共有产权房产权比例初始分配与调整研究

发布时间：2018-05-14 08:50

本文选题：共有产权房 + 产权比例　；参考：《武汉科技大学》2014年硕士论文

【摘要】：我国保障性住房政策已实行多年，，然而实践证明，却出现了经济适用房不经济、购买者套利等诸多问题。共有产权房是为解决此类问题的一项创新设计，相比传统的保障性住房，具有产权更加明晰，覆盖面更广，资金回收更快等优势。然而，政府与购房者的产权比例分配与调整问题，却是这种创新优势得以体现的关键因素之一，也是共有产权房制度设计的核心问题之一。本文首先从共有产权房的概念与特点入手，梳理了共有产权相关理论基础，并分析了国外部分共有产权房制度相对成熟的国家的实践经验，认为产权共有形式多样、初始比例灵活、产权比例具有可调整性等特点可以为我国提供借鉴。然后对我国共有产权初始比例分配进行了研究，得到购房者与政府产权比例α范围为： C2/C1，购房者初始出资额至少应大于房屋的建设成本，并且购房者的首次出资额范围为4-8倍的家庭年人均可支配收入。本文构建共有产权比例调整的三种路径，一是购房者购回剩余产权，当购房不足5年时，政府将自己产权部分市场估价的增值收益的50%让渡给了购房者，并给予一定的租金优惠政策；购房超过5年，购房者购回剩余产权，则按市场估价计算剩余产权价格。二是政府回购剩余产权，当购房不足5年时，政府以同期中国人民银行存款利率计算购房者首次出资额的本息和的价格购回；当购房超过5年，政府按市场估价购回剩余产权，若市场估价小于购房者中国人民银行存款的本息和时，以后者作为购回价格。三是共有产权房上市，购房超过5年，购房人申请退出而政府不回购，则按市场价格上市交易，购房者和政府按照产权比例分享增值收益。最后以黄石市共有产权房为例进行例证分析，印证本文对于产权比例初始分配与调整机制的设计具有一定的合理性。通过本文的研究，以期望本文设计的共有产权房产权比例的初始分配及调整机制，对于完善我国共有产权房制度，构建我国住房保障体系具有一定的参考作用和实践价值。由于个人能力有限，对于共有产权房的风险没有进行深入的研究，关于风险的规避和分担等还需要进一步深入研究。
[Abstract]:China's affordable housing policy has been implemented for many years, but the practice has proved that there are many problems such as comfortable housing uneconomy, buyer arbitrage and so on. The common property right house is an innovative design to solve this kind of problem. Compared with the traditional indemnificatory housing, it has the advantages of more clear property right, wider coverage, faster recovery of funds, and so on. However, the distribution and adjustment of the property rights between the government and the homebuyers is one of the key factors in the embodiment of this innovative advantage, and is also one of the core problems in the design of the common property right house system. This paper begins with the concept and characteristics of the common property right house, combs the related theory foundation of the common property right, and analyzes the practical experience of some foreign countries where the system of the common property right house is relatively mature, and thinks that the ownership of the property right has various forms. The characteristics of flexible initial proportion and adjustable property right ratio can be used for reference in China. Then the paper studies the initial proportion distribution of common property right in our country, and obtains that the ratio of property right between the buyer and the government is in the range of C 2 / C 1, and the initial capital contribution of the buyer should be at least greater than the construction cost of the house. And homebuyers' first-time funding ranges from 4-8 times a household's per capita disposable income. In this paper, there are three ways to adjust the proportion of common property rights. One is that the buyers buy back the surplus property right. When the purchase is less than 5 years, the government transfers 50% of the value added income from the market valuation of their property rights to the buyers. And give a certain rental preferential policy; purchase more than 5 years, buyers buy back the residual property rights, according to the market valuation calculation of residual property prices. Second, the government repurchases the surplus property right. When the house is purchased for less than five years, the government calculates the principal and interest sum of the first-time capital contribution of the buyers at the same time as the people's Bank of China deposit rate. When the purchase exceeds five years, the government repurchases the residual property right according to the market valuation. If the market value is less than the principal and interest sum of the PBC deposits, the latter shall be used as the repurchase price. Third, when the property rights are listed, the buyers apply for withdrawal and the government does not buy back, and the buyers and the government share the value-added income according to the proportion of property rights. Finally, taking Huangshi common property right house as an example, it is proved that this paper has certain rationality for the design of the initial distribution and adjustment mechanism of property right ratio. Through the research of this paper, it is expected that the initial allocation and adjustment mechanism of the proportion of the property rights of the common property right houses designed in this paper will have certain reference function and practical value for perfecting the system of the common property right houses in our country and constructing the housing security system of our country. Because of the limited personal ability, there is no in-depth study on the risk of the common property right house, and the risk avoidance and sharing need to be further studied.
【学位授予单位】：武汉科技大学
【学位级别】：硕士
【学位授予年份】：2014
【分类号】：F299.23

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