摘要
以集体土地建租赁住房为突破口,将加快发展保障性租赁住房与建立健全城乡统一的建设用地市场有机融合,发挥市场在资源配置中的决定性作用,对于人口净流入大城市解决住房突出问题具有重要意义。基于广州开展集体租赁住房的试点实践及项目案例,从市场配置出发剖析试点项目中利益相关者的行动逻辑并对比分析项目收益,解析收益可行性博弈下的实施困境及影响机制。进而指出维护农民权益、激发市场活力是关键,项目收益凸显的投入大、收益低、周期长的特点,根据项目成本、收入两端构成要素主要受区位、开发、政策三方面作用所致,可基于此制定相应的优化调节措施。最后提出按照“优化收益评估的遴选机制、统筹供需对接的空间配置、完善激励共赢的政策设计”的思路推进集体租赁住房市场化配置的建议,可为完善住房保障支持政策、扩大保障性租赁住房供给提供借鉴。
To solve the housing problem of large cities with net population inflow, it is of great significance to organically integrate accelerating the development of affordable rental housing and establishing a unified urban-rural construction land market, as well as to fully develop a decisive role of the market in resource allocation. Based on the pilot practices and project cases of collective rental housing in Guangzhou, the action logics of four stakeholders(village collective, government, company, and tenants) were analyzed firstly from a marketized element configuration. Secondly, the project benefits of collective rental housing and other development and utilization modes were compared through empirical cases, thus analyzing the implementation dilemma and influencing mechanism under the game of benefit feasibility. This demonstrated the importance of protecting peasants' rights and interests, as well as stimulating market vitality. Guaranteeing reasonable benefits for village companies are important pivots to optimize the collective rental housing supply. The high inputs, low benefits, and long periods which are highlighted by project benefits and the corresponding optimization and adjustment measures could be formulated according to the influences of location, development, and policy on composition elements of project costs and incomes. Specifically, the superposition of projects with different location conditions with policy conditions(e.g., interest rate and taxes)and planning conditions(e.g., rent, functions, and design) is an effective way to improve benefits. Finally, it is suggested to promote the marketized configuration of collective rental housing according to the principle of "optimizing the screening mechanism of profit evaluation, making an overall plan of space allocation in a supply-demand balance, and perfecting and stimulating the win-win policy design", aiming to provide references to perfect supportive policies for housing guarantee and to expand the affordable rental housing supply. This includes:(1) strengthening applications of the feasibility analytical method of project profits in project screening and decision-making;this should be done while formulating macroscopic guidance rules for spatial configuration of collective rental housing, as well as microscopic feasibility demonstrations and strategy studies for the applied pilot project schemes;(2) changing the supply end to the positive configuration of overall resource planning in the whole region, changing the collective rental housing resource and demand library in the whole region, establishing a supply-demand balanced suitability distribution map of collective rental housing;and changing the demand end to an overall planning and guarantee with flexible supply-demand adjustment, exploring the transformation from government pricing(according to market price) to a custom-made mode of collective rental housing project and overall renting orientation housing from farmers, and meeting government's demands for collection of "non-property" housing sources, with flexible adjustment;and(3) perfecting supportive policies like fiscal, financial, and tax policies in accordance to the characteristics of rental housing, formulating applicable standards of rental housing,and encouraging differential supportive construction according to the corresponding needs.
作者
陈诺思
朱秋诗
方武冬
CHEN Nuosi;ZHU Qiushi;FANG Wudong
出处
《南方建筑》
CSCD
北大核心
2023年第5期48-55,共8页
South Architecture
基金
广州市规划和自然资源局项目(201901114):广州市利用集体建设用地建设租赁住房试点项目库建设、实施方案动态优化及评估验收。
关键词
市场化配置
住房保障
租赁住房
集体建设用地
广州
market allocation
housing guarantee
rental housing
collective construction land
Guangzhou
