffectinPolicyandOtherFactorsDQ1QOD1P426..:,200174.24.2.14.2.24274.2.34.352855.15.1.15.1.2“”“”5295.1.35.1.45.1.55.1.65305.25.2.15.2.25315.2.325-355.2.45325.2.5----5.353363466.16.1.16.1.26.16356.1Fig6.1ImplementationStructureofRiskofRealEstateDevelopment6.26366.2.16.2.2“”6.2.36.2.46376.2.56.2.66.36.3.16386.3.26.3.363974077.17.1.17.1.27.1.37.1.46671.765.050%10200/300/25%7.2238160105“”“”“”“”“”“”74188245200051052502.462004200716020043819.3%96.4711507.37.3.101020304050GDP()0510152025(%)7.1Fig.7.1GrossDomesticProductofZhongxian1999-20047427.1GDP7.1GDP1999200438.119.3%GDP0.121999GDP10GDP7.22004GDP51400100020003000400050006000()GDP()7.2GDPFig.7.2PerCapitaGrossDomesticProductofZhongxianCounty1999-20047.3.220007.37.47437.32002-2004Fig.7.3SpaceFloorCompleted(2002-2004)7.42002-2004Fig.7.4SpaceFloorunderConstruction(2002-2004)7.57.67447.51999-2004Fig.7.5AverageWagesOfStaffandWorkers(1999-2004)7.62000-2004Fig.7.6AverageDepositsofUrbanandRuralResidents(2000-2004)7.17457.1Table7.1SellingoftheBuildings79030002005511085%200461100/1.2/11000550010100%80%1441260/8011003250.5-0.8/95020051028250200830900200612006510080—1000.45/10000/5000/74612“”2122——7.47.4.17477.4.2SWOT123412345123412347.4.37481abcde2ab117+127.77.7Fig.7.7PartialityofPurchasingHousingArea7497.8Fig.7.8PartialityofPurchasingHousehold7.77.87.2Table7.2AllocatedproportionofHouseholdm280—9014%90—11039%111—12540%1405%1502%50%——7502.37.585188.18.285253OO54[1]..:,20015[2]..:,20048[3]..:,20026[4][5][6].——.20058[7]..,19963[8]..,20004[9].2000.,19866[10]...20013[11].:,,19986[12]..:,20037[13]..