社区规划与设计 (3) — 住房体制改革

1. 社区规划与设计(3) —住房体制改革 Community Planning　＆　Design Theory & Practice 0101049

2. Housing Reform in China • Context • Shift of Worldwide interest in housing policy From provision to enabling strategy. ---Enable the market to work effectively Strategic priorities for different types of country • low-income country, Bangladesh, Tanzania • High-indebted middle-income country, such as Argentina or Brazil • Centrally planned country or formerly centrally planned economies, Czech or Poland • Other middle-income countries, Korea or Malaysia

3. Housing Reform in China • 3 stages • The first stage (79-88) an experiment stage when changes were carried out in a piecemeal fashion tested in a few selected cities; the sale of new housing at construction costs in 1979, and extended to old public housing in 1980 with share ownership (82-85). More attributes: land acquisition, compensation and provision of local public facilities; halted in 1985.

4. Housing Reform in China • 3 stages • The second stage (89-98) Large-sale housing reform, investment, management and distribution, privatization of public housing, rental reform, housing finance. In October 1991, a major national housing reform conference was held in Beijing. The conference resolution, On Comprehensive Reform of the Urban Housing System, compiled by the State Council’s Housing Reform Steering Group, was issued in November 1991. This resolution led to the large-scale sale of existing public housing at very low prices, particularly to their current occupiers. In 1993, concern about the low-price sales of public housing led government to suspend the housing reform programme. In 1993 the sale of existing public-sector housing at very low prices had been stopped

5. Housing Reform in China • establishing: • (1) a dual housing provision system with a social housing supply providing economic and comfortable housing to middle- and low-income households and a commercial housing supply for high-income families; • (2) a public and private housing savings system; • (3) housing insurance, finance and loan systems which would enable both policy-oriented and commercial developments; and • (4) a healthy, standardized and regulated market system of property exchange, repair and management.

6. Housing Reform in China • 3 stages: The third stage: (98-) • The overall timescale was set at the end of 1998. Local authorities were left to decide when the change would take place and the details of subsidy policy. In order to catch the last welfare train, some work units could extend the implementation to the year 2000, and bought housing from commercial developers at market prices to sell or allocate to their employees at discounted prices. • The policy aimed to establish a new system so that housing consumption is no longer a burden to the state or work units.

7. Urban Land Use Reform • Land in urban China is owned by the state and administrated directly by municipalities, rural land has been owned collectively by rural communities since the Chinese Communist Party took power in 1949 (Li, 1999). Municipalities can requisition rural land at its discretion by paying some compensation and transferring related rural residents into urban registration. • During the pre-reform era (from 1949 to 1979), land users were all public work units, thus land allocation was based on administrative planning, land was nominally worthless and the acquisition of the land was nothing more than a bureaucratic arrangement.

8. Land Use Rights System(LURS) • The Land Use Rights system, literally the “paid transfer of land-use rights” (tudi youchang zhuanran), was made official by adding the statement “The right of land use can be transferred in accordance with the relevant legislation” to the Constitution (Li, 1999). Land still belongs to the State, making land use rights acceptable on the basis of the socialist doctrine.

9. Land Use Rights System(LURS) • Land Use Rights (LURs) are separated from ownership rights and become tradable in the market by private treaty, negotiation and auction (Li, 1999). LURs are rights with time limits for different kinds of land use. The longest leasehold term is 70 years for residential, 50 years for industrial, 50 years for educational/cultural and 40 years for commercial/office according to the 1990 Provisional Regulations on the Conveyance, Granting and Transferring of the State LUR in Cities and Towns. Within the leasehold period, LURs can be transferred and traded with the permission of the government. At the end of this contract period, the land and all its attachment would automatically revert to the state without payment and compensation, but the land users could renew the contract after paying for extension

10. Commercial Housing Provision • Developers • International • Public-owned companies • Private companies • Development Process • Land market (two tiers) • Planning permission

11. Affordable Housing Provision • The Economy Habitable Housing (EHH) plan • Anju Project • Income system? • Submarket boundaries

12. Home Mortgages • Home mortgages in China, where available at all, usually require large downpayments and high monthly installments that few workers can afford (Rosen and Ross, 2000). The relatively few Chinese citizens who have taken out these mortgages were largely private business owners or employees of foreign-funded enterprises that offered special incentives to enable their workers to buy a home. • Only three Chinese banks (ICBC, ABC and CCB) were authorised to provide home mortgages prior to 1998.

13. Hedonic model • In the hedonic model formally rendered by Rosen (1974), a housing unit is described by a vector of n objectively measurable characteristics. The housing unit (a bundle of characteristics) commands a price in the market. Various bundles and their associated prices reveal the implicit prices of the characteristics, known as hedonic prices.

14. Hedonic model • Although there is no consensus in the literature regarding the variables to be included into the hedonic price function, characteristics in three categories are generally considered appropriate (Bowen, et al., 2001): housing structural characteristics (S), social and environmental attributes of the neighbourhoods in which dwelling is located (N), and other locational characteristics such as accessibility to CBD, employment and services etc (L). Given appropriately measured variables in these three categories, it is generally agreed that proper specification of the hedonic price function accordingly expresses the market (cross-sectional) prices of housing units as • P=(S, N, L)

15. Evidence

16. Application • Property Valuation价格评估 • Demand estimation 需求预测 • Identification of housing submarkets分析确定住房次级市场

17. 城市总体规划中的住房规划 • Housing provision under the market system(市场经济条件下的住房供应特点)： 1）开发商瞄准高收入群体，开发高端产品； 2）住房供应结构失衡，低收入群体被排除在市场之外 ；

18. 上海2003年售出的新商品房的面积标准

19. 需求预测 • 收入结构 • Households’ Permanent Income Estimation • human capital theory an individual’s earning should be determined by his or her education, occupation, and experience in the labor market (with age as a proxy). Hence the strategy is to derive an estimable regression equation from (7-3) and to interpret the systematic part of the regression as permanent income and the residual as transitory income .

20. Model: income estimation

21. Affordability ratio?International comparison Affordability ratio

22. UK • USA