“限购令”与“涨价归公”

黎广军


摘要：随着大自然的风吹雨打和时间的折旧，以及使用的磨损，房屋本身不断减值。房价上涨通常是由于土地增值，而土地增值是政府投资和社会投资以及社会发展的结果。所以，房地产涨价之增值实质上是全社会共同创造的价值，应该收归全体人民共享之。中国目前房价高涨的主要原因是“涨价归私”，“炒房无税”。解决之道不在于“限购”，而在于“涨价归公”。
关键词：房地产；限购；土地增值税；资本利得税



近来，各地纷纷出台“限购令”或“限外令”，意图通过限制房屋需求，从而降低房价。
2004年“8.31大限”以来，房价上涨如脱缰野马。决策层总是围绕着“供需关系”做文章。以为增加了供应，限制了需求，房价就会下降。但事与愿违，房价越调控就上涨。
房屋是人生必需品，而不是投机品。与其采用“限购令”或“限外令”，何不“涨价归公”，一举杜绝投机炒卖，让房地产市场回归正常轨道。

1. 房地产是“不完全商品”

商品必须具有流通性。房地产没有“空间流通性”，所以，房地产是“不完全商品”，房地产市场是“不完全市场”。“供需关系决定商品价格”的市场经济规则并不适用于房地产市场。
一模一样的电脑，在偏僻的乡村和在繁华的大都市，售价相差无几。而一模一样的房屋，建在偏僻的乡村和建在繁华的大都市，售价相差可达十倍。
十年前购买的电脑，现在可能一文不值。而十年前购买的房屋，现在价格可能翻了数倍。
这是因为：电脑是“完全商品”，而房屋是“不完全商品”。前者是动产，后者是不动产。

2. 房价不是“供需”决定的

房屋是耐用消费品，其使用寿命可达百年以上。经过了多年建设发展，许多发达国家已经进入了“后城市化”时代，房地产市场早已供过于求，并且还在不断增加供给，但为什么有些国家的房价还会不跌反升？

日本在上世纪60～70年代就已经完成了城市化进程。1968年日本GDP跃居世界第二。据东京都政府网站资料，1970年东京人口1141万人，2009年1299万人；近40年里共增加了158万人，年均增加约4万人，年均人口增加率约0.35%，这比自然人口增长率还要低。所以，东京房地产供过与求。但为什么房地产价格会不降反升？1990年东京地价总额竟然等于美国全国地价总和。1991年资产泡沫破裂后，20年来日本经济一蹶不振。

美国完成城市化的时间比日本还要早，其房地产市场早已是买方市场和现房市场。但为什么21世纪的美国房价还会大幅上涨，并形成资产泡沫？2008年泡沫破裂，导致全球金融海啸？

2010年3月香港永久住宅总数253.7万套（见香港房委会《房屋统计数字2010》p.3）；2009年底香港家庭总数231.16万户（见香港政府统计处网站：表005：家庭住户统计数字）。香港永久住宅总数是家庭总数的110%（253.7÷231.16×100%）。这显然供大于求，房价应该下降。但为什么在2009～2010两年间香港房价既然上涨了45%？

在2000～2009的十年里，香港共增加了31.27万个家庭；同期建设了21.8039万套公租屋，这是家庭增加数的70%（21.8039÷31.27×100%）。既是说：香港每增加100个家庭，政府就建设70套公租屋；再加上商品房，香港的房屋增加量显然高于家庭增加量。但为什么房价还会高涨？香港政府如此大力建设公租屋，并没能阻止房价上涨。新加坡85%以上家庭住在政府组屋，但2010年房价也仍然高涨。

以上举例说明：房价不一定是“市场供需关系”决定的。

3. 房价上涨的社会因素

房价上涨，并不是由于房屋增值，而是由于土地增值。

随着大自然的风吹雨打和时间的折旧，以及使用的磨损，房屋本身不断减值，其价格应该下降；所以，房价上涨通常是由于土地增值，而土地增值是政府投资和社会投资以及社会发展的结果。显然，房价具有社会属性。影响房价的主要社会因素是：

（1）政府投资。例如，城市兴建了地铁，沿线房价就会大幅上涨。
（2）社会投资。例如，附近新建了许多高楼大厦，人烟越来越稠密，房价就上涨。
（3）社会发展。例如，社会发展水平越高，市面越繁华，GDP增长率越高，房价就越上涨。
（4）投机炒作。投机炒作必然抬高房价，以致房价远远高于实际价值，出现资产泡沫。

中国各地近年地王频出。地王的中标者，就是基于对未来的政府投资、社会投资、社会发展的评估，以及投机炒作的可能性，预期未来房价必然大涨，所以报出了“面粉比面包贵”的离奇价格。

政府地价上涨，标志着政府投资和社会投资都将增加，所以周边房价会随之上涨，而房价上涨又会反过来推高地价。这样就形成了“地价涨→房价涨→地价更涨→房价更涨”的涨价循环。

财政部


关于沿海经济开放区鼓励外商投资减征、免征企业所得税和工商统一税的暂行规定(附英文)
财政部


根据1997年9月8日财政部发布的关于公布废止和失效的财政规章目录(第六批)的通知废止


为了有利于辽东半岛、山东半岛、长江、珠江三角洲和闽南厦漳泉三角地区的经济开放区（以下简称沿海经济开放区）扩大对外经济技术交流，吸收外资，引进技术，加速实施沿海经济发展战略，现对外商在沿海经济开放区投资有关减征、免征企业所得税和工商统一税的优惠问题，暂
作如下规定：
一、外商在沿海经济开放区投资开办的生产性企业（以下统称经济开放区企业），凡属技术密集、知识密集型项目，或者外商投资额在3000万美元以上、回收投资时间长的项目，或者属于能源、交通、港口建设的项目，经财政部批准，减按15％的税率征收企业所得税。
对于不具备前款减征条件，但是属于下列行业（包括科研项目）的经济开放区企业，经财政部批准，可以按照税法规定的企业所得税税率打八折计算征税：
1．机械制造、电子工业；
2．冶金、化学、建材工业；
3．轻工、纺织、包装工业；
4．医疗器械、制药工业；
5．农业、林业、牧业、养殖业以及这些行业的加工工业；
6．建筑业。
对沿海经济开放区企业减征、免征企业所得税，应当按照上述优惠税率，根据中外合资经营企业所得税法、外国企业所得税法和《国务院关于鼓励外商投资的规定》所规定的范围，条件和期限执行。
二、对经济开放区企业征收的地方所得税，需要给予减征、免征优惠的，由省、自治区、直辖市人民政府决定。
三、外商在中国境内没有设立机构而有来源于经济开放区的股息、利息、租金、特许权使用费和其它所得，除依法免征所得税的以外，都减按10％的税率征收所得税。其中提供资金、设备的条件优惠，或者转让的技术先进，需要给予更多减征、免征优惠的，由省、自治区、直辖市人
民政府决定。
四、经济开放区企业作为投资进口、追加投资进口的本企业生产用设备、营业用设备、建筑用材料，以及企业自用的交通工具、办公用品，免征工商统一税。
五、经济开放区企业生产的出口产品，除原油、成品油和国家另有规定的以外，免征工商统一税；内销产品，照章征税。
六、经济开放区企业进口的原材料、零配件、元器件、包装物料等，用于生产出口产品部分，免征工商统一税；用于生产内销产品部分，照章征税。
七、在经济开放区企业中工作或者居住的外籍人员，携带进口自用的安家物品和自用的交通工具，凭省辖市及其以上人民政府的主管部门出具的证明文件，在合理数量内免征工商统一税。
八、为了在引进优良品种的同时，利于我国的动植物检疫工作，广东、福建、浙江、江苏、山东可选择一两个海岛（或江心沙地）举办试验农场，对引进的良种、良畜等进行试种、试养。这类试种、试养项目属于科研性质，从获利年度起5年内豁免一切税收。
附件：一、国务院关于扩大沿海经济开放区范围的通知（略）二、长江、珠江三角洲和闽南厦（门）漳（州）泉（州）三角地区经济开放区市、县名单（略）

Interim Provisions of Ministry of Finance of the People's Republicof China Concerning Reduction and Exemption of Enterprise Income Tax andIndustrial Consolidated Tax for the Encouragement of Foreign Investment inChina's Open Coastal Econo
mic Areas

(Promulgated by the Ministry of Finance on June 15, 1988)

Whole document

Interim Provisions of Ministry of Finance of the People's Republic of
China Concerning Reduction and Exemption of Enterprise Income Tax and
Industrial Consolidated Tax for the Encouragement of Foreign Investment in
China's Open Coastal Economic Areas
(Promulgated by the Ministry of Finance on June 15, 1988)
The present set of interim provisions is formulated in respect of
reduction and exemption of enterprise income tax and industrial and
commercial consolidated tax for foreign investors in order to promote the
economic and technological exchange, absorb the foreign investment, import
foreign technology and accelerate economic development in China's open
coastal economic areas, namely the East Liaodong Peninsula, Shandong
Peninsula, Yangtze river delta, Zhujiang river delta and a triangular area
in south Fujian comprising Xiamen, Zhangzhou and Quanzhou. It reads as
follows:
Article 1
Subject to approval by the Ministry of Finance, the productive
enterprises established by foreign investors in China's open coastal
economic areas (hereinafter referred to as open area enterprises) shall
pay their enterprise income tax at a preferential tax rate of 15% if they
satisfy any one of the following conditions:
i) they are technology-intensive or knowledge-intensive enterprises;
ii) the foreign investors have contributed more than US $ 30 million
of investment to the enterprise and is expected to take a long time to
recoup their investment, and
iii) they are engaged in energy, transport and port construction
projects.
Subject to approval by the Ministry of Finance, open area enterprises
engaged in the following lines of business but are not qualified under the
requirements set in the preceding paragraph may pay their enterprise
income tax at a 20% discount:
1. machinery manufacturing, electronic industry;
2. metallurgy, chemical, building materials industry;
3. light industrial products, textiles, packaging industry;
4. medical instrument production, pharmaceutical industry;
5. agriculture, forestry, animal husbandry and aquaculture and their
related processing business, and
6. building industry.
The reduction and exemption of enterprise income tax for open area
enterprises shall be carried out, on the basis of the above-mentioned tax
rate and subject to the scope, conditions and terms stipulated in the
"Provisions of the State Council of the People's Republic of China for the
Encouragement of Foreign Investment", "Income Tax Law of the People's
Republic of China Concerning Joint Ventures with Chinese and Foreign
Investment" and "Foreign Enterprise Income Tax Law".

Article 2
The people's governments of provinces, autonomous regions and
municipalities directly under the State Council are given the authority to
determine the reduction and exemption of the local income tax for open
area enterprises.
Article 3
The dividends, interest, rentals and royalties and other income
derived from China by foreign investors, where they have not established
an establishment, are subject to income tax at a reduced tax rate of 10%
unless such income has already been subject to income tax exemption by
law. The people's governments of provinces, autonomous regions and
municipalities directly under the State Council can grant more preferences
to the foreign investors regarding tax reduction and exemption if the
foreign investors can provide capital and equipment on favorable terms, or
transfer advanced technology to China.
Article 4
The production equipment, operational facilities, construction
materials and means of transport, office equipment imported by open area
enterprises as part of their initial investment or new investment shall
not be subject to industrial and commercial consolidated tax.
Article 5
Apart from crude oil, finished oil products and those products
according to other State's regulations, exports produced by open area
enterprises are not subject to industrial and commercial consolidated tax
but those products which are to be sold in the domestic markets will have
to pay the said tax according to the provisions.
Article 6
The raw materials and processed materials, parts and components and
packing materials imported by open area enterprises and used in the
manufacturing of export products are not subject to industrial and
commercial consolidated tax but those used in the manufacturing of
products which are to be sold in the domestic markets are subject to the
said tax according to the provisions.
Article 7
The household articles and transport vehicles carried by the foreign
workers who work for or reside in an open area enterprise shall not be
subject to industrial and commercial consolidated tax. However, the
foreign workers must be able to present a certificate issued by a
municipal government (directly subordinated under a provincial government)
or a higher level authority regarding the exemption and the amount of
articles (vehicles) they carried into the country must be within a
reasonable limit.

Article 8
In order to facilitate quarantine work on imported plants and animals,
experimental farms may be set up in the one or two islands of Guangdong,
Zhejiang, Fujian, Jiangsu or Shandong so that the imported fine strains
(breeds) of plants or animals can be tested and cultivated. Since these
experimental farms are of the nature of research and development projects
they shall not be subject to all kinds of tax for five years starting from
their first profit-making year.



1988年6月15日