第七講(下新)住房保障與住房市場課件

第七講（下）

住房制度、住房保障

與住房市場

Housingsystem,housingsubsidyandhousingmarket第七講（下）

住房制度、住房保障

與住房市場

動態(tài)播放（回顧）南匯并入浦東引發(fā)樓市熱潮公積金凈收益部分可用于廉租房建設(shè)，閑置公積金用于支持經(jīng)適房動態(tài)播放（回顧）南匯并入浦東引發(fā)樓市熱潮南匯并入浦東引發(fā)樓市熱潮

2009年5月7日

東方衛(wèi)視消息上海市政府新聞發(fā)言人陳啟偉，在今天的例行新聞發(fā)布會上透露，國務(wù)院已于近日正式批復(fù)上海市《關(guān)于撤銷南匯區(qū)建制將原南匯區(qū)行政區(qū)域劃入浦東新區(qū)的請示》，同意撤銷上海市南匯區(qū)，將其行政區(qū)域并入上海市浦東新區(qū)。南匯近期樓市：不過，最近1月來，南匯區(qū)的房地產(chǎn)成交量有所放大，而有些區(qū)域房價也略有上漲。拿周康板塊來說，3月成交與2月相比上揚(yáng)10%，但整體上與浦東區(qū)域成交量相比仍屬平淡。而4月開始，隨著整體市場的逐步回暖，周康板塊成交比3月上揚(yáng)30%，而4月浦東區(qū)域整體成交套數(shù)增長25.4%。中原地產(chǎn)分析師認(rèn)為，南匯板塊與全市樓市回暖同步，并沒有出現(xiàn)火爆的現(xiàn)象，價格走勢平穩(wěn)，可以說是穩(wěn)中見暖。但從長期來看，這些板塊未來有望迎來發(fā)展。資料來源：上海浦東樓市近期有所升溫南匯樓市成交略升，2009年5月12日06:47，來源:文匯報作者:陳桂蘭南匯并入浦東引發(fā)樓市熱潮

2009年5月7日

東方衛(wèi)視消南匯浦東相關(guān)數(shù)據(jù)資料來源：綜合近期媒體

數(shù)據(jù)顯示，原浦東新區(qū)面積為532.75平方公里，戶籍人口194.29萬。2008年地區(qū)生產(chǎn)總值3150.99億元。原南匯區(qū)面積677.66平方公里，戶籍人口74.31萬。2008年地區(qū)生產(chǎn)總值548.03億元。行政區(qū)劃調(diào)整后的浦東新區(qū)，面積為1210.41平方公里，戶籍人口268.60萬。浦東發(fā)展與改革研究院秘書長楊周彝說，“大浦東”突破行政區(qū)劃，使得土地、政策、資金、競爭等諸多掣肘迎刃而解，而上海國際金融和航運(yùn)中心建設(shè)、迪斯尼項目等將能通盤考慮。

楊周彝說，土地問題的解決將為“大浦東”發(fā)展提供新動力，如浦東迪斯尼項目等將不會受土地指標(biāo)的制約，并可能打造成美國海外最大的迪斯尼中心；此外，也將帶動南匯區(qū)城鎮(zhèn)化進(jìn)程。南匯浦東相關(guān)數(shù)據(jù)資料來源：綜合近期媒體

數(shù)據(jù)顯示，原浦東新住房城鄉(xiāng)建設(shè)部－－公積金凈收益部分可用于廉租房建設(shè)，閑置公積金用于支持經(jīng)適房住房城鄉(xiāng)建設(shè)部副部長齊驥接受中國政府網(wǎng)專訪表示，地方政府可因地制宜地決定經(jīng)濟(jì)適用房和廉租房比例。此外，公積金凈收益全部用于廉租房建設(shè)的同時，住房部正在籌劃將一部分閑置公積金用于支持經(jīng)濟(jì)適用房建設(shè)試點。對于夾心層鼓勵建設(shè)經(jīng)濟(jì)租賃住房解決其住房問題。－－－來源中國房地產(chǎn)報。2009/5/12住房城鄉(xiāng)建設(shè)部－－公積金凈收益部分可用于廉租房建設(shè)，閑置公積公積金背景資料北京：單位和個人各繳基本工資的12％上海：單位和個人各繳基本工資的7％補(bǔ)充公積金：企業(yè)可以選擇為員工繳納補(bǔ)充公積金，根據(jù)企業(yè)效益的不同，補(bǔ)充公積金的繳交比例為1％－8％公積金沉淀：2000億，“沉睡”的公積金近年來，公積金貸款對職工購房的支持不斷加強(qiáng)。住房和城鄉(xiāng)建設(shè)部日前發(fā)布的《2008年全國住房公積金管理情況通報》顯示，截至2008年末，住房公積金已累計為超過960萬戶職工家庭發(fā)放個人住房貸款10600億元。2008年，全國住房公積金繳存額約為4470億元，同比增加26%。截至年末，住房公積金繳存余額超過1.2萬億元。據(jù)估算，公積金閑置資金已超過2000億元。爭論：1）公積金的“劫貧濟(jì)富”？公積金的姓“私”還是“公”？公積金背景資料北京：單位和個人各繳基本工資的12％1住房制度與住房保障

Housingsystemandpublichousing住房制度housingsystem住房政策h(yuǎn)ousingpolicy住房保障政策publichousingpolicy保障住房與公共住房publichousing,socialhousing經(jīng)濟(jì)適用房與可承受住房affordablehousing1住房制度與住房保障

Housingsystemand1.1住房保障政策類型

Typesofpublichousingpolicy按照主體劃分：全國性、省市級、社區(qū)級或企事業(yè)單位；Nationalpolicy,provincialpolicyandcommunityorenterprisegradepolicy按照手段劃分：財政政策、金融政策、土地政策；financelandFinancepolicyandlandpolicy按照對住房市場的介入程度劃分：自由市場經(jīng)濟(jì)、高福利市場經(jīng)濟(jì)、社會市場經(jīng)濟(jì)；Freemarketeconomypolicy,high-welfaremarketeconomypolicyandsocialmarketeconomypolicy按照干預(yù)對象劃分：供給方政策、需求方政策和租金(價格)管制政策Supplypolicy,demandpolicyandrent(price)controlpolicy1.1住房保障政策類型

Typesofpublich1.2住房保障政策的緣起

Howdoespublichousingpolicybegin?住房供需矛盾尖銳化Housingsupplyanddemandconflict.民主化進(jìn)程的發(fā)展、政府注重民意的推動作用Democracydevelopmentisimpetus.經(jīng)濟(jì)發(fā)展的基礎(chǔ)作用Economicgrowthprovidesafoundation.國際團(tuán)體、組織的促進(jìn)作用Internationalgroupsandorganizationsactaspropeller.(adequatehousing/shelterforall)1996年聯(lián)合國《人居議程》和《伊斯坦布爾人居宣言》提出了“人人享有適當(dāng)住房”和“城市化進(jìn)程中人類住區(qū)可持續(xù)發(fā)展”兩大奮斗目標(biāo)Internationalgroupsandorganizationspromotes（adequatehousing/shelterforall.“人人享有適當(dāng)住房”）1.2住房保障政策的緣起

Howdoespublic1.3市場經(jīng)濟(jì)條件下提供住房保障的必要性之理論分析

Necessityofprovidingpublichousingundermarketeconomy（1）市場經(jīng)濟(jì)條件下的資源分配無法自發(fā)實現(xiàn)收入的公平分配。Resourcescannotbefairlyallocatedbythemselvesundermarketeconomy.（2）住房具有外部性，往往被家庭和業(yè)主所忽略。Dwellingshaveexternalitywhichisoftenoverviewedbyhouseholds.（3）住房是“優(yōu)值品”，其價值容易被低估。Dwellingsaremeritgoodswhosevalueisoftenunderestimated.（4）滿足特殊階段的特殊需要。Publichousingsatisfiesthespecialdemandduringspecialtime.1.3市場經(jīng)濟(jì)條件下提供住房保障的必要性之理論分析

Nec關(guān)于優(yōu)值品

meritgoods現(xiàn)實生活中經(jīng)常出現(xiàn)這樣一種情況：某種東西能給一個人帶來較大的利益，但消費者卻沒有認(rèn)識到這一點，只給它一個很低的評價，表現(xiàn)為在很低的價格水平上才愿意去購買；或者出現(xiàn)相反的情況，某種東西給人帶來的益處并不大，甚至有害處。但消費者卻給予了較高的評價，表現(xiàn)為他愿意花較高的價格去購買。人們把消費者的評價低于合理評價的產(chǎn)品稱為優(yōu)值品（MERITGOODS），把消費者的評價高于合理評價的產(chǎn)品稱為劣值品（DISMERITGOODS）。Thereisalwayssuchasituation,somethingbenefitspeoplealotbutisunderestimatedwhilesomethingbringslittlebenefitbutishighlypraised.Theformeronesarecalledmeritgoodswhilethelatteronesarecalleddismeritgoods.關(guān)于優(yōu)值品

meritgoods現(xiàn)實生活中經(jīng)常出現(xiàn)這樣一種1.4住房保障政策的目標(biāo)與原則

Objectivesandprinciplesofpublichousingpolicy總體目標(biāo)：解決住房困難，提高人民的居住水平和居住質(zhì)量，保障公民的居住權(quán)利；Theoverallobjectiveistosolvehousingproblem,promotelivingqualityandprotectcitizens’livingrights.居住水平和居住質(zhì)量的衡量：數(shù)量、質(zhì)量和支出水平；Measurementoflivinglevelandquality:quantity,qualityandconsuminglevel.具體目標(biāo)：因國家和地區(qū)而異Thedetailedobjectivesaredifferentwithnationsandregions.1.4住房保障政策的目標(biāo)與原則

Objectivesan我國的目標(biāo)

ObjectivesofChina我國到2020年的目標(biāo)：“戶均一套房、人均一間房、功能配套、設(shè)備齊全”TheobjectiveofChinesegovernmentistogeteveryhouseholdanunitofdwelling,everyonearoomwithcompleteequipmentuntil2020.我國的目標(biāo)

ObjectivesofChina我國到20實現(xiàn)目標(biāo)的策略

Strategies實物形態(tài)方面保障供給；Providinghousingsupply支付能力方面增加可支配收入Increasingincome實現(xiàn)目標(biāo)的策略

Strategies實物形態(tài)方面保障供給；住房保障的原則

Principlesofpublichousingpolicies效率原則：垂直效率、水平效率和運(yùn)作效率Efficiency:verticalefficiency,horizontalefficiencyandoperatingefficiency中性原則：不改變各分市場的相對價格Moderation:keepingcomparativepriceofeachsubmarketstable節(jié)約和便利原則：補(bǔ)貼額、補(bǔ)貼的操作成本Savingandconvenience:subsidyandoperatingcost住房保障的原則

Principlesofpublich住房保障的原則

Principlesofpublichousingpolicies公平原則：橫向公平（同樣條件）和縱向公平（不同條件）Fairness:verticalfairness(underthesameconditions)andhorizontalfairness(withdifferentconditions)主權(quán)平衡原則Sovereigntyequality穩(wěn)定原則Stableness住房保障的原則

Principlesofpublich1.5補(bǔ)充：新加坡住房政策

PublichousinginSingaporeFOURKINDSOFESTATESINLAND1)thefreeholdfeesimpleestate(historically)2)thefreeholdlifeestate3)theestateinperpetuity(createdbytheStateLandsAct)4)theleaseholdestate(999yearsoronemonth)Inrecenttimes,theStatemorecommonlygrantstheleasehold,30yearsinthecaseindustrialpurposeand99yearsinthecaseoflandforresidentialpurposes.1.5補(bǔ)充：新加坡住房政策

PublichousingPublicHousing,HDB,TownCouncils,HUDC(p1)Theterm“publichousing”appliestohousingdevelopedwithpublicfunds.InSingapore,theHousingandDevelopmentBoard(HDB)wassetupin1960chargedwiththetaskofdeveloping,rentingandsellingpublichousing,commonlyreferredtoasHDBhousingorHDBflats.Between1960and1965theHDBbuilt772,495dwellingunits.Until1989,whentheTownCouncilsActofthatyearprovidedforthetakingoverofthistaskfromtheHDBbynewlyestablishedtowncouncils,theHDBwasalsoresponsibleforthemanagementofthecommonareasoftheestatesthatitbuilt.PublicHousing,HDB,TownCounHUDC,HDB(p2)In1979theHousingandUrbanDevelopmentCorporation(HUDC)wasincorporatedwiththetaskofbuildingflatsforthesectionofthepublicwhowerenoteligiblefortheHDBflatstheirincomesexceededtheincomeceilingforHDBflatsbutwhosefinancesdidnotstretchtothepurchaseofprivateproperty.TheseHUDCflatswereofbetterqualityand,inthebeginning,weresitedawayfromtheHDBestates.From1982,however,thecontrolofthehousingthathaddevelopedbytheHUDCaswellasthefunctionsoftheHUDCwastransferredtotheHDB.Similarly,andatthesametime,housingbuiltbyJurongTownCorporationcameunderthejurisdictionoftheHDB.Thus,since1982theHDBhasbeenthesoleauthorityresponsibleforthedevelopment,rentalandsaleofpublichousing.HUDC,HDB(p2)In1979theHousiSomeprivateflatsunderHDB(p2)UndertheExecutiveCondominiumHousingSchemeAct,housingbuiltbyprivatedevelopersisplacedunderthesupervisionoftheHDBforperiodthatthehousingissubjectedtorestrictedoccupationanddealings.HousingunderthisschemeisincludedinthisbookbecauseitispartiallysubsidizedbytheGovernment,andforthefirstfiveyearsfromthedatewhenthetemporaryoccupationpermitisissuedisalsosubjecttorulessimilartothoseapplicabletoHDBhousingSomeprivateflatsunderHDB(pFlatssizeandqualityFlatsbuiltbyHDBcomeindifferentsizes,namely,one-room,two-room,three-room,four-room,five-roomandexecutiveflats.Withineachcategory,theflatsareavailableindifferentqualityfinishes:nofrills,standardorimproved.Whateverthesize,three-roomorexecutive,whateverthequality,basic“nofrills”or“designandbuild”,ownersofHDBflatsallhave99-yearleasefromtheHDB.FlatssizeandqualityFlatsbuTOWNCOUNCILS(p90)In1989,withthecomingintoforceoftheTownCouncilsAct,towncouncilsreplacedtheHDBinthetaskofmanagingtheHDBhousingestates.Ithasbeensaidthatwiththemanagementof1,132,486propertiesin1988—ofwhich620,467unitswereresidentialunit—concentratedinitshands,theHDBhadbecome“asecondgovernment”“TowncouncilsaredesignedtogiveSingaporeansthechancetodecideforthemselvesthekindofenvironmenttheypreferandtoletthemparticipateintheday-to-daymanagementoftheirestates””TOWNCOUNCILS(p90)In1989,witPublichousinginSingaporep13InSingapore,86%ofthepopulationliveinpublichousingandofthese81%owntheirflats.Theownersofflatshave99-yearsubleases.“Whenwepriceourflats,wedonotjustpricethembasedonourcosts.Wepricethemwithaneyeontheaffordabilityforthesewhoarepurchasingthem,andwetrytokeepthatlevelofaffordabilitythesameoveryears

”

Source:TanSookYee,PrivateownershipofpublicHousinginSingapore,TimesAcademicPress,1998PublichousinginSingaporep1PublichousinginSingaporeP13(line-3):Thegovernmenthasalsopromisedthatthepriceoffour-roomflatswillbesetsuchthat70%ofthehouseholdswillbeabletoaffordthem,whilethepriceofthree-roomflatswillbesetsuchthattheywillbeaffordableto90%ofthehouseholds.P20:In1991,five-room,123squaremeters;in1992five-room,135squaremeters.P44:allocationprocedures:ballotingsystem;P45:foranewflat,thewaitingperiodistwoandahalfyears;foraresaleflatoraflatthatwasnotchosenatanearlierselection,thewaitingperiodmaybeshorter.PublichousinginSingaporeP13CPF(CentralProvidentFund)CPFhousingGrantScheme(p47)Purchaser--Singaporecitizen,occupier—Singaporecitizenorpermanentresident,purchaser—atleast21yearsold,married,withaproperfamilynucleus,firsthomeapplicants;incomeceiling$8,000/12,000/month/family(nuclearfamily/extendedfamily)GovernmentGrant:$40,000(newflat)/$50,000(resaleflat)Gradedresalelevyuponresale,andgrantrefundedtoCPFaccountCPF(CentralProvidentFund)CPTherequirementaffectstheprivatelifeofanHDBflatownerFamilynucleus:amaritalorbloodrelationshipbetweentheapplicantandeithertheotherapplicantortheauthorizedoccupier.+p46+p108-109HDBflatrulespreventpeoplefromleavingthematrimonialhome.Therequirementaffectsthep2三種常用的住房保障方式及其對市場的作用

Threecommonpublichousingpoliciesandeffects新房建設(shè)補(bǔ)貼的過濾效應(yīng)Filteringeffectofsubsidiesofnewlybuilthousing廉租房的經(jīng)濟(jì)效率和福利分布Economicefficiencyandwelfaredistributionoflow-renthousing價格管制與住房市場Pricecontrolandhousingmarket2三種常用的住房保障方式及其對市場的作用

Threeco2.1中檔房建設(shè)補(bǔ)貼的過濾效應(yīng)

Medium-qualityhousingsubsidyMedium-QualitySubmarketLow-QualitySubmarketPricepersquaremeterPricepersquaremeterInitialequilibriumInitialequilibriumQuantityofmedium-qualitydwellingsQuantityofmedium-qualitydwellings2.1中檔房建設(shè)補(bǔ)貼的過濾效應(yīng)

Medium-qualit過濾引發(fā)的效應(yīng)（教材p85）

Filtering-inducedeffects需求效應(yīng)Demandeffect供給效應(yīng)Supplyeffect替代效應(yīng)Substitutioneffect過濾效應(yīng)Filteringeffect有關(guān)政策的負(fù)擔(dān)轉(zhuǎn)移Burdenmovingofrelatedpolicies過濾引發(fā)的效應(yīng)（教材p85）

Filtering-induc實證

Empiricalstudies美國的數(shù)據(jù)：教材p65p85StatisticsofAmericaareshownonP.65andP.85inthetextbook.我國售后公房、經(jīng)濟(jì)實用房市場交易情況的例子：教材p86ExamplesofsocialhousingandaffordablehousinginChinaareshownonP.86inthetextbook.新加坡的例子：見下一頁TheexampleofSingaporeisshownonnextpage.實證

Empiricalstudies美國的數(shù)據(jù)：教材p6TanSookYee,PrivateownershipofpublichousinginSingapore,TimesAcademicPress,1998,pp29-30MarketanalystsaidthatthosewhosoldtheirHDBflatswereupgradingeithertobiggerHDBflatsortothelowerendofprivatehousing.ThepricesoftheresaleHDBmarketthereforewerethebenchmarkforthepricesoftheprivateresidentialproperty.Whenthenewmeasures“quietened”theprivateresidentialpropertymarket,thisimpactedontheHDBresalescene.Inanyevent,apartfromtheknock-oneffectofthenewrulesontheprivateresidentialsector,thosenewrulesalsoappliedtoHDBpropertiesdirectly.Sincetheimplementationofthesefiscalmeasuresandthegeneraltighteningofcredit,thevolumeoftheprivatepropertytransactionhasfallen.TheHDBresalemarkethasalsobeenaffectedinregardtobothvolumeoftransactionsandprices.TanSookYee,Privateownershi2.2廉租房的補(bǔ)貼額、補(bǔ)貼的凈收益

Subsidyoflow-renthousinganditsnetprofit

補(bǔ)貼額Subsidy補(bǔ)貼的凈收益Netprofit補(bǔ)貼的效率Efficiency教材p87；originalsource:Yue-ChimRichardWong,OnprivatizingPublicHousing,CityUniversityofHongKongPress,19982.2廉租房的補(bǔ)貼額、補(bǔ)貼的凈收益

Subsidyof廉租房的經(jīng)濟(jì)效率和福利分布

Economicefficiencyoflow-renthousing&welfaredistribution

目標(biāo)情形：（Hm<）Hc<HsObjectivesituationisHm<Hc<HsConsumingonothergoodsHousingConsuming廉租房的經(jīng)濟(jì)效率和福利分布

Economicefficie實物配租可能導(dǎo)致的住房消費扭曲

Housingallowancemayinducehousingconsumingdistortion.Hm：沒有公共住房時；Hc：實物配租時；Hs：貨幣配租時；Hmmeanshousingconsumingwhenthereisnopublichousing,whileHcmeansundertheconditionofhousingallowanceandHsmeansundertheconditionofcurrencyallowance.正常情況廉租房政策會顯著增加住房消費量：Hm<Hc<HsNormally,low-renthousingpolicywillincreasehousingconsuming.實物配租可能導(dǎo)致的住房消費扭曲

Housingallowa實物配租可能導(dǎo)致的住房消費扭曲

Housingallowancemayinducehousingconsumingdistortion.但是可能發(fā)生兩種扭曲情況：Buttheremaybetwokindsofdistortion.1）廉租租金極低時：（Hm<）Hs<HcWhentherentisquitelow,（Hm<）Hs<Hc2）不規(guī)定廉租住房消費量一定要大于原先的消費量時：Hs<Hm（<Hc）Whenthereisnoregulationthatconsumingonlow-renthousesshouldexceedoriginalconsuming,Hs<Hm（<Hc）實物配租可能導(dǎo)致的住房消費扭曲

Housingallowa扭曲情形一

Distortion1公共廉租租金極低時，住房消費量小于其得到現(xiàn)金補(bǔ)貼C時的消費量：（Hm<）Hs<HcWhentherentisquitelow,housingconsumingwillbelessthantheconsumingwhenreceivingacurrencyallowanceofC.（Hm<）Hs<HcConsumingonothergoodsHousingConsuming扭曲情形一

Distortion1公共廉租租金極低時，住房扭曲情形二

Distortion2不規(guī)定廉租住房消費量一定要大于原先的消費量時：Hs<Hm（<Hc）Whenthereisnoregulationthatconsumingonlow-renthousesshouldexceedoriginalconsuming,therewillbe:Hs<Hm（<Hc）ConsumingonothergoodsHousingConsuming扭曲情形二

Distortion2不規(guī)定廉租住房消費量一定防止住房消費扭曲

Preventionofconsumingdistortion香港的“雙倍租金”（教材p89）Hongkong’sexperienceistoexecutedoublerent.防止住房消費扭曲

Preventionofconsumi2.3價格管制及其后果

Pricecontrolanditsconsequences初始均衡E；價格管制以后的短期均衡點E1；價格管制以后的長期均衡點E2；InitialequilibriumisE1shorttermequilibriumisE2andlongtermequilibriumisE3后果：供需缺口增大；需求轉(zhuǎn)移；收入轉(zhuǎn)移，鄰里退化；租賃供給減少、出售增多；供需缺口進(jìn)一步增大；TheconsequencesareDivisionbetweensupplyanddemandexpandsDemandmoves,incomemovesandneighborhooddegradesRentalsupplydecreaseandsellingsupplyincreaseDivisionbetweensupplyanddemandbecomesevenwider2.3價格管制及其后果

Pricecontroland2.3價格管制及其后果

Pricecontrolanditsconsequences其他后果：業(yè)主變相收費；阻礙勞動力流動Otherconsequencesaredeveloperschargeinotherwaysandlabormovingisimpeded.2.3價格管制及其后果

Pricecontroland價格管制與住房市場

Pricecontrol&housingmarketRentQuantityofhousingserviceControlledrent價格管制與住房市場

Pricecontrol&hous價格管制與住房市場

Pricecontrol&housingmarketPriceofperunitofhousingserviceQuantityofhousingservice價格管制與住房市場

Pricecontrol&hous3現(xiàn)階段中國住房保障政策概覽國家層面同一口徑的三大類：經(jīng)濟(jì)適用房，公租房，廉租房經(jīng)適房在各地的其他形式：限價房，動拆遷安置房租賃房的其他形式：人才公寓，農(nóng)民工公寓，學(xué)生宿舍實物載體：專項建設(shè)項目；舊城改造，大型居住社區(qū)的新建，商品房中配建非實物方式：貨幣化補(bǔ)貼另外，房改之前的住房補(bǔ)貼：低租公房，優(yōu)惠價出售的老公房。量大，也應(yīng)該納入統(tǒng)計。3現(xiàn)階段中國住房保障政策概覽國家層面同一口徑的三大類：經(jīng)濟(jì)目前保障房存量及其規(guī)劃建設(shè)量以上海為例：老公房、新房子兩方面數(shù)據(jù)均待考。2011年：確保實現(xiàn)全年新開工建設(shè)保障性住房和各類棚戶區(qū)改造住房1000萬套的目標(biāo)目前保障房存量及其規(guī)劃建設(shè)量以上海為例：老公房、新房子兩方面復(fù)習(xí)思考題

Questions1.市場經(jīng)濟(jì)條件下政府提供住房保障的原因是什么？Whydoesthegovernmentprovidepublichousingundermarketeconomy?2.如何衡量市民的住房條件？Howtomeasurecitizen’slivingcondition?3.住房保障應(yīng)該遵循哪些原則？Whichrulesshouldbeappliedtowhenprovidingpublichousing?4.什么是住房保障政策的效率？Whatistheefficiencyofpublichousingpolicy?5.如何理解住房保障政策的公平原則？Howtounderstandthefairnessprincipleofpublichousingpolicy?復(fù)習(xí)思考題

Questions1.市場經(jīng)濟(jì)條件下政府提供住房復(fù)習(xí)思考題

Questions6.如何理解住房保障政策的中性原則？Howtounderstandthemoderationprincipleofpublichousingpolicy?7.對新房建設(shè)的補(bǔ)貼政策，其受益對象僅局限于新建住房的獲得者嗎？為什么？Aretherentersofthenewlybuiltdwellingstheonlybenefit?Fromthesubsidytothenewlydwellings?Why?8.如何設(shè)計廉租房政策以避免住房消費的扭曲？Howto?Low-renthousingpolicytoaverthousingconsumingdistortion?復(fù)習(xí)思考題

Questions6.如何理解住房保障政策的中性復(fù)習(xí)思考題

Questions9.租金管制引發(fā)的市場效應(yīng)有哪些？Whatmarketeffectwillbebroughtbyrentcontrol?以下思考題和討論結(jié)合教材第八章自學(xué)和進(jìn)一步領(lǐng)會，限于課時上課不作講授。10.我國目前主要采用了哪幾種住房保障手段？各有哪些利弊？WhichkindofpublichousingpolicyistakeninChina?Whataretheadvantagesanddisadvantages?11.我國目前主要采取的保障住房供應(yīng)方式有哪些？存在哪些問題？如何解決？WhatarethemainwaysofsupplyingpublichousinginChina?Whataretheproblemsandhowtosolvethem?復(fù)習(xí)思考題

Questions9.租金管制引發(fā)的市場效應(yīng)有哪進(jìn)一步的討論

Furtherdiscussion我國現(xiàn)行住房制度和住房保障政策的基本框是怎樣的？存在哪些問題？如何完善？WhatistheframeworkofChina’spresenthousingsystemandpublichousingpolicy?Whatarethedisadvantagesandhowtoimprovethem?形式：個人書面作業(yè)。要求：自己歸納和梳理，篇幅在800－1000字Finishthehomeworkwith800-1000wordsbyyourself.進(jìn)一步的討論

Furtherdiscussion我國現(xiàn)行住本章參考文獻(xiàn)

References錢瑛瑛，房地產(chǎn)經(jīng)濟(jì)學(xué)，同濟(jì)大學(xué)出版社，2008年3月QianYingying,RealEstateEconomics,TongjiUniversitypress,Mar.2008原版補(bǔ)充材料DeniseDisPasquale,WilliamC.Wheaton.UrbanEconomicsandRealEstateMarkets,NewJersey:Prentice-Hall,Inc.1996本章參考文獻(xiàn)

References錢瑛瑛，房地產(chǎn)經(jīng)濟(jì)學(xué)，同第七講（下）

住房制度、住房保障

與住房市場

Housingsystem,housingsubsidyandhousingmarket第七講（下）

住房制度、住房保障

與住房市場

動態(tài)播放（回顧）南匯并入浦東引發(fā)樓市熱潮公積金凈收益部分可用于廉租房建設(shè)，閑置公積金用于支持經(jīng)適房動態(tài)播放（回顧）南匯并入浦東引發(fā)樓市熱潮南匯并入浦東引發(fā)樓市熱潮

2009年5月7日

東方衛(wèi)視消息上海市政府新聞發(fā)言人陳啟偉，在今天的例行新聞發(fā)布會上透露，國務(wù)院已于近日正式批復(fù)上海市《關(guān)于撤銷南匯區(qū)建制將原南匯區(qū)行政區(qū)域劃入浦東新區(qū)的請示》，同意撤銷上海市南匯區(qū)，將其行政區(qū)域并入上海市浦東新區(qū)。南匯近期樓市：不過，最近1月來，南匯區(qū)的房地產(chǎn)成交量有所放大，而有些區(qū)域房價也略有上漲。拿周康板塊來說，3月成交與2月相比上揚(yáng)10%，但整體上與浦東區(qū)域成交量相比仍屬平淡。而4月開始，隨著整體市場的逐步回暖，周康板塊成交比3月上揚(yáng)30%，而4月浦東區(qū)域整體成交套數(shù)增長25.4%。中原地產(chǎn)分析師認(rèn)為，南匯板塊與全市樓市回暖同步，并沒有出現(xiàn)火爆的現(xiàn)象，價格走勢平穩(wěn)，可以說是穩(wěn)中見暖。但從長期來看，這些板塊未來有望迎來發(fā)展。資料來源：上海浦東樓市近期有所升溫南匯樓市成交略升，2009年5月12日06:47，來源:文匯報作者:陳桂蘭南匯并入浦東引發(fā)樓市熱潮

2009年5月7日

東方衛(wèi)視消南匯浦東相關(guān)數(shù)據(jù)資料來源：綜合近期媒體

數(shù)據(jù)顯示，原浦東新區(qū)面積為532.75平方公里，戶籍人口194.29萬。2008年地區(qū)生產(chǎn)總值3150.99億元。原南匯區(qū)面積677.66平方公里，戶籍人口74.31萬。2008年地區(qū)生產(chǎn)總值548.03億元。行政區(qū)劃調(diào)整后的浦東新區(qū)，面積為1210.41平方公里，戶籍人口268.60萬。浦東發(fā)展與改革研究院秘書長楊周彝說，“大浦東”突破行政區(qū)劃，使得土地、政策、資金、競爭等諸多掣肘迎刃而解，而上海國際金融和航運(yùn)中心建設(shè)、迪斯尼項目等將能通盤考慮。

楊周彝說，土地問題的解決將為“大浦東”發(fā)展提供新動力，如浦東迪斯尼項目等將不會受土地指標(biāo)的制約，并可能打造成美國海外最大的迪斯尼中心；此外，也將帶動南匯區(qū)城鎮(zhèn)化進(jìn)程。南匯浦東相關(guān)數(shù)據(jù)資料來源：綜合近期媒體

數(shù)據(jù)顯示，原浦東新住房城鄉(xiāng)建設(shè)部－－公積金凈收益部分可用于廉租房建設(shè)，閑置公積金用于支持經(jīng)適房住房城鄉(xiāng)建設(shè)部副部長齊驥接受中國政府網(wǎng)專訪表示，地方政府可因地制宜地決定經(jīng)濟(jì)適用房和廉租房比例。此外，公積金凈收益全部用于廉租房建設(shè)的同時，住房部正在籌劃將一部分閑置公積金用于支持經(jīng)濟(jì)適用房建設(shè)試點。對于夾心層鼓勵建設(shè)經(jīng)濟(jì)租賃住房解決其住房問題。－－－來源中國房地產(chǎn)報。2009/5/12住房城鄉(xiāng)建設(shè)部－－公積金凈收益部分可用于廉租房建設(shè)，閑置公積公積金背景資料北京：單位和個人各繳基本工資的12％上海：單位和個人各繳基本工資的7％補(bǔ)充公積金：企業(yè)可以選擇為員工繳納補(bǔ)充公積金，根據(jù)企業(yè)效益的不同，補(bǔ)充公積金的繳交比例為1％－8％公積金沉淀：2000億，“沉睡”的公積金近年來，公積金貸款對職工購房的支持不斷加強(qiáng)。住房和城鄉(xiāng)建設(shè)部日前發(fā)布的《2008年全國住房公積金管理情況通報》顯示，截至2008年末，住房公積金已累計為超過960萬戶職工家庭發(fā)放個人住房貸款10600億元。2008年，全國住房公積金繳存額約為4470億元，同比增加26%。截至年末，住房公積金繳存余額超過1.2萬億元。據(jù)估算，公積金閑置資金已超過2000億元。爭論：1）公積金的“劫貧濟(jì)富”？公積金的姓“私”還是“公”？公積金背景資料北京：單位和個人各繳基本工資的12％1住房制度與住房保障

Housingsystemandpublichousing住房制度housingsystem住房政策h(yuǎn)ousingpolicy住房保障政策publichousingpolicy保障住房與公共住房publichousing,socialhousing經(jīng)濟(jì)適用房與可承受住房affordablehousing1住房制度與住房保障

Housingsystemand1.1住房保障政策類型

Typesofpublichousingpolicy按照主體劃分：全國性、省市級、社區(qū)級或企事業(yè)單位；Nationalpolicy,provincialpolicyandcommunityorenterprisegradepolicy按照手段劃分：財政政策、金融政策、土地政策；financelandFinancepolicyandlandpolicy按照對住房市場的介入程度劃分：自由市場經(jīng)濟(jì)、高福利市場經(jīng)濟(jì)、社會市場經(jīng)濟(jì)；Freemarketeconomypolicy,high-welfaremarketeconomypolicyandsocialmarketeconomypolicy按照干預(yù)對象劃分：供給方政策、需求方政策和租金(價格)管制政策Supplypolicy,demandpolicyandrent(price)controlpolicy1.1住房保障政策類型

Typesofpublich1.2住房保障政策的緣起

Howdoespublichousingpolicybegin?住房供需矛盾尖銳化Housingsupplyanddemandconflict.民主化進(jìn)程的發(fā)展、政府注重民意的推動作用Democracydevelopmentisimpetus.經(jīng)濟(jì)發(fā)展的基礎(chǔ)作用Economicgrowthprovidesafoundation.國際團(tuán)體、組織的促進(jìn)作用Internationalgroupsandorganizationsactaspropeller.(adequatehousing/shelterforall)1996年聯(lián)合國《人居議程》和《伊斯坦布爾人居宣言》提出了“人人享有適當(dāng)住房”和“城市化進(jìn)程中人類住區(qū)可持續(xù)發(fā)展”兩大奮斗目標(biāo)Internationalgroupsandorganizationspromotes（adequatehousing/shelterforall.“人人享有適當(dāng)住房”）1.2住房保障政策的緣起

Howdoespublic1.3市場經(jīng)濟(jì)條件下提供住房保障的必要性之理論分析

Necessityofprovidingpublichousingundermarketeconomy（1）市場經(jīng)濟(jì)條件下的資源分配無法自發(fā)實現(xiàn)收入的公平分配。Resourcescannotbefairlyallocatedbythemselvesundermarketeconomy.（2）住房具有外部性，往往被家庭和業(yè)主所忽略。Dwellingshaveexternalitywhichisoftenoverviewedbyhouseholds.（3）住房是“優(yōu)值品”，其價值容易被低估。Dwellingsaremeritgoodswhosevalueisoftenunderestimated.（4）滿足特殊階段的特殊需要。Publichousingsatisfiesthespecialdemandduringspecialtime.1.3市場經(jīng)濟(jì)條件下提供住房保障的必要性之理論分析

Nec關(guān)于優(yōu)值品

meritgoods現(xiàn)實生活中經(jīng)常出現(xiàn)這樣一種情況：某種東西能給一個人帶來較大的利益，但消費者卻沒有認(rèn)識到這一點，只給它一個很低的評價，表現(xiàn)為在很低的價格水平上才愿意去購買；或者出現(xiàn)相反的情況，某種東西給人帶來的益處并不大，甚至有害處。但消費者卻給予了較高的評價，表現(xiàn)為他愿意花較高的價格去購買。人們把消費者的評價低于合理評價的產(chǎn)品稱為優(yōu)值品（MERITGOODS），把消費者的評價高于合理評價的產(chǎn)品稱為劣值品（DISMERITGOODS）。Thereisalwayssuchasituation,somethingbenefitspeoplealotbutisunderestimatedwhilesomethingbringslittlebenefitbutishighlypraised.Theformeronesarecalledmeritgoodswhilethelatteronesarecalleddismeritgoods.關(guān)于優(yōu)值品

meritgoods現(xiàn)實生活中經(jīng)常出現(xiàn)這樣一種1.4住房保障政策的目標(biāo)與原則

Objectivesandprinciplesofpublichousingpolicy總體目標(biāo)：解決住房困難，提高人民的居住水平和居住質(zhì)量，保障公民的居住權(quán)利；Theoverallobjectiveistosolvehousingproblem,promotelivingqualityandprotectcitizens’livingrights.居住水平和居住質(zhì)量的衡量：數(shù)量、質(zhì)量和支出水平；Measurementoflivinglevelandquality:quantity,qualityandconsuminglevel.具體目標(biāo)：因國家和地區(qū)而異Thedetailedobjectivesaredifferentwithnationsandregions.1.4住房保障政策的目標(biāo)與原則

Objectivesan我國的目標(biāo)

ObjectivesofChina我國到2020年的目標(biāo)：“戶均一套房、人均一間房、功能配套、設(shè)備齊全”TheobjectiveofChinesegovernmentistogeteveryhouseholdanunitofdwelling,everyonearoomwithcompleteequipmentuntil2020.我國的目標(biāo)

ObjectivesofChina我國到20實現(xiàn)目標(biāo)的策略

Strategies實物形態(tài)方面保障供給；Providinghousingsupply支付能力方面增加可支配收入Increasingincome實現(xiàn)目標(biāo)的策略

Strategies實物形態(tài)方面保障供給；住房保障的原則

Principlesofpublichousingpolicies效率原則：垂直效率、水平效率和運(yùn)作效率Efficiency:verticalefficiency,horizontalefficiencyandoperatingefficiency中性原則：不改變各分市場的相對價格Moderation:keepingcomparativepriceofeachsubmarketstable節(jié)約和便利原則：補(bǔ)貼額、補(bǔ)貼的操作成本Savingandconvenience:subsidyandoperatingcost住房保障的原則

Principlesofpublich住房保障的原則

Principlesofpublichousingpolicies公平原則：橫向公平（同樣條件）和縱向公平（不同條件）Fairness:verticalfairness(underthesameconditions)andhorizontalfairness(withdifferentconditions)主權(quán)平衡原則Sovereigntyequality穩(wěn)定原則Stableness住房保障的原則

Principlesofpublich1.5補(bǔ)充：新加坡住房政策

PublichousinginSingaporeFOURKINDSOFESTATESINLAND1)thefreeholdfeesimpleestate(historically)2)thefreeholdlifeestate3)theestateinperpetuity(createdbytheStateLandsAct)4)theleaseholdestate(999yearsoronemonth)Inrecenttimes,theStatemorecommonlygrantstheleasehold,30yearsinthecaseindustrialpurposeand99yearsinthecaseoflandforresidentialpurposes.1.5補(bǔ)充：新加坡住房政策

PublichousingPublicHousing,HDB,TownCouncils,HUDC(p1)Theterm“publichousing”appliestohousingdevelopedwithpublicfunds.InSingapore,theHousingandDevelopmentBoard(HDB)wassetupin1960chargedwiththetaskofdeveloping,rentingandsellingpublichousing,commonlyreferredtoasHDBhousingorHDBflats.Between1960and1965theHDBbuilt772,495dwellingunits.Until1989,whentheTownCouncilsActofthatyearprovidedforthetakingoverofthistaskfromtheHDBbynewlyestablishedtowncouncils,theHDBwasalsoresponsibleforthemanagementofthecommonareasoftheestatesthatitbuilt.PublicHousing,HDB,TownCounHUDC,HDB(p2)In1979theHousingandUrbanDevelopmentCorporation(HUDC)wasincorporatedwiththetaskofbuildingflatsforthesectionofthepublicwhowerenoteligiblefortheHDBflatstheirincomesexceededtheincomeceilingforHDBflatsbutwhosefinancesdidnotstretchtothepurchaseofprivateproperty.TheseHUDCflatswereofbetterqualityand,inthebeginning,weresitedawayfromtheHDBestates.From1982,however,thecontrolofthehousingthathaddevelopedbytheHUDCaswellasthefunctionsoftheHUDCwastransferredtotheHDB.Similarly,andatthesametime,housingbuiltbyJurongTownCorporationcameunderthejurisdictionoftheHDB.Thus,since1982theHDBhasbeenthesoleauthorityresponsibleforthedevelopment,rentalandsaleofpublichousing.HUDC,HDB(p2)In1979theHousiSomeprivateflatsunderHDB(p2)UndertheExecutiveCondominiumHousingSchemeAct,housingbuiltbyprivatedevelopersisplacedunderthesupervisionoftheHDBforperiodthatthehousingissubjectedtorestrictedoccupationanddealings.HousingunderthisschemeisincludedinthisbookbecauseitispartiallysubsidizedbytheGovernment,andforthefirstfiveyearsfromthedatewhenthetemporaryoccupationpermitisissuedisalsosubjecttorulessimilartothoseapplicabletoHDBhousingSomeprivateflatsunderHDB(pFlatssizeandqualityFlatsbuiltbyHDBcomeindifferentsizes,namely,one-room,two-room,three-room,four-room,five-roomandexecutiveflats.Withineachcategory,theflatsareavailableindifferentqualityfinishes:nofrills,standardorimproved.Whateverthesize,three-roomorexecutive,whateverthequality,basic“nofrills”or“designandbuild”,ownersofHDBflatsallhave99-yearleasefromtheHDB.FlatssizeandqualityFlatsbuTOWNCOUNCILS(p90)In1989,withthecomingintoforceoftheTownCouncilsAct,towncouncilsreplacedtheHDBinthetaskofmanagingtheHDBhousingestates.Ithasbeensaidthatwiththemanagementof1,132,486propertiesin1988—ofwhich620,467unitswereresidentialunit—concentratedinitshands,theHDBhadbecome“asecondgovernment”“TowncouncilsaredesignedtogiveSingaporeansthechancetodecideforthemselvesthekin