房地产市场风险中英文对照外文翻译文献

中英文对照外文翻译

(文档含英文原文和中文翻译)

原文:

The research of risk prevention in real estate market

Abstract

On April 2, 2007, the second largest in the United States subprime mortgage company new century financial filed for bankruptcy protection to sign, the US subprime mortgage crisis. In September 2008, America's fourth-largest investment bank Lehman brothers filed for bankruptcy protection for logo, America's subprime crisis could worsen. The financial industry, with the further development of the subprime crisis, the crisis of an industry began to spread to the variety of the real economy, retail, auto industry, catering industry, and other fields of sales decline, shrinking demand situation. Not only that, influenced by the subprime crisis, the

domestic unemployment rising, continue to dollar depreciation, the stock index continues to decline, real estate prices continue to fall, falling consumer confidence index, economic prospects are grim. Contradictions in the real estate industry has been highlighted, real estate development project is overly dependent on bank capital, transfer all the risk to commercial Banks, the commercial Banks face huge real estate financial risks, is one of the prominent contradictions. This risk once the outbreak, poses a great threat to the entire system will be. Therefore, study how to prevent the real estate financial risks has the significant theory and realistic significance. Keywords: Real estate; Financial risk; Bank loan

1 Introduction

Real estate industry is a high-risk industry, real estate finance in support of the rapid development of the real estate industry at the same time, inevitably bears the risk of real estate industry. Finance as the main suppliers of real estate funds, once appear, the financial crisis, the financial sector funds problems, will influence the development of the real estate industry. Multiplier effect in the real estate industry, real estate loans in bank portfolios accordingly trigger a multiplier effect, and this will lead to increase of bank's risk. When real estate prices continue to fall, real estate mortgage guarantee foundation will be weakened, and real estate financial risks is cumulative, once the outbreak, will expand rapidly, a large area of the financial turmoil. The main characteristic of this paper lies in the integrated use of knowledge of finance, statistics, theoretical analysis and empirical analysis, qualitative analysis with quantitative analysis, general analysis and specific analysis the way of

combining analysis of real estate financial risks, the commercial bank loan balance relations empirical test with the theory of real estate prices, real estate prices is not content to get bank loans is granger cause test results, but set up a new variable, the real estate price and the bank loan and the relationship between a specific index of granger causality test again. Finally on the basis of test results, in the aspect of reading a large number of relevant literatures basis, put forward advice on how to prevent the real estate financial risks in commercial bank.

2 Literature review

2.1 Theory research

Davis (2008) from the perspective of the borrower and the bank demonstrates the real estate prices will affect the bank credit. The authors think that real estate price changes affect the borrower's expectations of their wealth, will affect their consumption plans, and further affect their credit demand. And from the perspective of the bank, the bank lending for real estate development loans and real estate assets mortgage is one of the most in all of its loan business pro-cyclical characteristics, the most volatile assets. Herring (2009) based on the international perspective, the study on the relationship between the real estate bubble and the banking crisis, the credit market model was constructed, caused the real estate bubble is pointed out that the focus of bank loans, real estate bubble would be likely to cause a banking crisis. Gale (2009) proposed the asset price model based on credit expansion, think the assets on the basis of value is formed by the investors to use its own funds asset prices, when investors use borrowed money to invest, as investors to borrow money only for

limited liability, they appear to be more preference for risk assets, so will continue to push up asset prices. In the theory, the bank loan is the important reason for the formation of asset bubbles. Krug (2010) through the study, almost all of the real estate bubble is caused by the bank financing. Collins (2010) pointed out that when real estate prices, the bank was willing to ease lending conditions and provide more real estate loans, proposed a link on the real estate industry and economic cycle of transmission mechanism, and stressed that in the case of weak regulation and foreign capital inflows, the role of the mechanism may be enlarged.

2.2 Empirical research

Coolly (2012) of southeast Asia financial crisis in real estate prices and GDP per capita, loan balance vector auto regression analysis, points out that real estate prices will rise in six quarters of loans increase. Hofmann (2013) of 20 major industrialized countries real estate prices and GDP, the relationship between interest rates and lending was studied, and found that the 20 countries in the country can refuse to under 10% significance level real estate prices and GDP and bank loans null hypothesis does not exist co-integration relationship, and further points out that the changes in the real estate price cycle will lead to the change of the bank credit cycle for a long time. Davis (2010), selected sample data of 17 countries on commercial real estate prices and the relationship between the bank lending has carried on the empirical analysis, it is concluded that real estate prices will lead to the conclusion of bank credit expansion.

3 Commercial Banks and real estate financial risks

3.1 Real estate finance

Many scholars have done how to define the connotation and extension of the real estate financial aspects of the discussion and research. Is widely recognized, real estate finance generalized refers to all and housing development, construction, trade, consumption and management of financing activities related to the economic activity and the narrow sense of real estate finance refers to the nonprofit housing agencies or consumer with the residents of housing development, construction, trade, consumption and management and other economic activities related to the financing activities. In this study, tend to use the broad scope of real estate finance, and real estate finance is in real estate development, construction, trade, consumption and management in the process of a series of the floorboard of the financial activities, including through currency circulation and credit channel of monetary financing, financing and other related financial activities. The basic function of real estate finance is by using a variety of financial instruments and tools for the real estate industry and raise money, for the development of the real estate industry, circulation and consumption to provide financial support, to ensure the smooth progress of the real estate development activities. According to the types of business can put the real estate finance is divided into five categories, absorption of the real estate industry, housing savings deposit and lending for real estate, real estate investment pawn, trust, insurance, currency settlement and real estate agents in securities offerings. According to the service object can be the real estate finance is divided into two categories, for the real estate industry of real estate development, construction, trade, consumption

and management activities such as the service of "real estate financial" and for the residents of the residential building, purchasing, maintenance, and decoration and consumption activities such as service "housing finance". Real estate finance is the great combination of financial activity and the real estate industry. First of all, the real estate finance to asymmetric, the borrower usually in proportion to pay a small amount of down payment for the right to use house, then borrow the rest of the money from financial institutions, amortization: secondly, the real estate loan repayments guaranteed, if the borrower can't timely payment, so the mortgage houses, cars and other property will being reclaimed by lenders, then realized by the mortgaged property to offset loan losses.

3.2 Summaries of real estate financial risks

Real estate finance risk refers to the financial institutions, real estate finance business, due to the decision-making errors, poor management or the change in the objective environment causes the return on assets, or the possibility of credit losses. General real estate financial risk refers to a system of real estate finance faces all the risk, not just refers to a financial institution or a project risks. Typical real estate risk, the risk of commercial Banks are facing, as in the real estate finance business will also encounter, only form different, here is a typical real estate financial risks, mainly includes:

3.2.1 Interest rate risk

In the real estate finance business, the commercial bank is the main basis risk and option risk. Basis risk refers to the reprising of assets and liabilities of time even if

Banks are the same, but as long as the deposit interest rate and loan interest rate adjustment is not completely consistent, Banks will face the risk. The decision is not commercial bank deposit and lending rates, is likely to see the central bank in order to achieve control target and make the regulation range of the two is not consistent, the profit space may be compressed, commercial Banks face a loss; Option refers to the risk due to various reasons in advance if the borrower repay the housing loan principal and interest of risk. If the central bank cut interest rates continuously, rational and will have the ability of borrowers to repay the outstanding loan lent a lower interest rate of loan, the default behavior will make the commercial bank profit losses.

3.2.2 The risk of default

According to the reasons, it can be divided into moral credit risk and the risk of credit moral credit risk. In real estate finance business, the morality risk refers to the borrower has the ability to clearly reimbursement, but due to interest, malicious or deferred payment is directly to stop paying and brings to the commercial bank credit risk. The moral hazard refers to the borrower under the influence of the factors of force majeure unable to complete the credit risk caused by payment. Among them, the morality is can control and manage credit risk, the current promoting credit reporting system is one of the preventive measures. According to the object can be divided into developers default risk and personal risk of default.

3.2.3 Systemic risk

Also it is called undiversifiable risk, policy risk, mainly involved in the business of real estate finance economic cyclical fluctuation risk, purchasing power risk, etc. In

order to prevent a housing bubble after the international financial crisis, countries enacted some inhibition of the real estate market economic policies and regulations, which have an impact on the real estate market, indirect affect the development of real estate finance business and innovation, so the policy risk can cause a loss to commercial Banks. Economic cycle fluctuation on economic blow is huge, and cannot be spread out, when the economy is in a low, the real estate market are not immune to the possibility of considerable commercial bank losses. Purchasing power risk, also known as inflation, changes in the price level leads to the real burden of borrowers and lenders and real earnings uncertainty, the possibility of actual loss of the commercial Banks.

译文:

房地产市场风险防范研究

摘要

2007年4月2日，以美国第二大次级抵押贷款公司新世纪金融公司申请破产保护为标志，美国次贷危机爆发。2008年9月巧日，以美国第四大投资银行雷曼兄弟公司申请破产保护为标志，美国次贷危机恶化。随着次贷危机的进一步发展，金融行业一个行业的危机开始向多种实体经济蔓延，零售业、汽车业、餐饮业等多个领域出现销售下降、需求萎缩的状况。不仅如此，受次贷危机的影响，美国国内失业率持续攀升，美元持续贬值，股指持续下滑，房地产价格持续下跌，

消费者信心指数持续走低，经济前景堪忧。房地产业的各种矛盾也不断凸显出来，房地产开发项目过度依赖银行资金，把风险全部转移给商业银行，使商业银行面对巨大的房地产金融风险，就是其中的一个突出矛盾。这一风险一旦爆发，对整个体系将造成巨大威胁。因此，研究如何防范房地产金融风险具有重大的理论和现实意义。

关键词：房地产；金融风险；银行贷款

1 引言

房地产业是一个高风险的行业，房地产金融在支撑房地产业迅速发展的同时，不可避免地承担了房地产业的高风险。金融业作为房地产资金的主要供给方，一旦出现金融危机，金融业的资金发生问题，就会影响房地产业的发展。房地产业的乘数效应，使得房地产贷款也相应地在银行的资产组合中引发乘数效应，这将导致银行风险的加大。当房地产价格持续下跌，房地产抵押贷款的担保基础就会被削弱，而房地产金融风险具有累积性，一旦爆发，便会迅速扩大，出现大面积的金融风波。本文的主要特点在于综合运用金融学、统计学知识，采取理论分析和实证分析、定性分析与定量分析、一般分析与特殊分析相结合的方式，对房地产金融风险进行分析，对商业银行贷款余额与房地产价格的理论关系进行实证检验，并不满足于得到的银行贷款是房地产价格格兰杰原因的检验结果，而是设立新的变量，对房地产价格与银行贷款某一具体指标的关系进行再一次的格兰杰因果关系检验。最后在检验结果的基础之上，在阅读大量相关方面文献基础之上，提出商业银行如何防范房地产金融风险的建议。

2 文献综述

2.1理论研究方面

Davis(2008)从借款人和银行的角度出发，论证了房地产价格会影响银行的信贷规模。作者认为房地产价格的变化影响借款人对自己财富的预期，进而影响他们的消费计划，进一步影响他们的信贷需求。而从银行的角度出发，银行发放的房地产开发贷款和房地产资产抵押贷款是其所有贷款业务中最具有“顺周期”特质、最容易波动的资产。Herring(2009)立足国际视角，对房地产泡沫和银行危机的关系进行研究，构建了信贷市场模型，指出银行的集中贷款导致了房地产泡沫，房地产泡沫将可能引发银行危机。Gale(2009)提出基于信贷扩张的资产价格模型，认为资产的基础价值是投资者运用自有资金进行投资所形成的资产价格，而当投资者运用借贷资金进行投资时，由于投资者对借贷资金只承担有限责任，他们更多地表现出对风险资产的偏好，因此会不断推高资产的价格。在该理论中，银行贷款是形成资产泡沫的重要原因。Krug (2010)经过研究指出，几乎所有的房地产泡沫都是由银行融资引起的。Collins (2010)指出当房地产价格上涨时，银行愿意放松贷款条件并提供更多的房地产贷款，提出了一个使房地产业和经济周期联系起来的传播机制，并强调在监管薄弱和外资流入的情况下，该机制的作用可能放大。

2.2实证研究方面

Coolly (2012)对东南亚金融危机爆发国家房地产价格与人均GDP、贷款余额进行了向量自回归分析，指出房地产价格将在贷款发放增加的6个季度内上涨。Hofmann(2013)对20个主要工业化国家的房地产价格与GDP、利率和贷款量的关系进行了研究，发现20个国家中有巧个国家可以在10%的显著性水平下拒绝房地产价格与GDP和银行贷款不存在协整关系的零假设，并进一步指出，房地产价格周期的变化在长期会导致银行信贷周期的变化。Davis(2010)选用17个国

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房地产信息管理系统的设计与实现 外文翻译

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中英文参考文献格式

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房地产可行性研究外文文献及翻译

The Analysis of the Issue Related to the Feasibility of Study the Real Estate Project on the Basis of the Implicit Cost Abstract: It is known that the feasibility study of real estate project plays an important role in real estate development. Nevertheless, there still remains many problems in the feasibility study. In this paper, the concept of implicit cost will be introduced, which will be used to analyse these problems.Meanwhile, some useful strategies will be raised for these problems,which intends to further improve the feasibility study of the real estate projects. Keywords: real estate project; feasibility study; implicit cost; problems 1. Introduction The feasibility study is the decision science has been used in project area, and the basic target is on the basis of the comprehensive investigating and researching to identify a construction object whether have the characteristics of progressive, reality and reliable in the whole prosess from previously project construction to line operation. We also need to know those whether can pay off from the finance and the credibility in the economy to give a big help for the investating decisions. It is real role that a framework to investing project , and is the key factors that can decide the project can be invested or not to give some supports on the project decisions. The real estate is characteristic of accounting for huge financing, a long period relative to the investing and easily influenced by the instable factors. Therefore, the the feasibility study is very important for the real estate. However, currently we are more and more focusing on the explicit cost in the feasibility study and ignoring the intangible cost. The intangible cost is , as opposed to explicit cost and hided among the total cost of enterprise, caused by the decision maker characterized by lower diathesis, wrong concept, and the deficiency of informations, coupled with the non-market factors to lead to the total cost increaseing directly or indirectly . The amount of economic benefits of the project largely depend on getting full knowledge of the intangible cost in the real estate. 2. The Existence of the Questions Lied in the Feasibility Study on the Basis of the Intangible Cost Recently, the real estate have got a big improvement in the feasibility study. As the main contents and methods, it have been normed and stabilized gradually to use in the project decisions. But that is fact that the

英语毕业论文引用和参考文献格式

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英语优秀论文参考文献格式要求

英语优秀论文参考文献格式要求

————————————————————————————————作者：————————————————————————————————日期：

英语专业本科毕业论文 参考文献格式要求 I．文内引用 （一）直接引用 1．引用中的省略 原始资料的引用：在正文中直接引用时，应给出作者、年份，并用带括号的数字标出页码。若有任何资料省略，使用英文时，应用3个省略号在句中标出（…），中文用6个（……）；若两句间的资料省略，英文应用4个省略号标出（‥‥），中文用6个（……）。若要在直接引用插入自己的解释，应使用方括号[ ]。若在资料中有什么错误拼写、错误语法或标点错误会使读者糊涂，应在引用后立即插入[sic]，中文用[原文如此]。下面是一些示例： 例一：The DSM IV defines the disorder [dysthymic] as being in a chronically depressed mood that occurs for "most of the day more days than not for at least two years (Criterion A) .... In children, the mood may be irritable rather than depressed, and the required minimum duration is only one year" (APA, 1994, p. 345). 例二：Issac (1995) states that bipolar disorder "is not only uncommon but may be the most diagnostic entity in children and adolescents in similar settings .... and may be the most common diagnosis in adolescents who are court-remanded to such settings" (p.275). 2．大段落引用 当中文引用超过160字时，不使用引号，而使用“块”的形式（引用起于新的一行，首行缩进4个空格，两端对齐，之后每行都缩进）。 当英文引用超过40字时，不使用引号，而使用“块”的形式（引用起于新的一行，首行缩进5个空格，左对齐，之后每行都缩进）。 Elkind (1978) states:

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市场营销 外文翻译 外文文献 英文文献 分析中国房地产中介机构的业务模式

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单片机-英文参考文献

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The Analysis of the Issue Related to the Feasibility of Study the Real Estate Project on the Basis of the Implicit Cost Bilin Shao,Bin Ding Abstract:It is known that the feasibility study of real estate project plays an important role in real estate development.Nevertheless,there still remains many problems in the feasibility study.In this paper,the concept of implicit cost will be introduced,which will be used to analyse these problems.Meanwhile,some useful strategies will be raised for these problems,which intends to further improve the feasibility study of the real estate projects. Keywords:real estate project;feasibility study;implicit cost;problems 1.Introduction The feasibility study is the decision science has been used in project area,and the basic target is on the basis of the comprehensive investigating and researching to identify a construction object whether have the characteristics of progressive,reality and reliable in the whole prosess from previously project construction to line operation.We also need to know those whether can pay off from the finance and the credibility in the economy to give a big help for the investating decisions.It is real role that a framework to investing project, and is the key factors that can decide the project can be invested or not to give some supports on the project decisions.The real estate is characteristic of accounting for huge financing,a long period relative to the investing and easily influenced by the instable factors.Therefore,the the feasibility study is very important for the real estate.However,currently we are more and more focusing on the explicit cost in the feasibility study and ignoring the intangible cost.The intangible cost is,as opposed to explicit cost and hided among the total cost of enterprise,caused by the decision maker characterized by lower diathesis,wrong concept,and the deficiency of informations,coupled with the non-market factors to lead to the total cost increaseing directly or indirectly.The amount of economic benefits of the project largely depend on getting full knowledge of the intangible cost in the real estate. 2.The Existence of the Questions Lied in the Feasibility Study on the Basis of the Intangible Cost Recently,the real estate have got a big improvement in the feasibility study.As the main contents and