（参考）中国商品房预售制度研究.docVIP

中国商品房预售制度研究 廖俊平 谭颖 廖俊平 岭南学院房地产研究中心主任 副教授 谭 颖 岭南学院房地产研究中心硕士研究生 Research on the Pre-sale Institution of Real Estate in China In recent years, the Pre-sale Institution in China contributes a lot to the real estate development industry. It has had a positive effect on speeding up the capital cycle, improving the efficiency and lowering the cost of construction. However, the Pre-sale Institution encounters unexpected suspicion and criticism recently for its intrinsic defects and the problems existing in the mechanism of supervision. This paper gives an all-sided analysis on the Pre-sale Institution from the economic sight, and gets some valuable conclusions. The first part gives a definition to “Pre-sale” in real estate and differentiates several related concepts, then analyses the feasibility and advantages of Pre-sale from the nature of house as a commodity. Based on the views above, the essential character of the Pre-sale Institution is given out and its mechanism of supervision is discussed under the theory of New Institutional Economics. Then, the actuality of the Pre-sale institution inland and abroad is compared to deepen this research. Firstly, the search for the endogenetic causes of the problems and risk is conducted by the comparison of the different development model. Further, some advice is put forward to perfect the mechanism of supervision for the Pre-sale institution based on the overseas experience. [摘要] 商品房预售制度对于国内房地产业发展起着加速资金周转、提高资金使用效率、降低开发成本的重要作用。由于自身存在的一些缺陷以及管理机制的问题，目前预售制度遭遇到了前所未有的质疑和指责。本文从经济学角度对中国商品房预售制度进行了较为全面的分析。论文第一部分界定了商品房预售概念，辨析了几个相关定义，并从商品房的特殊属性入手，分析了商品房实行预售的合理性及有利条件。第二部分分析了商品房预售交易问题和房地产金融风险存在的具体原因。第三部分通过国内外预售制度的比较研究，揭示了国内房地产开发过程中风险形成的内部原因，并通过比较国内外预售管理机制和思路上的不同之处，提出了完善预售管理的一些新的政策建议。第四部分是结论部分，强调了论文中的主要观点。 一、商品房预售制度概念及经济学分析 1.商品房预售制度发展历程 商品房预售是指房地产开发企业将正在建设中的房屋预先出售给承购人，由承购人预先支付定金或房款的行为。商品房预售最早出现于香港，1956年，香港政府出台了《预售楼花同意书》制度，正式以法律的形式对楼花预售进行规范管理，其基础是完善的律师执业制度、公示制度以及对房地产市场的规范管理。 中国住房制度改革初期，由于房地产开发企业普遍缺少资金，商品房供应量小，国内借鉴香港房地产开发经验，引入了商品房预售制