政策性住房供给方式研究
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摘要
住房是人类生存的基本条件,只要人类生存一天,就离不开对住房的需要,随着我国城镇住房制度改革的深入,市场机制已经开始对住房领域进行全面的渗透,在优化住房资源配置和提高住房资源的配置效率等方面正发挥着基础性的作用。但是由于市场存在着内外部的缺陷,中低收入阶层在居住方面往往表现为支付能力不足。对于他们来说,没有政府的帮助,是不可能解决居住问题或改善居住条件的。政策性住房是我国当前住房保障体系的重要内容,是针对中、低收入阶层和政府所关注的特殊社会群体建设或提供的适宜住房,它在一定程度可以弥补市场经济缺陷,维护社会的安定团结,促进房地产市场的健康发展。
深圳市经过多年的发展,已经逐步建立起一套较完善的住房保障体系,解决了部分中低收入阶层的住房困难问题,但是在具体的实施过程中,也暴露出一系列的问题。本文主要以深圳政策性住房建设过程中存在的问题之一——政策性住房房源供给渠道单一为主要研究对象。全文主要分为五个部分。第一部分介绍了选题的政策背景、研究的意义、研究的思路和方法以及创新和不足;第二部分则对和选题相关的理论、文献、模型进行综述,重点阐述了过滤理论、国家干预理论、公平与效率理论,明确选题的理论依据;第三部分以深圳市为例,对深圳市政策性住房的建设供给情况进行了描述,并分析其中存在的问题,如管理体制不健全、建设方式落后、房源供给渠道单一等;第四部分介绍了美国和香港地区公共住房制度的先进经验,对其公共住房的运行机制进行了描述,得出他们在公共住房制度上的一些成功经验,为完善深圳住房保障制度提供借鉴;最后一个部分则是在深入思考这些问题的基础上,借鉴美国和香港的成功经验,并结合深圳的实际情况,提出了BOT方式、空置商品房转化、捆绑搭配建设三种新型的政策性住房的供给方式,以期为政府的决策工作提供理论建议。
The housing is a basic condition for the existence of mankind, as long as the man exists, they cannot get away from the demand of housing. Along with the progressing of urban housing system reform, the market mechanism has already started to permeate to the housing realm, performing a basic role in allocating housing resources. Because there exists market failure, the middle and lower income stratums usually show insufficient paying ability. As for them, without the help of government, it is impossibly to resolve the living problem or improve the living conditions. The policy housing is important components. Policy housing is decent housing built for people with middle-low income and the group the government concerning with. The implementation of policy housing to remedy the market failure, safeguard the stability and unity of the society, and to promote economy to develop smoothly.
After rapid development for many years, Shenzhen has gradually built up a set of more perfect housing guarantee system, solving the housing difficult problem of low income stratum in the part, but during the period of carrying out, there also are a series of problem. The text mainly researches the supply way of Shenzhen public housing, as a problem existing in the process of public housing constrction. The text is mainly divided into five parts. The first part introduced research background, the meaning of the research, the way and method of research. The second part introduced theories, cultural heritage, model, which related to the subject, mainly elaborated the filter theories, the housing allowance theories, the equity and efficiency theories, certain ories basis of subject. The third part takes Shenzhen as an example, descripts the construction situation of Shenzhen public housing, analyzes the existing problem, such as management system defect, the way of construction fall behind, supply quantity of public housing shortage. The fourth part introduced America and Hong Kong advanced experiences of public housing, simply descriped the operate mechanism of their public housing, it comes to get their some successful experience in public housing system.. Their successful experiences also provide some reference for Shenzhen to improve policy housing system. The last part thorough thinking all of problems, draw lessons from successful experiences of the United and Hong Kong,and combine the actual circumstance of Shenzhen ,put forward three new ways of suppling public housing :BOT method, using vacant housing as public housing ,and bind public housing to commodity housing, and try my best to provide theories suggestions for the government decision.
深圳市经过多年的发展,已经逐步建立起一套较完善的住房保障体系,解决了部分中低收入阶层的住房困难问题,但是在具体的实施过程中,也暴露出一系列的问题。本文主要以深圳政策性住房建设过程中存在的问题之一——政策性住房房源供给渠道单一为主要研究对象。全文主要分为五个部分。第一部分介绍了选题的政策背景、研究的意义、研究的思路和方法以及创新和不足;第二部分则对和选题相关的理论、文献、模型进行综述,重点阐述了过滤理论、国家干预理论、公平与效率理论,明确选题的理论依据;第三部分以深圳市为例,对深圳市政策性住房的建设供给情况进行了描述,并分析其中存在的问题,如管理体制不健全、建设方式落后、房源供给渠道单一等;第四部分介绍了美国和香港地区公共住房制度的先进经验,对其公共住房的运行机制进行了描述,得出他们在公共住房制度上的一些成功经验,为完善深圳住房保障制度提供借鉴;最后一个部分则是在深入思考这些问题的基础上,借鉴美国和香港的成功经验,并结合深圳的实际情况,提出了BOT方式、空置商品房转化、捆绑搭配建设三种新型的政策性住房的供给方式,以期为政府的决策工作提供理论建议。
The housing is a basic condition for the existence of mankind, as long as the man exists, they cannot get away from the demand of housing. Along with the progressing of urban housing system reform, the market mechanism has already started to permeate to the housing realm, performing a basic role in allocating housing resources. Because there exists market failure, the middle and lower income stratums usually show insufficient paying ability. As for them, without the help of government, it is impossibly to resolve the living problem or improve the living conditions. The policy housing is important components. Policy housing is decent housing built for people with middle-low income and the group the government concerning with. The implementation of policy housing to remedy the market failure, safeguard the stability and unity of the society, and to promote economy to develop smoothly.
After rapid development for many years, Shenzhen has gradually built up a set of more perfect housing guarantee system, solving the housing difficult problem of low income stratum in the part, but during the period of carrying out, there also are a series of problem. The text mainly researches the supply way of Shenzhen public housing, as a problem existing in the process of public housing constrction. The text is mainly divided into five parts. The first part introduced research background, the meaning of the research, the way and method of research. The second part introduced theories, cultural heritage, model, which related to the subject, mainly elaborated the filter theories, the housing allowance theories, the equity and efficiency theories, certain ories basis of subject. The third part takes Shenzhen as an example, descripts the construction situation of Shenzhen public housing, analyzes the existing problem, such as management system defect, the way of construction fall behind, supply quantity of public housing shortage. The fourth part introduced America and Hong Kong advanced experiences of public housing, simply descriped the operate mechanism of their public housing, it comes to get their some successful experience in public housing system.. Their successful experiences also provide some reference for Shenzhen to improve policy housing system. The last part thorough thinking all of problems, draw lessons from successful experiences of the United and Hong Kong,and combine the actual circumstance of Shenzhen ,put forward three new ways of suppling public housing :BOT method, using vacant housing as public housing ,and bind public housing to commodity housing, and try my best to provide theories suggestions for the government decision.
引文
13 此模型来源:[美]丹尼斯·迪帕斯奎尔,威廉·C·惠顿著,坨奋杰等译.城市经济学与房地产市场.北京:经济科学出版社,2002年7月.
14 此模型来源:[美]丹尼斯·迪帕斯奎尔,威廉·C·惠顿著,龙奋杰等译.城市经济学与房地产市场.北京:经济科学出版社,2002年7月.
[1]Anne Laferrere and David Le Blanc,2004.How do housing allowances affect rents?An Empirical Analysis of the French Case.Journal of Housing Economicsl3,pp.36-67.
[2]Charles J.Orlebeke,2000.The Evolution of Low-Income Housing Policy.1949-1999.Housing Policy Debate,Vol.11,Issue2,pp.489-520.
[3]Gary Painter,2001.Low-Income Housing Assistance:Its Impact on Labor Force and Housing Program Participation.Journal of Housing Research,Vol.12,Issue 1,pp.1-26.
[4]George A.Boyne and Richard M.Walker,1999.Social Housing Reforms in England and Wales:A Public Choice Evaluation.Urban Smdies,Vol.36,No.13:2237-2262.
[5]Seong-Kyu Ha,2002.The Urban Poor,Rental Accommodations,and Housing Policy in Korea,Cities,Vol.19,No.3:195-203.
[6][美]阿瑟·奥沙利文著,苏晓燕等译.城市经济学(第四版)[M]。北京:中信出版社,2003年1月。
[7][英]庇古著,金镝译.福利经济学[M].华夏出版社出版,2007年7月.
[8]褚超孚.城镇住房保障模式及其在浙江省的应用研究[D].中国优秀博硕士学位论文全文数据库.
[9]成思危.中国城镇住房制度改革——目标模式与实施难点[M].北京:民主与建设出版社,1999年10月.
[10]邓宏乾.住房制度改革中的金融对策研究[J].经济学动态,1992(2).
[11]邓宏乾.英国的公共住宅政策发展及启示[J].经济学动态,2000(2).
[12]邓宏乾.关于住房保障制度的政策选择[J]。中国房地产,2000(6).
[13]邓宏乾.房地产金融[M].武汉:华中科技大学出版社,2004.1月.
[14][美]丹尼斯·迪帕斯奎尔,威廉·C·惠顿著,龙奋杰等译.城市经济学与房地产市场.北京:经济科学出版社,2002年7月.
[15]董群忠.住宅捆绑搭配式开发是解决住房困难的根本出路[J].住宅产业,2007(5).
[16]冯宗容.廉租房运作机制评析及创新[J].经济体制改革,2002(3).
[17]简玲.我国公共住房供给模式研究——以贵州为例[D].中国优秀博硕士学位论文全文数据库.
[18]侯本明.建立廉租房供应体系盘活空置商品住宅[J].房改纵横,2002(6).
[19]刘洪玉,耿媛元.住房支付能力分析[J].建筑经济,1999(7).
[20]刘宛晨,周盛.廉租房建设引入BOW融资方式的探索[J].湖南财经高等专科 学校学报,2007(4).
[21]刘晓君.廉租住房纵览[M].中国建筑工业出版社,2005年6月.
[22]刘学平,余鹏.再论经济适用房政策失败原因与补救路径[J].国土资源导刊,2004,4(1).
[23]李园.上海廉租房制度研究[D].中国优秀博硕士学位论文全文数据库
[24]林增杰,吕萍,余翔等.公房入市政策研究[M].北京:中国人民大学出版社,1999年.
[25]邱冬阳,王牧.廉租房一一城镇住房弱势群体救助的现实选择[J],重庆建筑大学学报,2003(12).
[26]秦丽,赵正佳.关于廉租房几种房源的优劣势分析[J],中国房地产,2001(7).
[27]宋博通.两种典型住房补贴政策的“过滤”研究[J].城乡建设,2002(8).
[28]宋晓梧.中国社会保障体制改革与发展报告[M].中国人民大学出版社,2001年.
[29]汤腊梅.住房保障制度比较分析[J].湖南城市学院学报,2004(3).
[30]王茹.城市低收入阶层住宅研究[D].中国优秀博硕士学位论文全文数据库.
[31]谢家谨.中国城镇住房发展与展望[J].住宅产业,2002(12).
[32]向寿生.廉租房供房模式的比较分析[D].中国优秀博硕士学位论文全文数据库.
[33]姚玲珍.中国公共住房政策模式研究[M].上海:上海财经大学出版社,2003年6月.
[34]张红,刘洪玉.中国住宅市场供给结构分析[J].首都经济贸易大学学报,1999(4).
[35]张宇新,刘伟.廉租房融资渠道分析——BOT模式的运用[J].经济论坛,2007(7).
[36]清华大学房地产研究所.经济适用房专项调查结果与分析[J].中国商贸,2000(3).
[37]中国社会科学院财贸经济研究所“中国城镇住房公共政策选择研究”课题组.寻求公平前提下的住房市场均衡模型[J].财贸经济,2001(7).
[38]《深圳房地产年鉴》编辑委员会.2006深圳房地产年鉴.海天出版社.
[39]深圳市国土资源和房产管理局.2006-2007深圳房地产发展报告.中国大地出版社,2007年9月.
[40]深圳国土资源和房产管理局网站http://www.szfdc.gov.cn/
[41]香港房屋委员会网站http://www.housingauthority.gov.hk/b5/welcome
14 此模型来源:[美]丹尼斯·迪帕斯奎尔,威廉·C·惠顿著,龙奋杰等译.城市经济学与房地产市场.北京:经济科学出版社,2002年7月.
[1]Anne Laferrere and David Le Blanc,2004.How do housing allowances affect rents?An Empirical Analysis of the French Case.Journal of Housing Economicsl3,pp.36-67.
[2]Charles J.Orlebeke,2000.The Evolution of Low-Income Housing Policy.1949-1999.Housing Policy Debate,Vol.11,Issue2,pp.489-520.
[3]Gary Painter,2001.Low-Income Housing Assistance:Its Impact on Labor Force and Housing Program Participation.Journal of Housing Research,Vol.12,Issue 1,pp.1-26.
[4]George A.Boyne and Richard M.Walker,1999.Social Housing Reforms in England and Wales:A Public Choice Evaluation.Urban Smdies,Vol.36,No.13:2237-2262.
[5]Seong-Kyu Ha,2002.The Urban Poor,Rental Accommodations,and Housing Policy in Korea,Cities,Vol.19,No.3:195-203.
[6][美]阿瑟·奥沙利文著,苏晓燕等译.城市经济学(第四版)[M]。北京:中信出版社,2003年1月。
[7][英]庇古著,金镝译.福利经济学[M].华夏出版社出版,2007年7月.
[8]褚超孚.城镇住房保障模式及其在浙江省的应用研究[D].中国优秀博硕士学位论文全文数据库.
[9]成思危.中国城镇住房制度改革——目标模式与实施难点[M].北京:民主与建设出版社,1999年10月.
[10]邓宏乾.住房制度改革中的金融对策研究[J].经济学动态,1992(2).
[11]邓宏乾.英国的公共住宅政策发展及启示[J].经济学动态,2000(2).
[12]邓宏乾.关于住房保障制度的政策选择[J]。中国房地产,2000(6).
[13]邓宏乾.房地产金融[M].武汉:华中科技大学出版社,2004.1月.
[14][美]丹尼斯·迪帕斯奎尔,威廉·C·惠顿著,龙奋杰等译.城市经济学与房地产市场.北京:经济科学出版社,2002年7月.
[15]董群忠.住宅捆绑搭配式开发是解决住房困难的根本出路[J].住宅产业,2007(5).
[16]冯宗容.廉租房运作机制评析及创新[J].经济体制改革,2002(3).
[17]简玲.我国公共住房供给模式研究——以贵州为例[D].中国优秀博硕士学位论文全文数据库.
[18]侯本明.建立廉租房供应体系盘活空置商品住宅[J].房改纵横,2002(6).
[19]刘洪玉,耿媛元.住房支付能力分析[J].建筑经济,1999(7).
[20]刘宛晨,周盛.廉租房建设引入BOW融资方式的探索[J].湖南财经高等专科 学校学报,2007(4).
[21]刘晓君.廉租住房纵览[M].中国建筑工业出版社,2005年6月.
[22]刘学平,余鹏.再论经济适用房政策失败原因与补救路径[J].国土资源导刊,2004,4(1).
[23]李园.上海廉租房制度研究[D].中国优秀博硕士学位论文全文数据库
[24]林增杰,吕萍,余翔等.公房入市政策研究[M].北京:中国人民大学出版社,1999年.
[25]邱冬阳,王牧.廉租房一一城镇住房弱势群体救助的现实选择[J],重庆建筑大学学报,2003(12).
[26]秦丽,赵正佳.关于廉租房几种房源的优劣势分析[J],中国房地产,2001(7).
[27]宋博通.两种典型住房补贴政策的“过滤”研究[J].城乡建设,2002(8).
[28]宋晓梧.中国社会保障体制改革与发展报告[M].中国人民大学出版社,2001年.
[29]汤腊梅.住房保障制度比较分析[J].湖南城市学院学报,2004(3).
[30]王茹.城市低收入阶层住宅研究[D].中国优秀博硕士学位论文全文数据库.
[31]谢家谨.中国城镇住房发展与展望[J].住宅产业,2002(12).
[32]向寿生.廉租房供房模式的比较分析[D].中国优秀博硕士学位论文全文数据库.
[33]姚玲珍.中国公共住房政策模式研究[M].上海:上海财经大学出版社,2003年6月.
[34]张红,刘洪玉.中国住宅市场供给结构分析[J].首都经济贸易大学学报,1999(4).
[35]张宇新,刘伟.廉租房融资渠道分析——BOT模式的运用[J].经济论坛,2007(7).
[36]清华大学房地产研究所.经济适用房专项调查结果与分析[J].中国商贸,2000(3).
[37]中国社会科学院财贸经济研究所“中国城镇住房公共政策选择研究”课题组.寻求公平前提下的住房市场均衡模型[J].财贸经济,2001(7).
[38]《深圳房地产年鉴》编辑委员会.2006深圳房地产年鉴.海天出版社.
[39]深圳市国土资源和房产管理局.2006-2007深圳房地产发展报告.中国大地出版社,2007年9月.
[40]深圳国土资源和房产管理局网站http://www.szfdc.gov.cn/
[41]香港房屋委员会网站http://www.housingauthority.gov.hk/b5/welcome
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