本文選題：房地產(chǎn)企業(yè) + 多重約束��； 參考：《上海社會科學院》2013年碩士論文

【摘要】：最近的10多年間,房地產(chǎn)業(yè)和房地產(chǎn)市場一直是社會各界人士樂于討論的重點話題,也是經(jīng)濟學研究者特別關(guān)注的重點研究領(lǐng)域。原因有二：一是樓市價格毫無間斷的上漲,不僅產(chǎn)生了一定程度的社會矛盾,也使得許多經(jīng)濟學家開始擔憂中國樓市泡沫的風險；二是政府不斷以各種手段間接或直接地調(diào)控市場,但收效往往不理想；似乎中國的房地產(chǎn)已經(jīng)成為政策的盲點,政府最難以解決的棘手問題。 事實上,針對上述問題的研究已經(jīng)是汗牛充棟,許多觀點也頗令人信服。但即便如此,我仍然認為：在討論中國房地產(chǎn)業(yè)如何扭曲的同時,宏觀的制度和環(huán)境分析當然必要,但最終還必須回歸到產(chǎn)業(yè)的微觀基礎(chǔ),即房地產(chǎn)企業(yè)層面上。特別是對于中國的房地產(chǎn)業(yè)來講,這些一直從事“拿地——貸款一—開發(fā)——賣房”的企業(yè),他們到底是如何經(jīng)營的?這些企業(yè)的經(jīng)營效果又是怎樣的?以及置身當前,企業(yè)生存和發(fā)展的環(huán)境是否正在經(jīng)歷著某種不可逆轉(zhuǎn)的變化?而放眼未來,這些企業(yè)又該如何創(chuàng)造新的發(fā)展奇跡? 在本文中,筆者力圖回答上述問題,重點聚焦中國房地產(chǎn)企業(yè)的戰(zhàn)略變革路徑。原因有三：一是慣性的經(jīng)營思路若不遭遇突然的外部沖擊,是很難意識到這種思路的錯誤之處,而中國的房地產(chǎn)開發(fā)商正在面臨著這樣的問題。二是房地產(chǎn)行業(yè)是一個產(chǎn)業(yè)關(guān)聯(lián)性和對國民經(jīng)濟帶動作用極強的行業(yè),盡管中國的房地產(chǎn)企業(yè)曾經(jīng)保持了高利潤回報的“繁榮”景象,但這并不表明企業(yè)的國際競爭力已經(jīng)很高。相反,相較與國際同行,我國的房地產(chǎn)開發(fā)商具有經(jīng)營思路落后、開發(fā)模式粗放的特征,這樣下去的結(jié)果很可能會對中國房地產(chǎn)業(yè)的持續(xù)發(fā)展產(chǎn)生致命的威脅。三是作為一名從事房地產(chǎn)經(jīng)營的業(yè)內(nèi)者,筆者深深地意識到在當前嚴峻的市場和政策壓力下,曾經(jīng)的企業(yè)發(fā)展模式已經(jīng)走到了歷史盡頭,但許多開發(fā)商卻渾然不覺或者不知所措,這就很有必要對中國房地產(chǎn)企業(yè)的經(jīng)營狀況、業(yè)務模式的實施特點、生存環(huán)境及其發(fā)展趨勢和戰(zhàn)略變革路徑等問題進行全面剖析。 基于此,本論文將從三個層面展開研究：第一個層面是運用DEA模型對房地產(chǎn)上市公司的經(jīng)營效率進行客觀評價,結(jié)果發(fā)現(xiàn),許多公司存在經(jīng)營非效率和規(guī)模效率缺失的問題；第二個層面是立足當前宏觀背景,從企業(yè)發(fā)展的約束角度構(gòu)建了基于企業(yè)自身、基于產(chǎn)業(yè)發(fā)展環(huán)境和基于政策壓力的三重約束框架,發(fā)現(xiàn),中國的房地產(chǎn)企業(yè)在三重約束下步履艱難,若不及時進行戰(zhàn)略變革,企業(yè)難以持續(xù)地發(fā)展下去。第三個層面是通過借鑒香港和美國的房地產(chǎn)企業(yè)經(jīng)營模式,并結(jié)合我國的實際情況,提出我國房地產(chǎn)企業(yè)的發(fā)展戰(zhàn)略是復合地產(chǎn)戰(zhàn)略：即,通過整合企業(yè)的資源,根據(jù)不同區(qū)域的經(jīng)濟發(fā)展水平和地產(chǎn)的多元主體需求內(nèi)容,開發(fā)多維產(chǎn)品；并在聚焦房地產(chǎn)企業(yè)可持續(xù)發(fā)展的基礎(chǔ)上,重點推出以產(chǎn)品組合為特征的靜態(tài)復合地產(chǎn)和基于不同類地產(chǎn)產(chǎn)品關(guān)聯(lián)性質(zhì)為特征的動態(tài)復合地產(chǎn)。 不可否認的是,盡管筆者與業(yè)界人士進行了多次討論,試圖對房地產(chǎn)企業(yè)戰(zhàn)略變革形成一種共識,但這確實很難。而且依據(jù)上述思路開展的研究也是初步的,許多想法則是不成熟的。特別是,中國的房地產(chǎn)行業(yè)具有經(jīng)濟、社會和政治等多重屬性,這就需要立足多學科視角進行全面論證。但限于筆者的能力,未能對這一問題從更為寬廣的視野進行深入研究。也正是因此,這將督促我在今后的工作中繼續(xù)思考、完善,以期為我國房地產(chǎn)企業(yè)的健康作出貢獻。
[Abstract]:In recent 10 years , real estate industry and real estate market have been the key topics that all circles of society are willing to discuss , but also the key research field of special attention of the economics researchers . There are two reasons : one is that the price of the property market has gone up without interruption , not only a certain degree of social contradiction is generated , but also many economists begin to worry about the risk of the bubble in China ' s property market ;
Second , the government has continuously or directly regulated the market with various means , but it is often not ideal ;
It seems that China ' s real estate has become a blind spot for policy and the government ' s most difficult problem .

In fact , the research on the above - mentioned problems has been a sweat - building , and many points of view are quite convincing . But even so , I still believe that the macro - institutional and environmental analysis , while discussing how China ' s real estate industry is distorted , must eventually return to the micro - foundation of the industry , namely , the real estate enterprise level . In particular , what is the business effect of these enterprises ? and whether the environment for survival and development of the enterprise is undergoing some irreversible change ? And the future , how should these enterprises create a new miracle of development ?

In this paper , the author tries to answer the above questions and focuses on the strategic change path of Chinese real estate enterprises .

Based on this , the thesis will study from three aspects : the first aspect is to use DEA model to objectively evaluate the management efficiency of real estate listed companies , and it is found that many companies have the problems of non - efficiency and lack of scale efficiency ;
The second level is based on the current macro background , the enterprise itself , the industry development environment and the policy pressure based triple constraint framework are constructed from the constraint angle of the enterprise development . It is found that the real estate enterprises in China are struggling under the triple constraint . If the strategic change is not carried out in a timely manner , the development strategy of our real estate enterprises is the compound property strategy : that is , through the integration of the resources of the enterprises , the multi - dimensional product is developed according to the economic development level of different regions and the multi - body demand content of the real estate .
Based on the sustainable development of the focused real estate enterprises , the dynamic composite real estate characterized by the product portfolio and the characteristics of the related property of different kinds of real estate products is put forward .

It is undeniable that although the author has discussed several times with the industry people , it is difficult to try to form a consensus on the strategic change of the real estate enterprise , but it is very difficult to carry out the research according to the above thought . In particular , the real estate industry of China has many attributes such as economy , society and politics . It is also the author ' s ability to make a thorough research on this problem from a broader perspective . It is also the reason that this will urge me to continue to think and perfect in the future work so as to make a contribution to the health of our real estate enterprises .

【學位授予單位】：上海社會科學院
【學位級別】：碩士
【學位授予年份】：2013
【分類號】：F299.233.4

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