21世纪不动产培训教程13
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">7</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、通风、风向、风力</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><?xml:namespace prefix = o ns = "urn:schemas-microsoft-com:office:office" /><o:p></o:p></SPAN></B></P><P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">一般情况下，风力越大或时常出现风灾的地方，房地产价格越低。房地产价格与风向的关系在城市中比较明显，在上风地区房地产价格一般较高，在下风地区房地产价格一般较低。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">8</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、气温、湿度、降水量</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoBodyTextIndent style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt"><SPAN style="FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">这三者极端过剩或极端贫乏，均不利于生产和生活，因此会降低房地产价格。把降水量与地势结合起来看，其对房地产价格的影响更明显。地势虽然低洼，但若降水量不大，则不易积水，从而地势对房地产价格的影响不大，但在地下水位高的地区例外；反之，降水量大，地势对房地产价格的影响力就大。</SPAN><SPAN lang=EN-US style="FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">9</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、天然周期性灾害</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">凡是天然周期性灾害的地带，土地利用价值必然很低，甚至不能利用。但这类土地一旦建设了可靠的防洪工程，不再受周期性灾害的影响，其价格会逐渐上涨。甚至由于靠近江、河、湖、海的缘故，可以获得特别的条件，如风景、水路交通，从而这类土地的价格要高于其他土地。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">10</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、建筑物外观</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoBodyTextIndent style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt"><SPAN style="FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">建筑物外观包括建筑式样、风格和色调，对房地产价格有很大影响。凡建筑物外观新颖、优美，可以给人们舒适的感觉，则价格就高；反之，单调、呆板，很难引起人们强烈的享受欲望，甚至令人压抑、厌恶，则价格就低。</SPAN><SPAN lang=EN-US style="FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">11</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、建筑物朝向、建筑结构、内部格局、设备配置状况、施工质量等</SPAN></B><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p> </o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">三、环境因素</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoBodyTextIndent style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt"><SPAN style="FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">影响房地产价格的环境因素，是指那些对房地产价格有影响的房地产周围的物理性因素。这方面的因素有：</SPAN><SPAN lang=EN-US style="FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">1</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、声觉环境</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoBodyTextIndent style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt"><SPAN style="FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">噪声大的地方，房地产价格必然低下。噪声小，安静的地方，房地产价格通常较高。</SPAN><SPAN lang=EN-US style="FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">2</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、大气环境</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoBodyTextIndent style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt"><SPAN style="FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">房地产所处的地区有无难闻的气味、有害物质和粉尘等，对房地产价格影响也很大。凡接近化工厂、屠宰厂、酒厂、厕所等地方的房地产价格较低。</SPAN><SPAN lang=EN-US style="FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">3</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、水文环境</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoBodyTextIndent style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt"><SPAN style="FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">地下水、沟渠、河流江湖、海洋等污染程度如何，对其附近的房地产价格也有较大的影响</SPAN><SPAN lang=EN-US style="FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">4</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、视觉环境</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoBodyTextIndent style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt"><SPAN style="FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">房地产周围安放的东西是否杂乱，建筑物之间是否协调，公园、绿化等形成的景观是否赏心悦目，这些对房地产价格都有影响</SPAN><SPAN lang=EN-US style="FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">5</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、卫生环境</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">清洁卫生情况如何，对房地产价格也有影响</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">四、人口因素</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoBodyTextIndent style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt"><SPAN style="FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">房地产的需求主体是人，人的数量、素质如何，对房地产价格有着很大的影响。人口因素对房地产价格的影响，具体可分为人口数量、人口素质、家庭规模三个方面。</SPAN><SPAN lang=EN-US style="FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">1</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、人口数量</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">房地产价格与人口数量的关系非常密切。就一国而言如此，一地区或一市的情况也如此。特别是在城市，随着外来人口或流动人口的增加对房地产的需求必然加大，从而促进房地产价格的上涨。人口高密度地区，一般而言，房地产求多于供，供给相对匮乏，因而价格趋高。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">2</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、人口素质</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">人们的文化教育水平、生活质量和文明程度，可以引起房地产价格高低的变化。人类社会随着文明的发达、文化的进步，公共设施必然日益完善和普遍，对居住环境也必然力求宽敞舒适，凡此种种都足以增加房地产的需求，从而导致房地产价格趋高。如果一个地区中的居民素质低，组成复杂，秩序欠佳，人们多不愿在此居住，房地产价格必然低落。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">3</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、家庭规模</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">是指全社会或某一地区的家庭平均人口数。家庭规模发生变化，即使总数不变，也将引起居住单位数的变动，从而引起需用住宅数量的变动，随之导致房地产需求的变化而影响房地产价格。一般而言，随着家庭规模小型化，即家庭平均人口数的下降，房地产价格有上涨的趋势。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p> </o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt"><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">五、经济因素</SPAN></B><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt; TEXT-INDENT: 21.75pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">影响房地产价格的经济因素主要有：经济发展状况，储蓄，消费，投资水平，财政收支以及金融状况，物价（特别是建筑材料价格），建筑人工费，利息率，居民收入，房地产投资。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"> <o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21.75pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">1</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、经济发展</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21.75pt; TEXT-INDENT: 21pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">经济发展，预示着投资、生产活动活跃，对厂房、办公室、商场、住宅和各种文娱设施等的需求增加，引起房地产价格上涨，尤其是引起地价上涨。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21.75pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">2</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、物价</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 39.75pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">房地产价格与物价的关系非常复杂。通常物价普遍波动，房地产价格也将随之变动；如果其他条件不变，则物价变动的百分比相当于房地产价格变动的百分比，而两者的动向也应一致。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 39.75pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">就单独一宗房地产而言，物价的变动可以引起房地产价格的变动，如建筑材料价格上涨，引起建筑物建造成本增加，从而推动房地产价格上涨。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 39.75pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">从一段较长时期来看，房地产价格的上涨率要高于一般物价的上涨率和国民收人的增长率。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21.75pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">3</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、居民收入</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 39.75pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">通常居民收入的真正增加显示人们的生活水平将随之提高，从而促使对房地产的需求增多，导致房地产价格上涨。如果居民收入的增加，是中、低等收入水平者的收入增加，对居住房地产的需求增加，促使居住房地产的价格上涨。如果居民收入的增加，是高收入水平者的收入增加，对房地产价格的影响不大，不过，如果利用剩余的收入从事房地产投资（尤其是投机），则必然会引起房地产价格变动。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p> </o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt"><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">六、社会因素</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21.75pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">1</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、政治安定状况</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 39.75pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">政治安定状况，是指现有政权的稳固程度，不同政治观点的党派和团体的冲突情况等。一般来说，政治不安定，意味着社会动荡，影响人们投资、置业的信心，造成房地产价格低落。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21.75pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">2</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、社会治安程度</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 39.75pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">社会治安程度，是指偷盗、抢劫、强奸、杀人等方面的犯罪情况。房地产所处的地区，如若经常发生此类犯罪案件，则意味着人们的生命财产缺乏保障，因此造成房地产价格低落。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21.75pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">3</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、房地产投机</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 39.75pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">房地产投机，简言之就是投准时机，利用房地产价格的涨落变化，通过在不同时期买卖房地产，从价差中获取利润的行为。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 39.75pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">一般来说，房地产投机对房地产价格的影响要能出现下列三种情况：</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 61pt; TEXT-INDENT: -21.25pt; mso-list: l0 level1 lfo1; tab-stops: list 21.25pt"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Wingdings; mso-fareast-font-family: Wingdings; mso-bidi-font-family: Wingdings"><SPAN style="mso-list: Ignore">l<SPAN style="FONT: 7pt ''"> </SPAN></SPAN></SPAN><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">引起房地产价格上涨；</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 61pt; TEXT-INDENT: -21.25pt; mso-list: l0 level1 lfo1; tab-stops: list 21.25pt"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Wingdings; mso-fareast-font-family: Wingdings; mso-bidi-font-family: Wingdings"><SPAN style="mso-list: Ignore">l<SPAN style="FONT: 7pt ''"> </SPAN></SPAN></SPAN><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">引起房地产价格下跌；</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 61pt; TEXT-INDENT: -21.25pt; mso-list: l0 level1 lfo1; tab-stops: list 21.25pt"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Wingdings; mso-fareast-font-family: Wingdings; mso-bidi-font-family: Wingdings"><SPAN style="mso-list: Ignore">l<SPAN style="FONT: 7pt ''"> </SPAN></SPAN></SPAN><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">起着稳定房地产价格的作用。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 39.75pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">当房地产价格节节上升时，那些预计房地产价格还会进一步上涨的投机者纷纷抢购，造成一种虚假需求，无疑会促使房地产价格进一步上涨。而当情况相反时，那些预计房地产价格还会进一步下跌的投机者纷纷抛售房地产，则会促使房地产价格进一步下跌。当房地产价格低落时，怀有日后房地产价格会上涨心理的投机者购置房地产，以待日后房地产价格上涨时抛出，这样，就会出现当房地产需求小的时候，投机者购置房地产，造成房地产需求增加；而在房地产价格上涨时投机者抛出房地产，增加房地产供给，从而平抑房地产价格。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 21.75pt"><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''">4</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">、</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"> </SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">城市化</SPAN></B><B style="mso-bidi-font-weight: normal"><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></B></P>
<P class=MsoNormal style="MARGIN: 0cm 0cm 0pt 39.75pt"><SPAN style="FONT-SIZE: 12pt; FONT-FAMILY: 幼圆; mso-ascii-font-family: Arial; mso-hansi-font-family: Arial">一般来说，城市化意味着人口向城市地区集中，造成城市房地产需求不断增加，带动城市房地产价格上涨。</SPAN><SPAN lang=EN-US style="FONT-SIZE: 12pt; FONT-FAMILY: Arial; mso-fareast-font-family: 幼圆; mso-bidi-font-family: ''"><o:p></o:p></SPAN></P>
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