China Housing Policy and Housing Market
Jianping YE, China
Abstract: The paper briefly reviews the process of reforming Chinas housing system, then explores in greater detail the issue of housing policy, the supply and demand structure of housing markets, and the affordability of for Chinas urban residents . Based on this analysis, it concludes that, to build a real housing market, China needs a comprehensive series of reforms, including strengthening its property right system, financial markets, reform of the wage system, the household registration system, and the standardization of market management. Finally the paper gives reasonable proposals for the establishment of a fully-functioning housing market in China.
Key Words: Housing, system, housing market, property right, housing finance
Housing is one of the fundamental demands for living. Access to acceptable housing is also one of the elementary human rights as well as one of the keys to peace and happiness.工n every country, resolving housing issues has political, social and economic significance. To solve housing issues, every country has formulated its own specific housing development program and developed its unique program operating mechanisms . Many countries have especially drawn up the development program of public housing to assist low and middle-income groups solve their particular housing-related issues. It is believed that housing of low and middle-income groups is the major housing issue and the primary subject of housing policy in Urban China.
- Preview of China Housing Policy
Four stages can be distinguished in Chinas housing system reform process.
- Welfare Allocation Period (1949-1978)
Chinas traditional housing system was characterized by a highly centralized planning system in housing investment and supply, rigid administrative control over housing distribution, and welfare policy in housing consumption. Composition of housing factors in workers wages was deducted by the State. At the same time housing investment funds as an element of basic capital investment financed by the government budget expenditure, was allocated to various state-owned enterprises and institutions (simplified as work units hereafter). Then housing was allocated to the employees. The housing was owned by the State or work units. Employees only had a bundle of rights of possession, use and benefit, not of disposition. User-residents were only required to pay a nominal rent. The rent was so nominal that the State had to subsidize maintenance fees and other expenditures related to housing services. Therefore, housing investment became a one-way capital flow and a drain on the States resources. On the other hand, low-rents policy stimulated great demand and prompted residents for more and better housing. However the chance of obtaining a housing allocation was unequal. An individuals housing allocation depended on the work unit to which he belonged and additional factors such as his rank, years of service, family size, and existing living area. This caused unfairness and corruption in the housing distribution process. Moreover, undesirable attitudes towards housing consumption had been created. Individuals has begun regarding housing as a welfare benefit for which the State and work units should be responsible.
- Experiment Period (1978-1987)
Along with population growth and economic development , the State didnt have the power to supply adequate housing to meet the great demand of households. This fact can be mainly attributed to a lack of State resources. Because of this, the State initiated reform of the housing systemin some cities. In some cases, , rents of ”publicly-owned housing”[1] were gradually raised. In other cases, publicly-owned housing was sold to individuals at a subsidized price.
- Comprehensive Reform period (1988-1998)
Based on the results of its experience during the Experimental Reform Period, the State took comprehensive measures to advance the progress of housing commercialization. These measures can be summarized as follows:
- Changing the structure of the housing investment .The State encouraged private investment in housing, and looked for mechanisms through which housing investment could be shared by the State work units and individuals.
- Along with rent increases, the State encouraged employees to purchase publicly-owned housing. Publicly-owned housing was sold at cost price or standard price and would be allowed to enter the market after five years.
- Developing and perfecting Housing Funds. The primary desire of setting up the Housing Funds is to resolve several difficult problems related to low wages, low composition of housing factors in workers wages and irrational structure of household consumption.
In this period, a lot of funds were withdrawn from circulation by increasing rent and selling publicly-owned housing, which led to ahealthy cycle of housing construction. However, due to the much lower price of publicly-owned housing than that of “commodity housing”[2] in the market place, selling publicly-owned housing was still similar to welfare distribution (see Table 1). Workers are still waiting for the chance to acquire publicly-owned housing, and the state is still financing housing construction, so the housing market is hard to establish.
Table 1: Prices of Different Types of Housing in Suburban Beijing (RMB)
Standard price |
Cost price |
Comfortable Housing price |
Commodity-housi ng price |
||||||
943-13 剩余内容已隐藏,支付完成后下载完整资料 中国住房政策和住房市场 叶建平,中国 摘要︰本文简要回顾了我国住房制度改革的过程,然后更详细地探讨了中国城市居民的住房政策、住房市场的供给和需求结构和所能负担的问题。它基于这种分析,得出结论,打造一个真正的房地产市场,中国需要一系列全面的改革,包括加强其产权制度、金融市场、改革工资制度、户籍制度和规范化的市场管理。最后提出合理建议,为充分发挥作用中国住宅市场的建立。 关键词︰住房、系统、住房市场、产权、住房金融 住房是生活的基本需求之一。获得可以接受的房屋也是基本人权之一以及对和平与幸福的关键之一。在所有国家,解决住房问题具有政治、社会和经济意义。为了解决住房问题,每个国家制定自己的具体的房屋发展计划和发展其独特的程序运行机制。在许多国家,特别是制定发展计划的政府部门帮助中低等收入群体解决其住房需求。人们认为针对低收入和中等收入群体的住房问题以及住房政策是中国城市化进程的首要课题。 中国住房政策概览: 中国住房体制改革的进程可分为四个阶段。 1.福利分配时期(1949年-1978年) 中国的传统住房制度的特点是高度集中的计划经济体制,在住房投资、供应、分配,刚性管理控制权和福利政策。住房作为工人工资待遇因素,同时作为福利元素基本由政府预算支出作为住房投资,分配给各类国有企事业单位 (以下简称简化为工作单位),然后住房分配给员工,住房由国家或工作单位。员工只有一味地占有、使用和受益,而不是处理的权利。居民用户只需要支付象征性的租金。租金是不得不为补贴维修费用和其他有关的住房服务的支出。因此,住房投资成为了单向的资本流动和对国家的资源消耗。另一方面,低租金政策刺激很大的需求,并提醒居民更多和更好的住房。然而获得住房分配的机会是不平等的。个人住房分配取决于他所属于的工作单位和其他因素,例如他的军衔,工作年限、家庭规模和现有的居住面积。这导致住房分配不公和腐败过程。此外,导致了住房消费的不良态度。 2.试验期间(1978年-1987年) 随着人口增长和经济发展,国家没有能力提供适足的住房,以满足家庭的巨大需求。这一事实可以主要归因于缺乏国家资源。正因为如此,国家发起的住房制度改革的一些城市。在某些情况下,租金'公有住房'[1] 被逐步提高。在其他情况下,公有房屋被卖给个人以补贴价格。 3.全面改革时期(1988年-1998年) 基于其实验改革期间的经验的结果,国家采取综合措施,推动住房商品化的进展。这些措施可概括如下︰ 1)的住房投资结构变化。国家鼓励私人投资兴建的房屋,并看了,因为通过该住房投资可能会共享状态的机制工作的单位和个人。 2)加上房租上涨,国家鼓励职工购买公有住房。公有住房以成本价或标准价出售和会获准进入市场后五年。 3)发展和完善住房基金。建立住房基金的主要愿望是要解决几个难点问题与有关的低工资、低组成的房屋中工人工资和家庭消费结构不合理因素。 在此期间,大量的资金撤离从循环通过增加租金和出售公有住房,导致了一个周期的住房建设。然而,由于公有住房的较低的价格'商品住房'[2]在市场占有一席之地,出售公有住房,仍类似于福利分配(见表 1)。工人们仍在等待机会购买公有住房,和国家仍然筹资住房建设,使房地产市场很难建立。
2. 1US$=8.27Yuan(RMB) (来源︰《中国城市建设年鉴》1997) 4.培育和建立充分运作的住房市场 (1998年-现在) 在 1998 年 7 月,中央政府颁布了一份新文件,澄清最近的城市住房制度和住房发展改革的基本轮廓。目的是建立高、中、低收入群体对应的住房市场︰高收入家庭应购买商品住房、低收入和中等收入家庭将购买'经济适用住房',其价格受到政府的限制和低收入家庭将租金由政府提供的廉租住房。政府将不再分配住房的市民,只会向低收入家庭提供廉租住房。市场将调整到居民的住房需求。 中国住房市场供求分析 1.住房供应分析 中国正在住宅产业一个联络点在国家的经济中,通过促进银行贷款和支持中央和地方政府项目。据有关部门统计,空置新竣工面积 70,000,000 m[3]到 1997 年,其中空置房屋面积 50000000 m2。看来,供给超过需求,但这是实际情况吗?这种情况的原因不是更多供应比需求,但(由于过高的房价),有效需求不足和在工程质量、建筑设计、交通不便、配套设施不足,等等问题而引起的空缺。这种高的空置率将导致银行不良贷款和产生负面影响,住房市场的建立和长远来看中国经济的稳步发展。因此,要发展房地产市场,必须采取强有力的措施来吸收空置的房屋,如降低价格,改善配套设施和交通条件。一些以成本价格购买和转化为经济适用房,随后可卖给中等收入的家庭,或变成了廉租住房并租给低收入家庭由政府或私人公司。地方政府和银行应该采取有力措施,督促开发企业,要在有限时间里,还清贷款,或迫使他们卖商品住房价格低了回贷款。如果公司不能清偿债务的时间表,必须通过拍卖收回贷款。810,000,000 m2每年要满足这两种类型的需求城市居民。第三,中国人的生活地区的水平是仍然很低。美国住房使用面积在 80 年代,年底是 40 m2和欧洲的发达国家是 35 m2;但是,中国城市小于 13 m2。此外,住宅的功能、 质量和环境也远低于发达国家和一些发展中国家。房屋问题仍然是寄生在我国城镇居民的一个大问题。因此,政府已决定发展住宅产业用强有力的手。 2.需求矛盾分析 供应是怎么成为脱离中国的住房市场的需求?住房消费为什么能在中国热?是什么因素阻碍了从我国发展住房市场?现在我们可以从以下四个方面的几个原因︰ 供应:一些发展公司没有充分调查或研究市场。很多开发企业被国有,其成就有时测量已完成的房屋区而不是回报。这引起了脱节的供给和需求。此外,高昂的建设成本、高商品住房价格、 地理劣势、 物业管理和基础设施的房屋空置是所有原因。例如,近年来,商品住房价格,增加了 30%,每年在北京。价格是人民币 8000-10000 元/米2,'二环路以内',4500-6500 之间'3环路'和'4环路',4000 附近'5环路',和大约 2500 个在偏远的郊区。平均收入家庭不能负担得起这些价格。 需求:低收入水平和收入预期是住房市场发展的另一个因素阻碍。 系统:传统住房制度的公有住房和不合理的租金价格比率低租金维持在妨碍住房商品化。例如,全国平均为 1997 年公有住房每月租金是人民币 0.8-1.5元/m2的使用面积之间。以人民币1.5 元/米2,每年的租金,100 m2建设地区住房(75 m2可用区域) 是人民币1350 元。因为购买这类住房的年度利息将人民币9600元(在6%的利率),居民宁愿等待接收通过分配住房,比市场上买房子。 房屋交易:房屋交易目前既不正常也不畅通,由于一系列因素,包括产权不明晰,倒卖、负担沉重、复杂的交易流程和不清楚税收政策的时间限制。居民拥有的财产权利和使用上的公有房屋,但没有利润和处置的权利。 中国中等收入家庭的住房负担能力分析 基于上述因素,住房的生产和供应,为对象的中国房地产市场,也极具潜力的消费和具有较强的供货渠道。然而,居民住房消费欲望和负担能力,是住房市场的主体,相对较低,应加强。虽然消费愿望将会增加,取消传统的住房分配制度,负担能力将继续受相比房价相对较低收入的家庭。下一节分析了在中国的中等收入家庭住房的支付能力。 由有关部门统计,高收入家庭 (家庭年平均收入︰超过人民币 35,000 元) 已占用10%中国的人口总数,而中等收入家庭 (家庭年平均收入︰10,000-35,000人民币) 约占80%的人口总数和失业人员等低收入家庭 (家庭年平均收入︰低于人民币10000元)也占有约 10%[4]。从这些统计数字很明显中等收入家庭形成主要的消费群体,住房消费为建立一个充分运作的房地产市场,必须提高中等收入家庭的力量。只有当潜在的中等收入家庭住房需求成为有效和住房消费活动变成可以真的发展住房市场。 有自己的住房,添加到高收入家庭的部分时,在中国城市的住房自有的率将高达50%以上。 更进一步的问题是是否存在的客观条件建立住房消费市场手段建立住房市场?答案是'没有'。没有政府的支持和调控、合理开发公司和理性的消费者就无法建立市场。换句话说,一方面,发达国家的商品应该是便宜、优质,且很容易为消费者所接受。另一方面,消费者必须有的渴望和力量去买,必须通过购买获得住房。然后就可以建立住房市场。 四、 建议为发展中国的房地产市场。 从以上的分析,很明显因素已经成熟发展住房市场。然而,很多问题有待解决,包括︰ 1)住房公积金制度, 2所能负担的房屋,以平均家庭, 3)税收系统, 4市场体系建设, 5)和产权制度。 结论:很多因素表明,成熟发展住房市场在中华人民共和国然而发展住房市场是一项系统工程,需要政府、个人、共同努力和企业。首先,中国必须做她努力改变房屋陈旧的消费观念和发展以市场为导向的消费心态。第二,国家应该上下功夫改革工资制度,完善产权制度,制定和完善交易,和建设住房金融市场的规则。随着中国经济的发展和雇员工资的增长,经济适用住房和商品住房将进入线。市场将逐渐成为住房生产—消费—再生产的进展。然后中国的房地产市场将进入一个良性循环和住宅产业将会真正成为国民经济新的增长点。 剩余内容已隐藏,支付完成后下载完整资料 资料编号:[26369],资料为PDF文档或Word文档,PDF文档可免费转换为Word |
课题毕业论文、外文翻译、任务书、文献综述、开题报告、程序设计、图纸设计等资料可联系客服协助查找。