1、 第七讲（下）住房制度、住房保障与住房市场Housing system,housing subsidy and housing market动态播放（回顾）南汇并入浦东 引发楼市热潮公积金净收益部分可用于廉租房建设，闲置公积金用于支持经适房南汇并入浦东 引发楼市热潮 2009年5月7日 东方卫视消息上海市政府新闻发言人陈启伟，在今天的例行新闻发布会上透露，国务院已于近日正式批复上海市关于撤销南汇区建制 将原南汇区行政区域划入浦东新区的请示，同意撤销上海市南汇区，将其行政区域并入上海市浦东新区。南汇近期楼市：不过，最近1月来，南汇区的房地产成交量有所放大，而有些区域房价也略有上涨。拿周康板块来说
2、，3月成交与2月相比上扬10%，但整体上与浦东区域成交量相比仍属平淡。而4月开始，随着整体市场的逐步回暖，周康板块成交比3月上扬30%，而4月浦东区域整体成交套数增长25.4%。中原地产分析师认为，南汇板块与全市楼市回暖同步，并没有出现火爆的现象，价格走势平稳，可以说是稳中见暖。但从长期来看，这些板块未来有望迎来发展。资料来源：上海浦东楼市近期有所升温 南汇楼市成交略升，2009年5月12日 06:47，来源:文汇报 作者:陈桂兰 南汇浦东相关数据 资料来源：综合近期媒体 数据显示，原浦东新区面积为532.75平方公里，户籍人口194.29万。2008年地区生产总值3150.99亿元。原南汇区
3、面积677.66平方公里，户籍人口74.31万。2008年地区生产总值548.03亿元。行政区划调整后的浦东新区，面积为1210.41平方公里，户籍人口268.60万。浦东发展与改革研究院秘书长杨周彝说，“大浦东”突破行政区划，使得土地、政策、资金、竞争等诸多掣肘迎刃而解，而上海国际金融和航运中心建设、迪斯尼项目等将能通盘考虑。杨周彝说，土地问题的解决将为“大浦东”发展提供新动力，如浦东迪斯尼项目等将不会受土地指标的制约，并可能打造成美国海外最大的迪斯尼中心；此外，也将带动南汇区城镇化进程。住房城乡建设部公积金净收益部分可用于廉租房建设，闲置公积金用于支持经适房住房城乡建设部副部长齐骥接受中国
4、政府网专访表示，地方政府可因地制宜地决定经济适用房和廉租房比例。此外，公积金净收益全部用于廉租房建设的同时，住房部正在筹划将一部分闲置公积金用于支持经济适用房建设试点。对于夹心层鼓励建设经济租赁住房解决其住房问题。来源中国房地产报。2009/5/12公积金背景资料北京：单位和个人各缴基本工资的12上海：单位和个人各缴基本工资的7补充公积金：企业可以选择为员工缴纳补充公积金，根据企业效益的不同，补充公积金的缴交比例为18公积金沉淀：2000亿，“沉睡”的公积金近年来，公积金贷款对职工购房的支持不断加强。住房和城乡建设部日前发布的2008年全国住房公积金管理情况通报显示，截至2008年末，住房公积
5、金已累计为超过960万户职工家庭发放个人住房贷款10600亿元。2008年，全国住房公积金缴存额约为4470亿元，同比增加26%。截至年末，住房公积金缴存余额超过1.2万亿元。据估算，公积金闲置资金已超过2000亿元。争论：1）公积金的“劫贫济富”？公积金的姓“私”还是“公”？1 住房制度与住房保障Housing system and public housing住房制度 housing system住房政策 housing policy住房保障政策 public housing policy保障住房与公共住房 public housing,social housing经济适用房与可承受住房
6、affordable housing1.1 住房保障政策类型Types of public housing policy按照主体划分：全国性、省市级、社区级或企事业单位；National policy,provincial policy and community or enterprise grade policy按照手段划分：财政政策、金融政策、土地政策；finance land Finance policy and land policy按照对住房市场的介入程度划分：自由市场经济、高福利市场经济、社会市场经济；Free market economy policy,high-welfare
7、 market economy policy and social market economy policy按照干预对象划分：供给方政策、需求方政策和租金(价格)管制政策 Supply policy,demand policy and rent(price)control policy1.2 住房保障政策的缘起How does public housing policy begin?住房供需矛盾尖锐化 Housing supply and demand conflict.民主化进程的发展、政府注重民意的推动作用 Democracy development is impetus.经济发展的基础
8、作用 Economic growth provides a foundation.国际团体、组织的促进作用 International groups and organizations act as propeller.(adequate housing/shelter for all)1996年联合国人居议程和伊斯坦布尔人居宣言提出了“人人享有适当住房”和“城市化进程中人类住区可持续发展”两大奋斗目标 International groups and organizations promotes（adequate housing/shelter for all.“人人享有适当住房”）1.3
9、市场经济条件下提供住房保障的必要性之理论分析Necessity of providing public housing under market economy（1）市场经济条件下的资源分配无法自发实现收入的公平分配。Resources can not be fairly allocated by themselves under market economy.（2）住房具有外部性，往往被家庭和业主所忽略。Dwellings have externality which is often overviewed by households.（3）住房是“优值品”，其价值容易被低估。Dwellin
10、gs are merit goods whose value is often underestimated.（4）满足特殊阶段的特殊需要。Public housing satisfies the special demand during special time.关于优值品merit goods现实生活中经常出现这样一种情况：某种东西能给一个人带来较大的利益，但消费者却没有认识到这一点，只给它一个很低的评价，表现为在很低的价格水平上才愿意去购买；或者出现相反的情况，某种东西给人带来的益处并不大，甚至有害处。但消费者却给予了较高的评价，表现为他愿意花较高的价格去购买。人们把消费者的评价低于合
11、理评价的产品称为优值品（MERIT GOODS），把消费者的评价高于合理评价的产品称为劣值品（DISMERIT GOODS）。There is always such a situation,something benefits people a lot but is underestimated while something brings little benefit but is highly praised.The former ones are called merit goods while the latter ones are called dismerit goods.1.4
12、 住房保障政策的目标与原则Objectives and principles of public housing policy总体目标：解决住房困难，提高人民的居住水平和居住质量，保障公民的居住权利；The overall objective is to solve housing problem,promote living quality and protect citizens living rights.居住水平和居住质量的衡量：数量、质量和支出水平；Measurement of living level and quality:quantity,quality and consumi
13、ng level.具体目标：因国家和地区而异 The detailed objectives are different with nations and regions.我国的目标Objectives of China我国到2020年的目标：“户均一套房、人均一间房、功能配套、设备齐全”The objective of Chinese government is to get every household an unit of dwelling,everyone a room with complete equipment until 2020.实现目标的策略Strategies实物形态方
14、面保障供给；Providing housing supply支付能力方面增加可支配收入 Increasing income住房保障的原则Principles of public housing policies效率原则：垂直效率、水平效率和运作效率 Efficiency:vertical efficiency,horizontal efficiency and operating efficiency中性原则：不改变各分市场的相对价格 Moderation:keeping comparative price of each submarket stable节约和便利原则：补贴额、补贴的操作成本
15、 Saving and convenience:subsidy and operating cost住房保障的原则Principles of public housing policies公平原则：横向公平（同样条件）和纵向公平（不同条件）Fairness:vertical fairness(under the same conditions)and horizontal fairness(with different conditions)主权平衡原则 Sovereignty equality稳定原则 Stableness1.5 补充：新加坡住房政策Public housing in Sin
16、gaporeFOUR KINDS OF ESTATES IN LAND1)the freehold fee simple estate(historically)2)the freehold life estate3)the estate in perpetuity(created by the State Lands Act)4)the leasehold estate(999 years or one month)In recent times,the State more commonly grants the leasehold,30 years in the case industr
17、ial purpose and 99 years in the case of land for residential purposes.Public Housing,HDB,Town Councils,HUDC(p1)The term“public housing”applies to housing developed with public funds.In Singapore,the Housing and Development Board(HDB)was set up in 1960 charged with the task of developing,renting and
18、selling public housing,commonly referred to as HDB housing or HDB flats.Between 1960 and 1965 the HDB built 772,495 dwelling units.Until 1989,when the Town Councils Act of that year provided for the taking over of this task from the HDB by newly established town councils,the HDB was also responsible
19、 for the management of the common areas of the estates that it built.HUDC,HDB(p2)In 1979 the Housing and Urban Development Corporation(HUDC)was incorporated with the task of building flats for the section of the public who were not eligible for the HDB flats-their incomes exceeded the income ceiling
20、 for HDB flats-but whose finances did not stretch to the purchase of private property.These HUDC flats were of better quality and,in the beginning,were sited away from the HDB estates.From 1982,however,the control of the housing that had developed by the HUDC as well as the functions of the HUDC was
21、 transferred to the HDB.Similarly,and at the same time,housing built by Jurong Town Corporation came under the jurisdiction of the HDB.Thus,since 1982 the HDB has been the sole authority responsible for the development,rental and sale of public housing.Some private flats under HDB(p2)Under the Execu
22、tive Condominium Housing Scheme Act,housing built by private developers is placed under the supervision of the HDB for period that the housing is subjected to restricted occupation and dealings.Housing under this scheme is included in this book because it is partially subsidized by the Government,an
23、d for the first five years from the date when the temporary occupation permit is issued is also subject to rules similar to those applicable to HDB housingFlats size and qualityFlats built by HDB come in different sizes,namely,one-room,two-room,three-room,four-room,five-room and executive flats.With
24、in each category,the flats are available in different quality finishes:no frills,standard or improved.Whatever the size,three-room or executive,whatever the quality,basic“no frills”or“design and build”,owners of HDB flats all have 99-year lease from the HDB.TOWN COUNCILS(p90)In 1989,with the coming
25、into force of the Town Councils Act,town councils replaced the HDB in the task of managing the HDB housing estates.It has been said that with the management of 1,132,486 properties in 1988 of which 620,467 units were residential unit concentrated in its hands,the HDB had become“a second government”“
26、Town councils are designed to give Singaporeans the chance to decide for themselves the kind of environment they prefer and to let them participate in the day-to-day management of their estates”Public housing in Singapore p13In Singapore,86%of the population live in public housing and of these 81%ow
27、n their flats.The owners of flats have 99-year subleases.“When we price our flats,we do not just price them based on our costs.We price them with an eye on the affordability for these who are purchasing them,and we try to keep that level of affordability the same over years”Source:Tan Sook Yee,Priva
28、te ownership of public Housing in Singapore,Times Academic Press,1998 Public housing in SingaporeP13(line-3):The government has also promised that the price of four-room flats will be set such that 70%of the households will be able to afford them,while the price of three-room flats will be set such
29、that they will be affordable to 90%of the households.P20:In 1991,five-room,123 square meters;in 1992 five-room,135 square meters.P44:allocation procedures:balloting system;P45:for a new flat,the waiting period is two and a half years;for a resale flat or a flat that was not chosen at an earlier sele
30、ction,the waiting period may be shorter.CPF(Central Provident Fund)CPF housing Grant Scheme(p47)Purchaser-Singapore citizen,occupierSingapore citizen or permanent resident,purchaserat least 21 years old,married,with a proper family nucleus,first home applicants;income ceiling$8,000/12,000/month/fami
31、ly(nuclear family/extended family)Government Grant:$40,000(new flat)/$50,000(resale flat)Graded resale levy upon resale,and grant refunded to CPF accountThe requirement affects the private life of an HDB flat ownerFamily nucleus:a marital or blood relationship between the applicant and either the ot
32、her applicant or the authorized occupier.+p46+p108-109HDB flat rules prevent people from leaving the matrimonial home.2 三种常用的住房保障方式及其对市场的作用Three common public housing policies and effects新房建设补贴的过滤效应 Filtering effect of subsidies of newly built housing廉租房的经济效率和福利分布 Economic efficiency and welfare dis
33、tribution of low-rent housing价格管制与住房市场 Price control and housing market2.1 中档房建设补贴的过滤效应Medium-quality housing subsidyMedium-Quality SubmarketLow-Quality SubmarketPrice per square meterPrice per square meterInitial equilibriumInitial equilibriumQuantity of medium-quality dwellingsQuantity of medium-q
34、uality dwellings过滤引发的效应（教材p85）Filtering-induced effects需求效应 Demand effect供给效应 Supply effect替代效应 Substitution effect过滤效应 Filtering effect有关政策的负担转移 Burden moving of related policies实证Empirical studies美国的数据：教材p65 p85 Statistics of America are shown on P.65 and P.85 in the text book.我国售后公房、经济实用房市场交易情况的例
35、子：教材p86 Examples of social housing and affordable housing in China are shown on P.86 in the text book.新加坡的例子：见下一页 The example of Singapore is shown on next page.Tan Sook Yee,Private ownership of public housing in Singapore,Times Academic Press,1998,pp29-30Market analyst said that those who sold thei
36、r HDB flats were upgrading either to bigger HDB flats or to the lower end of private housing.The prices of the resale HDB market therefore were the benchmark for the prices of the private residential property.When the new measures “quietened”the private residential property market,this impacted on t
37、he HDB resale scene.In any event,apart from the knock-on effect of the new rules on the private residential sector,those new rules also applied to HDB properties directly.Since the implementation of these fiscal measures and the general tightening of credit,the volume of the private property transac
38、tion has fallen.The HDB resale market has also been affected in regard to both volume of transactions and prices.2.2 廉租房的补贴额、补贴的净收益Subsidy of low-rent housing and its net profit 补贴额 Subsidy补贴的净收益 Net profit补贴的效率 Efficiency教材p87；original source:Yue-Chim Richard Wong,On privatizing Public Housing,City
39、 University of Hong Kong Press,1998廉租房的经济效率和福利分布 目标情形：目标情形：（Hm）Hc Hs Objective situation is Hm Hc HsConsuming on other goodsHousingConsuming实物配租可能导致的住房消费扭曲Housing allowance may induce housing consuming distortion.Hm：没有公共住房时；Hc：实物配租时；Hs：货币配租时；Hm means housing consuming when there is no public housing
40、,while Hc means under the condition of housing allowance and Hs means under the condition of currency allowance.正常情况廉租房政策会显著增加住房消费量：HmHcHs Normally,low-rent housing policy will increase housing consuming.实物配租可能导致的住房消费扭曲Housing allowance may induce housing consuming distortion.但是可能发生两种扭曲情况：But there
41、may be two kinds of distortion.1 1）廉租租金极低时：）廉租租金极低时：（Hm）HsHc When the rent is quite low,（Hm）HsHc2 2）不规定廉租住房消费量一定要大于原先的消费量时：）不规定廉租住房消费量一定要大于原先的消费量时：HsHm（Hc）When there is no regulation that consuming on low-rent houses should exceed original consuming,HsHm（Hc）扭曲情形一Distortion 1公共廉租租金极低时，住房消费量小于其得到现金补贴公
42、共廉租租金极低时，住房消费量小于其得到现金补贴C C时的消费量：时的消费量：（Hm）HsHc When the rent is quite low,housing consuming will be less than the consuming when receiving a currency allowance of C.（Hm）HsHcConsuming on other goodsHousingConsuming扭曲情形二Distortion 2不规定廉租住房消费量一定要大于原先的消费量时：不规定廉租住房消费量一定要大于原先的消费量时：HsHm（Hc）When there is no
43、 regulation that consuming on low-rent houses should exceed original consuming,there will be:HsHm（Hc）Consuming on other goodsHousingConsuming防止住房消费扭曲Prevention of consuming distortion香港的“双倍租金”（教材p89）Hongkongs experience is to execute double rent.2.3 价格管制及其后果Price control and its consequences初始均衡E；价格
44、管制以后的短期均衡点E1；价格管制以后的长期均衡点E2；Initial equilibrium is E1 short term equilibrium is E2 and long term equilibrium is E3后果：供需缺口增大；需求转移；收入转移，邻里退化；租赁供给减少、出售增多；供需缺口进一步增大；The consequences are Division between supply and demand expandsDemand moves,income moves and neighborhood degrades Rental supply decrease a
45、nd selling supply increaseDivision between supply and demand becomes even wider2.3 价格管制及其后果Price control and its consequences其他后果：业主变相收费；阻碍劳动力流动 Other consequences are developers charge in other ways and labor moving is impeded.价格管制与住房市场Price control&housing marketRentQuantity of housing serviceCont
46、rolled rent价格管制与住房市场Price control&housing marketPrice of per unit of housing serviceQuantity of housing service3 现阶段中国住房保障政策概览国家层面同一口径的三大类：经济适用房，公租房，廉租房经适房在各地的其他形式：限价房，动拆迁安置房租赁房的其他形式：人才公寓，农民工公寓，学生宿舍实物载体：专项建设项目；旧城改造，大型居住社区的新建，商品房中配建非实物方式：货币化补贴另外，房改之前的住房补贴：低租公房，优惠价出售的老公房。量大，也应该纳入统计。目前保障房存量及其规划建设量以上海为例
47、：老公房、新房子两方面数据均待考。2011年：确保实现全年新开工建设保障性住房和各类棚户区改造住房1000万套的目标复习思考题Questions1.市场经济条件下政府提供住房保障的原因是什么？Why does the government provide public housing under market economy?2.如何衡量市民的住房条件？How to measure citizens living condition?3.住房保障应该遵循哪些原则？Which rules should be applied to when providing public housing?4.什
48、么是住房保障政策的效率？What is the efficiency of public housing policy?5.如何理解住房保障政策的公平原则？How to understand the fairness principle of public housing policy?复习思考题Questions6.如何理解住房保障政策的中性原则？How to understand the moderation principle of public housing policy?7.对新房建设的补贴政策，其受益对象仅局限于新建住房的获得者吗？为什么？Are the renters of t
49、he newly built dwellings the only benefit?From the subsidy to the newly dwellings?Why?8.如何设计廉租房政策以避免住房消费的扭曲？How to?Low-rent housing policy to avert housing consuming distortion?复习思考题Questions9.租金管制引发的市场效应有哪些？What market effect will be brought by rent control?以下思考题和讨论结合教材第八章自学和进一步领会，限于课时上课不作讲授。10.我国目
50、前主要采用了哪几种住房保障手段？各有哪些利弊？Which kind of public housing policy is taken in China?What are the advantages and disadvantages?11.我国目前主要采取的保障住房供应方式有哪些？存在哪些问题？如何解决？What are the main ways of supplying public housing in China?What are the problems and how to solve them?进一步的讨论Further discussion我国现行住房制度和住房保障政策的基
