近十年来，随着我国城市化进程的明显加快，房地产行业也得到迅速发展。可以说，房地产行业经过了历史性的黄金十年。但与此同时，由于相关制度措施尚不完善，在快速发展进程中，市场结构不平衡、产品属性不清晰、行业利润不合理、房价运行不稳定的情况日益突出，引起了社会各界的高度关注。

Nearly 10 years，With China's urbanization process has been obviously paced up，The real estate industry is rapidly developing。Can say，The real estate industry through the historic golden decade。But at the same time，Due to the relevant system measures still is not perfected，In the rapid development in the process，Market structure imbalance、Product attributes are not clear、Industry profit is not reasonable、House prices run unstable increasingly，Caused the social from all walks of life interest。

　　自2003年起，中央政府就高度重视房地产市场运行中的不稳定、不合理因素，接连出台有力的调控措施，力图在避免泡沫化的同时，促进市场长期稳定健康发展。通过近年来的调控，成效已经初步显现，同时，我们也积累了较为丰富的经验，初步完善了调控和市场两方面的机制。这为今后不断满足城乡居民的居住需求，推动房地产行业长期稳定健康发展奠定了坚实基础。

Since 2003，The central government attaches great importance to the operation of the real estate market stability、Unreasonable factors，Come on strong regulation measures，Trying to avoid turning into a bubble-and at the same time，Promote long-term stable and healthy development of the market。Through the regulation in recent years，Preliminary results have appeared，At the same time，We have accumulated a wealth of experience，Preliminary perfect control and market two aspects of the mechanism。This for the next continues to meet the demand of urban and rural residents live，To promote the healthy development of real estate industry long-term stability laid solid foundation。

　

　城市化的理性：寻找保障房和商品房的平衡 Rational urbanization：Looking for security room and commodity house balance

　　城市化给房地产市场带来巨大需求，这决定了今后很长一段时间内，房地产业的一项重要功能是为城市化服务；而我国目前正在进行的房地产调控，目的也是为了更好地促进城市化的发展

The real estate market to bring huge urbanization needs，This determines the future for a very long time，The real estate industry is an important function for urbanization service；China's current ongoing real estate regulation，Purpose is to better promote the development of urbanization

　　从2002年的40.5%，到今天成功跨过50%大关，中国城市化率经过10年快速发展，进入了平稳增长期。与此同时，房地产行业在这轮城市化浪潮的推动下，实现了迅猛发展，成为国民经济不可或缺的重要组成部分。

From 40.5% in 2002，Today 50% success across the mark，China's urbanization rate after 10 years rapid development，Into the stable growth。At the same time，The real estate industry in this round of urbanization wave driven，Realize the rapid development，The national economy become an indispensable part of。

　　不过，在房地产行业快速发展的同时，节节攀升的房价也成为全社会关注的热点问题。有专家表示，住房支出已成为城市普通工薪阶层最大的负担，也是进一步城市化的最大障碍。而从各国的经验看，在目前的情况下，只有通过严格的调控，才能有效控制房价，促进房地产市场的健康可持续发展。

but，In the real estate industry developing fast at the same time，Uptick in home prices has become the focus of the whole society。Experts say，The payment of housing has become a city ordinary working class the biggest burden，Also is the biggest obstacle to urbanization。And from all the experience to see，In the present circumstances，Only through the strict control，To be effective control of house prices，To promote the sustainable development of real estate market。

　

　紧密相连的房地产 The real estate is closely connected

　　与城市化 And urbanization

　　城市化又称城镇化或都市化，指的是农村人口转变为城市人口的过程，或人口向城市集中的过程。同时，它也是世界各国，尤其是发展中国家经济增长的一个主要推动力。根据美国学者诺瑟姆提出的“S”型城市化发展轨迹所揭示的加速期理论，并参考世界银行的统计数据可知，在城市化水平达到30%后，城市化进程将大大加快，直到比率为70%时才会出现减速。其中在到达50%以上后开始进入平稳增长期。

Urbanization and says the urbanization or urbanization，Refers to the rural population into the process of urban population，Or population to city centralism process。At the same time，It is also countries all over the world，Especially developing countries economic growth of a major driving force。According to the American scholar's northup's proposed“S”The urbanization development track type reveal the acceleration phase theory，And the world bank reference statistics of the gods，In the urbanization reaches 30%，Urbanization will accelerate，Until the ratio is 70% will appear to slow down。In more than 50% of arrive after alldata。

　　就我国的城市化进程来说，真正的大发展自改革开放时期开始。从1978年开始，中国城市化的速度达到世界同期的两倍；但从总体上讲，中国城市化程度仍然较为落后。目前发达国家平均城市化水平为80%，而我国在2011年年末的城市化率刚刚超过50%。同时,由于长期以来实行城乡分离的户籍管理制度,严重限制了城市人口的增长,造成我国的城市化水平明显滞后于工业化和经济发展水平。早在上世纪70年代,我国工业增加值占国内生产总值的比重已达50%以上,但城市化率却长期停留在30%以下。2002年,第二产业占国内生产总值的比重为51.8%，而城镇人口的比重仅仅达到40.5%，城市化水平滞后于工业化10个百分点以上。

It is the process of urbanization of our country，The real big development since reform and opening period began。From 1978 to，The speed of the urbanization of China to the world in the same period of two times；But generally speaking，China's urbanization level is still relatively backward。In the developed countries average urbanization level of 80%，And our country in late 2011's urbanization rate to just over 50%。At the same time,Because of the separation of the long urban and rural household registration system,Seriously limits the urban population growth,The result in the urbanization level lagged behind industrialization and economic development level。In the early 1970 s,Our industrial added value of Beijing's GDP has amounted to more than 50%,But the urbanization rate has long staying below 30%。2002 years,The second industry of Beijing's GDP was 51.8%，And the proportion of urban population reached only 40.5%，Urbanization lag in industrialized above 10%。

　　这也意味着，与城市化密切关联的房地产行业，在中国城市化的推动下，仍然有几十年的黄金发展期。而据预测，未来10年，我国每年新增城镇人口将达到2000多万人，每年需要的商品房增量至少在6亿平方米以上。可以说，城市化给房地产业带来的发展空间是惊人的。在城市化进程中，大批人口从农村进入城市，城市人口大幅增加后的住宅需求，使得整个房地产业发展前景十分看好。

It also means that，Urbanization close association with real estate industry，In the promotion of China's urbanization，There are still several decades of golden development。And, according to a forecast，The next 10 years，China's annual new urban population will reach more than 2000 people，Every year the commodity house of incremental at least in need 600 million square meters。Can say，The real estate industry of urbanization to bring development space is amazing。In the progress of urbanization，A large number of people from the countryside to the cities，The urban population increase the house after demand，Make the whole development of real estate is a promising future。

　　中央历来重视 The central has always attached great importance to

　　不时浮现的楼市过热 From time to time the market emerge overheating

　　与城市化进程相同，中国房地产行业的发展也始自1978年。当时理论界提出了住房商品化、土地产权等观点。1980年9月北京市住房统建办公室率先挂牌，成立了北京市城市开发总公司，拉开了房地产综合开发的序幕。1982年国务院在4个城市进行售房试点。此后的1987至1991年是中国房地产市场的正式起步阶段。

And the urbanization process is the same，Chinese real estate industry development is also beginning in 1978。When theorists proposed commercial housing、Land property rights views。In September 1980, Beijing housing TongJian office to take the lead in put up for sale，Founded the Beijing city development corporation，Open the comprehensive development of real estate began。In 1982, the state council houses in four cities pilot。The next 1987 to 1991 in China's real estate market is the official beginning stages。

　　1987年11月26日，深圳市政府首次公开招标出让住房用地。1990年上海市房改方案出台，开始建立住房公积金制度。1991年开始，国务院先后批复了24个省市的房改总体方案。

November 26, 1987，Shenzhen government's first public bidding the housing land。1990 Shanghai room changes to come，Began to build system of housing accumulation fund。Started in 1991，The state council has the rights to 24 provinces and cities in the overall scheme of the room。

　　随后的1992年，房改全面启动，住房公积金制度全面推行，房地产行业又进入了一个新的阶段。1993年“安居工程”开始启动。1992年后，房地产业急剧快速增长，月投资最高增幅曾高达146.9%。房地产市场在局部地区一度呈现混乱局面，在个别地区出现较为明显的房地产泡沫。1993年底宏观经济调控后，房地产业投资增长率普遍大幅回落。房地产市场在经历一段时间的低迷之后开始复苏。

Then in 1992，Room changes in full swing，The full implementation of the system of housing accumulation fund，The real estate industry and has entered a new stage。1993 years“Live engineering”start。1992 years later，The real estate industry sharp fast growth，The highest growth on investment was as high as 146.9%。The real estate market in the local area once present chaotic situation，In some areas appear obvious real estate bubble。By the end of 1993 after macro economic control，The real estate industry investment growth rate dropped sharply in the general。The real estate market in through a period of time after the downturn began to recover。

　　至2002年，房地产业的过热现象再次引起了各方的注意。针对房地产的调控也由此开始。

To 2002，The real estate industry of overheating again brought to the attention of all parties。According to the regulation of real estate and so began。

　　2002年，在城市化浪潮的推动下，房地产业成为了中国经济增长的重要力量。在当时，部分地区的房地产市场确实已经出现了过热的现象。中央对此高度重视。当年的1月12日，建设部向国务院报送了《关于当前房地产市场运行情况的报告》，国务院领导随即对这份报告批示，提出要重视三个问题，一是坚持发展城乡居民适用住房为主；二是大力整顿规范建筑市场，改善物业管理，提高建筑的质量和水平；三是采取有效措施控制城市过高的地价，防止房地产的泡沫。

2002 years，In the wave of the urbanization driven，The real estate industry has become an important force of China's economic growth。At the time，In some parts of the real estate market did overheating phenomenon。Central to this great attention。The year on January 12，The state council submitted to the ministry of construction《About the current real estate market operation report》，The leadership of the state council on the report immediately instructions，Puts forward to want to pay attention to the three questions，The first is to stick to the development of urban and rural residents is applicable housing primarily；The other is to standardize the construction market，Improve property management，Improve the quality and level of the building；Three is to take effective measures to control urban land price too high，Prevent of the real estate bubble。

　　寻找保障房 Looking for security room

　　与商品房的平衡 And commodity house balance

　　而2003年部分地区出现的房地产投资增幅过高、商品房空置面积增加、房价过快上涨以及住房供给结构失衡等问题，使得认为投资过热已成决策层的共识。当年6月13日，中国人民银行发布《关于进一步加强房地产信贷业务管理的通知》，即业内知名的“121号文件”，该文件也可以说是新世纪以来，管理层针对房地产业的第一个调控政策。

And in parts of 2003 in real estate investment growth is too high、Commercial vacancy area increased、Overheating in housing prices and housing supply problems, such as structural imbalances，Make that investment has become the consensus of overheating decision-making。That year June 13,，Issued by the people's bank of China《On further strengthening the management of circular credit business real estate》，That is well-known“Document 121”，The documents also say, is of the new century，The management of real estate industry in the first control policies。

　　不过，随着2003年“非典”疫情的结束，促进经济增长被提高到突出位置。同年8月，国务院出台《关于促进房地产市场持续健康发展的通知》（简称18号文件），首次明确指出“房地产业关联度高，带动力强，已经成为国民经济的支柱产业”，并提出促进房地产市场持续健康发展是保持国民经济持续快速健康发展的有力措施，对符合条件的房地产开发企业和房地产项目要继续加大信贷支持力度。

but，With the 2003“SARS”The epidemic over，Promote economic growth was raised to prominent position。In August，The state council issued《The real estate market on promoting the sustainable and healthy development of notice》（"Document no. 18），First explicitly pointed out that“The real estate industry high correlation，Driving force strong，Has become a pillar industry of the national economy”，And the real estate market continues to put forward to promote the healthy development of the national economy is to maintain sustained, rapid and healthy development of effective measures，To meet the conditions of the real estate development enterprises and real estate project will continue to increase credit support。

　　2003年的18号文把1998年的23号文中有关“经济适用房是住房供应的主体”一句改为了“经济适用房是具有保障性质的政策性商品住房”。此后的政策基本朝着市场化方向推进，相关体制机制也随之建立起来。比如，“十一五”规划提出，“调整住房供应结构，重点发展普通商品住房和经济适用住房”。2006年，国办发[2006]37号文进一步明确，“十一五时期要重点发展普通商品住房”。各地政府逐步对购买经济适用房人群的资格进行严格的限制，供应量也一再紧缩。

2003 years of 18 to 1998 years of the 23 this paper about“Economy is applicable the room is the subject of housing supply”A change in order to“Economy is applicable the room is to have safeguard properties of commercial housing policy”。After this policy towards forward basic market，Related system mechanism is then set up。For example，“11”Plans to put forward，“Adjust the housing supply structure，Emphasizing on the development of common commodity housing and economy is applicable housing”。2006 years，Countries hair [2006] no. 37, further clear，“Eleventh five-year plan period will focus on the development of housing common commodities”。Governments around the world to gradually buy economy applicable room people eligible for strict restriction，Supplies are also tightening again and again。

　　从2003年至2007年，每年建设的供应中低收入者的经济适用住房只占年住房建设总量的5%左右；这5年建设的廉租屋的总和，只占年住房建设总量的1%左右。有专家事后分析，在处理加快住房建设和解决中低收入者住房问题两者关系上，出现了顾此失彼的问题。房价快速上涨，就是在这样的背景下出现的。

From 2003 to 2007，Every year the supply of the construction of low income economy is applicable housing accounts for only of the total housing construction in the 5% or so；This 5 years of construction of low-rent housing combined，Accounts for only of the total housing construction in the 1% or so。Experts ex-post analysis，In the processing speed up the housing construction and solve the problem of low income housing both relation，Another problem there。Rapid rise in house prices，It is against this background appear。

　　2008年突如其来的国际金融危机，打乱了此前遏制房价上涨的部署。由于房地产市场遭遇前所未有的“冬天”，房价出现快速下跌。10月份，房地产救市政策出台，买房热情再度激发的同时，过度投资和投机行为也开始显现。进入2009年，房价出现暴涨行情。由此，也引发了从2010年开始的，直至今日仍在执行的“史上最严厉”的房地产调控。

In 2008 the sudden international financial crisis，Upset the curb the deployment of the rising housing prices。Because the real estate market in unprecedented“winter”，House prices fell quickly appeared。October，Real estate help city policies，Buy a house again at the same time inspire enthusiasm，Excessive investment and speculation began to appear。In the 2009 years，House prices shot up market。this，Also led to begin from 2010，Until today still in the execution“History's most severe”Regulation of real estate。

　　而在我国城市化与房地产行业发展进程中，邻国日本和韩国的经验教训很值得借鉴。日本韩国成功实现城市化和现代化的关键一环，就是在高速城市化过程中主要采用强有力的经济手段控制房价和户型，分别在短短30多年间解决了国家的大多数人口移入城市特别是大都市圈的安居问题。

And in the urbanization and real estate industry development in the process，Neighbouring Japan and South Korea's experience is worth using for reference。Japan Korea success realization urbanization and modernization of a key link，In the process of rapid urbanization is mainly by powerful economic methods to control prices and family，In just 30 years respectively solve the nation's most population move into cities especially metropolitan problems of live。

　　我国目前正在进行的房地产调控，正是在采用强有力的经济手段控制房价和户型，在帮助房地产健康发展的同时，进一步推动我国的城市化进程。

Our country at present the ongoing real estate regulation，It is in the strong economic methods to control prices and family，The healthy development of the real estate in help at the same time，Further push forward China's urbanization process。