城市土地使用制度和住房制度.pdf

第七章城市土地使用制度和住房制度（2 课时）教学目的与要求：通过本章学习，使学生对我国土地和住房制度改革过程有总体了解。要求学生掌握城市土地使用制度改革的方向和住房制度改革的目标模式。城市土地使用制度和住房制度是关于城市房地产资源利用、分配的一种制度安排。本章重点讨论城市土地制度和住房制度的改革问题。本章的难点在于把握土地有偿使用的方式及量度问题。第一节建立适应市场经济要求的城市土地使用制度一、建立城市土地有偿有限期使用制度的必然性第一，社会主义城市土地有偿使用首先是由土地使用权规律决定的。第二，社会主义城市土地有偿使用也是由地租的客观存在所决定的。第三，社会主义城市土地有偿使用也是大量土地资产存在所决定的。二、建立城市土地有偿有限期使用制度的意义第一，有利于维护和加强社会主义城市土地国有制。第二，有利于强化国家对土地的管理。城市土地资源具有稀缺性、不可再生性、位置固定性等特点。第三，有利于合理利用城市土地，实现城市土地优化配置。第四，有利于形成城市维护、建设资金的良性循环。此外，城市土地有偿使用还有利于理顺国家与企业，企业与企业之间经济关系，促进企业改善经营管理，有利于促进房地产业的发展等。三、城市土地有偿使用的实现形式1、城市土地有偿使用的实施范围，应该采取全方位、“单纯制”的有偿使用制度。2、从有偿使用的方式看，实行“租赁”或“批租”相 结合的两种形式。土地“租赁”是指土地所有者作为出租人，将一定数量的土地（地产）在一定期限内交给承担人使用，承租人每年向出租人支付一定的租金，并在租赁关系终止时返还所租土地的有偿使用方式。“批租”是指国家以土地的有者的身份将土地使用权在一定年限内让与土地26使用者，并由土地使用者各国家一次性支付土地出让金的有偿使用方式。3、从土地有偿使用的收益办法看，实行“费 税分流、分别征缴”。第二节建立适应市场经济要求的城市住房制度一、改善福利住房制度的必要性和可能性表 7.31992-1995 年我国城镇居民消费需求结构表（单位：%）指标1992年1993年1994年1995年食品52.9251.3750.2749.37衣着14.3914.4014.4014.40住房1.862.092.262.38燃料、水电3.744.184.204.23家庭用品14.1214.2014.4615.00医疗2.192.212.372.50文教4.954.985.005.03交通通讯1.471.571.641.70修理服务2.953.153.343.63其他1.411.842.061.75资料来源：信息世界 1994年第 2 期。1993年和 1994年数据是预测的 引者。表 7.4世界各国家家庭的住宅消费比重国名人均国民生产总值（GDP）美元住宅消费比重%平均值%埃塞俄比亚、刚果、肯尼亚、赞比亚、巴基斯坦等 13 国100-4005-128.6印度、苏丹、斯里兰卡、坦桑尼亚等8 国100-4006.6-15.911.1美国、法国、英国、日本、前西德等6 国1000以上8.3-13.511.6前苏联2.5波兰匈牙利、南斯拉夫5.0资料来源：综合牛仁亮、宋光茂主编：房改无限需求的终止，中国财政经济出版社，1992年版文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5二、改革福利性质住房制度的目标模式从中远期看，城市住房制度改革的总目标是：建立适应社会主义市场经济要求的，以商品房为主、福利房为辅的住房制度，实现一户一套住房的文明标准，进而实现一户一套房、一人一间房的舒适标准；从近期看，住房制度改革的目标是恢复住房本来的商品面貌，按商品交换规律逐渐进入市场，以期改善市民居住条件，实现住房资金的良性循环；同时，一部分住房仍然按福利房的形式提供给低收入水平的居民。从住房制度改革的着眼点看，一方面实行租售并举，逐步改变低租金制；另一方面采取有力措施加快解决住房困难户和危房户的用户。根据恩格斯所阐明的房租构成因素可包括折旧费、修缮费、管理费、保险费、税金、利息、利润和地租等8 项因素。要维护住房的简单再生产则至少要收回成本租金即折旧费、修缮费、管理费、税金和利息5 项。2、售房。一般说来房价包括：a.地租（绝对地租和级差地租）。b.土建安装费。c.配套设施费用；d.管理费；e.税金、利润等项。3、集资。已有的集资方式分三种：个人集资、企业集资和政府集资。个人集资主要有公积金、沉淀资金、住房建设债券等；企业集资有折旧费、出租收入、税金、债券、抵押金等。4、建房。沈阳模式中有公私合股、群帮互助建房合作社这一作法，天津等地也有此类措施，这不失为一种发动群众，尽快解决城市住房问题的办法。第三节加快城市房地产制度改革一、加快城市土地制度改革1、目前改革中存在的问题。第一，城市土地使用“双轨”制阻碍了改革的深化。第二，地价畸高畸低，高层不规范。第三，城市土地规划跟不上，供地总量失控。第四，土地立法不完备、不配套。第五，国有土地资产法人不明晰，土地管理部门职责不清楚。2、加快城市土地制度改革的对策。第一，扩大国有土地使用出让范围，全面实行城市土地有偿有限期使用制度。第二，建立科学的地价形成机制，规范房地产市场。土地使用权出让即一级市场（又称批租市场）由政府垄断。出让方式除国家规定特定用地外，一般都实行招标或拍卖形式，以引入市场竞争机制。要切实加强土地登记工作，无论是出让、转让土地使用权，还是划拨土地使用权进入市场，都必须办理登记或过户登记，以确认权属。这是依法规文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5范土地市场秩序的关键。二、三级市场放开幕，以优化土地资源配置。第三，加快制定城市土地利用规则，加强对土地供应总量的宏观调控。第四，制定完备的土地立法，强化土地执法监督工作。二、加快城市住房制度改革第一，加快工资制度的改革，增加工资中住房消费的“含量”。第二，提租与房价相适应，加快旧公房的出售。第三，运用地租机制，合理分配住房。第四，发展房地产金融，建立公积金制度。第五，调整商品房结构，生产更多的中低档商品房，包括“廉居屋”。第六，逐步建立住房保障制度，以解决低收入居民的住房问题。第七，建立规范化的住房交易市场和维修管理市场，发展物业管理服务和装饰、维护等服务组织，以解决房屋出售以后的维修养护，流通等，实行社会化、专业化、商品化的经营和管理。最后，还必须加快房地产“立法”，以保障住房制度改革的顺利进行。关键名词1、提租增资2、批租3、公积金制度4、成本租金5、商品房租金文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 ZE9P5T6A7A5文档编码:CD5X2K6A8X3 HC6H5W9V9C6 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