城市商品住宅价格水平影响因素研究

商品住宅价格问题是社会关注的焦点问题.以全国35个重点城市1999年-2005年数据为基础,研究城市住宅价格水平的影响因素.研究显示,代表城市经济发展水平和居民收入水平、单位面积土地投入、城市区位和城市环境等侧面的职工平均工资、单位面积固定资产投资、人均铺装道路面积、距海岸线的距离、通过城市的国道数量、建成区绿化覆盖率这6个因素是影响城市住宅价格水平的主要因素.可以预期,当一个城市的这些因素发生相对变化和绝对变化的时候,城市的住宅价格水平必然会发生相应的变化.阳光充足、水资源丰富、交通便捷的近海地区城市的商品住宅价格变动幅度会由于经济发展、人口增加、区住条件进一步优化、投入加大等各种条件的较大变化而高于其他城市.     

宜居城市建设视角下的城市房屋拆迁改造研究——以大连市为例

近些年来,中国经济持续高速发展,城市化进程不断加快,一些城市纷纷提出构建宜居城市的理念。在城市发展和城市宜居的建设过程中,必然要涉及城市房屋拆迁改造的问题。文章通过2007年和2010年调查经历过城市房屋拆迁改造的居民,了解他们对城市房屋拆迁改造的评价,以及对宜居城市建设和城市房屋拆迁改造的认识。结论为:不同的时期、不同社会属性的居民对城市房屋拆迁改造的评价,以及对城市房屋拆迁与宜居城市建设的认识存在差异。问题的关键在于较高的房价使得居民害怕拆迁,进行二次置业。因此,政府应该继续对商品房价格进行调控,同时,增加经济适用房以及廉租住房的建设。     

震后重建为契机的城市政策转型:墨西哥城案例的启示

1985墨西哥城发生8.1级地震,是世界上为数不多的发生在国家首都的中心地区、并使人口和公共设施都受到严重损害的地震。地震发生时墨西哥正处于快速城市化和经济衰退时期、正要推出一系列改革的起步阶段,面对如此巨大的损失,震后重建的政策调整显得尤为关键。以首都重建为契机,墨西哥政府开始关注城市宏观发展策略、可负担性住房和法规健全等问题,并且通过一系列震后改革策略来推进城市管治思路的转型。事实上,这些震后推出的新政策对城市发展产生了深远的影响:城市中心职能外迁促进了城市功能的有机疏散;以低收入住房为主的住房政策推动了城市的郊区化,同时也使城市中心区住房产权发生了本质性转变;从立法角度对城市进行灾害危险性分区,并对建筑单体构造性能进行严格规定。同样发生在发展中国家高速城市化时期的灾害,墨西哥震后重建的经验和教训将对中国城市防灾抗灾提供重要的借鉴意义。     

Negotiating the Politics of Exclusion: Georges Candilis,Housing and the Kuwaiti Welfare State

In the early stages of welfare planning, the Kuwaiti state restricted equal access to its housing programs in neighborhoods outside the city. The subsequent demographic shift, caused by a Kuwaiti exodus to the ‘suburbs' and non‐Kuwaiti urban labor migration, prompted calls for housing schemes to encourage city living for citizens. Georges Candilis's proposal for a residential neighborhood in Kuwait City emerged from this context. This article examining Candilis's unrealized project also offers a critical perspective on Kuwait's unbalanced housing policies. From this analysis, it draws observations on the role of architects and their limited impact on policies established by decision‐making networks within the welfare state. Seen from this perspective, the Candilis project bears witness to broader socio‐economic agendas that privileged some groups while marginalizing or excluding others.     

Housing the Urban Poor in Developing Countries

A bstract . Conventional Shelter policies that focus on slum clearance, public housing, sites-and-Services, upgrading of core dwellings and government assisted self-help are inadequate to meet the growing needs of the urban poor in developing countries for low-cost housing. An examination is made of alternative options including cooperative housing programs and of policies that lower housing construction costs and encourage the participation of the urban poor, the informal sector, and private enterprise in low-cost shelter construction. Such policies include those that modify land use and building regulations , that increase the incomes of the poor so that they can afford privately constructed dwellings or the materials to build their own houses , and that increase the security of land occupation to encourage self-help activities. Governments in developing countries must give more attention to tailoring housing policies to the needs of the urban poor, to developing multiple modes of shelter provision, and to strengthening the housing finance system.     

谈当前中国城市发展中的一些问题

盲目大城市化的后果是土地利用率低下,过度超前的基础设施闲置,城市人气不足,经济效益不显著.把旧城改造简单地演变为城市重建或新建,其后果是破坏城市历史文脉、割断城市发展机理、丢弃原有城市特色.为了遏制住宅住房价格的非理性上涨,有必要改革现行的土地使用管理制度.城市政府必须采取有效措施,使每一个城市居民都能够得到必要的住房,不能由于少数人把住房用于投资或投机.而影响、妨碍弱势群体居住的权利.     

A City without Slums: Urban Renewal, Public Housing, and Downtown Revitalization in Kansas City, Missouri

Most scholarly efforts to understand the political economy of postwar urban redevelopment have typically viewed urban renewal and public housing as "housing" programs that originated with the "federal" government. Yet this view is problematic for two reasons. First, it fails to specify the key actors and organized interests, especially real estate officials and downtown business elites, in the programmatic design and implementation of urban renewal and public housing. Second, this view does not fully acknowledge the dislocating and segregative effects of urban renewal and public housing on central city neighborhoods and the role these private-public initiatives played in shaping demographic and population patterns in the postwar era. I draw upon archival data and newspaper articles, real estate industry documents, government reports, and interviews to examine the origin, local implementation, and segregative effects of urban renewal and public housing in Kansas City, Missouri. I explore the role of the ideology of privatism—the underlying commitment by the public sector to enhancing the growth and prosperity of private institutions—in shaping the postwar "system" of urban economic development in which urban renewal and public housing were formulated and implemented. Focusing on the interlocking nature of race and class, I identify the critical links between urban renewal and public housing, and the long-term impact of these programs on metropolitan development in the decades after World War II.     

新生代农民工住房保障的阙如与重构

新生代农民工怀抱着扎根城市的梦想,但是这种梦想却因为高房价、低收入以及政策限制等因素所引致的住房保障不足而可能成为一种奢望。在一定意义上,农民工住房保障的不足已经成为农民工市民化进程的"瓶颈"。故解决新生代农民工的住房问题,保障其基本居住权利,已是城市建设的当务之急。在总结各地实践经验的基础上,认为着力提高农民工的收入水平,进一步推动户籍改革以及将农民工纳入城镇住房保障体系,提供多渠道的住房服务等,是解决农民工市民化问题的根本。     

Optimal density of radial major roads in a two-dimensional monocentric city with endogenous residential distribution and housing prices

This paper proposes an analytical urban system equilibrium model for optimizing the density of radial major roads in a two-dimensional monocentric city. The proposed model involves four types of agents: local authorities, property developers, households and household workers (i.e. commuters). The local authorities aim to maximize the total social welfare of the urban system by determining the optimal density of radial major roads in the city. The property developers seek to determine the intensity of their capital investment in the land market to maximize the net profit generated from the housing supply. The households choose residential locations that maximize their utility within a budget constraint, and the commuters choose the radial major roads that minimize their individual costs of travel between home and workplace. A heuristic solution procedure is developed to find the urban system equilibrium solution. A system optimum model is also proposed to optimize the density of radial major roads that maximizes the social welfare of the urban system. The proposed model can endogenously determine household residential distribution and land values across the city, along with the housing market structure in terms of housing prices and space. Numerical comparative static analyses of congestion pricing and road infrastructure investment (adding a new radial major road) are carried out together with evaluation of the effects of the service level of radial major roads, urban population size, and household income level on the urban economy.     

区域城市间住宅价格波动溢出效应的内涵分析

为了明确住宅价格波动溢出效应所包含的深层内涵,并为以后的空间计量经济建模数据分析提供理论阐释,通过对波纹效应和波动溢出效应的概念归纳得出住宅价格波动溢出效应的定义,从基础理论支撑、主体关系、客体影响因素和存在环境四个方面构建其理论框架。最后,从城市层级、人口迁移、城市经济基本面和心理预期四个类别进行多层次的内在因果关系分析,得出其完整的形成机理。     

GAMONALES WHO MAKE A CITY: Intimate Interactions in City Building

In this article I analyze the participation of economic patrons or gamonales in processes of city building. Like clientelistic leaders, local ‘big men’ can partake in the transformation of the living conditions of the urban poor. These individuals show an extraordinary capacity for transforming cities, their built environments and social and political infrastructures, especially in small and rapidly growing cities located in the peripheries of nation-building projects. In my research I explore the case of one patron in Granada, a rapidly urbanizing city in Colombia that received many forced migrants between 1990 and 2010, to reveal a new way in which city building and patron–client relationships co-evolve and are constituted within a space of intimate interactions between landed property and urban real estate.     

Urban economic base as a catalyst for movements in real estate prices

We examine the relation between housing prices in an MSA and its urban economic base. We create and employ new forward-looking employment growth indices that measure the urban economic strength of an MSA and find that it accounts for a significant and sizeable portion of the house price movements in that MSA. We argue that the forward looking measure is an indicator of future agglomeration growth for the MSAs. We further partition the urban economic growth into growth by various industries and track the attribution of their growth to housing prices over time. We find that for some MSAs, home prices are driven by the same set of industries over time, whereas for others, home prices are driven by a totally new set of industries in the later quarters, due to the birth of new industries. We also analyze the impact of the diversification of an urban economic base on home price volatility and observe that diversification decreases home price volatility. The result has larger implications for urban policymakers in selecting the appropriate type of industries relative to their existing mix of industries.     

Displacing Informality: Rights and Legitimacy in Belo Horizonte,Brazil

This article compares two cases of displacement suffered by informal workers and informal residents in the Brazilian city of Belo Horizonte, both connected to the hosting of the 2014 FIFA World Cup. It asks the following question: considering that the right to work and the right to housing are both enshrined in the Brazilian Constitution, why do claims upon space based on those constitutional rights have different degrees of legitimacy? Two cases are analysed in detail. The first one concerns a group of informal workers displaced from their workspace for the modernization of the local stadium. The second one tells the story of an informal settlement where 90 families were displaced due to the construction of a flyover designed to improve access to the football stadium. This article engages with current postcolonial debates around urban informality, tackling two points that have been absent from these discussions. First, it compares two ways of informally occupying urban space—for work and for housing—revealing the distinct degrees of legitimacy embedded in such practices due to pre‐existing institutional arrangements. Second, it emphasizes the connection between work and home through the life strategies and place‐making practices of the urban poor.     

COMPOUNDING FINANCIAL REPRESSION WITH RIGID URBAN REGULATIONS: Lessons of the Korean Housing Market*

This paper explores the interactions between financial and urban policies, and their joint impact on the performance of the housing sector during the course of economic development. The central hypothesis is that extended periods of financial repression and the scarcity of mortgage lending have generated significant distortions in the output of the Korean housing sector. In addition, combined with very restrictive urban planning and land use regulations, this financial situation may have led to under-investment in the urban sector of Korea during much of the past two decades.     

Small Cities Matter, Too: The Impacts of an Airport and Local Infrastructure on Housing Prices in a Small Urban City

Cities with small populations tend not to receive as much attention in housing hedonic studies as do large metropolitan areas despite their similar economic development goals (quality of life improvements for their citizens, etc.). However, small cities, with their relatively smaller number of amenities and features, tend to have fewer numbers of variables that operate to determine house prices. Therefore, hedonic prices can be estimated adequately for a single neighborhood in a small city with publicly available data, particularly for local officials who do not have the time or financial resources to complete detailed studies of their cities. In this study, a general model is estimated that uncovers the impacts of airport-related noise, local recreational amenities, public transportation services, and schools on housing prices in a small city in metropolitan Atlanta, Georgia, USA. The implications and usefulness of this approach to local economic developers and city planners will be discussed.     

Household location in a linear multi-center metropolitan area

The application of monocentric models of residential location to the analysis of metropolitan areas with more than one center of economic activity, produces a distorted view of the spatial distribution of urban variables such as land values, housing prices, etc. This distortion results from the fact that monocentric models tend to underestimate the values of these variables in areas lying between the centers, and yield wider residential areas toward the outskirts of the city. In this paper, a model of household location is developed, which attempts to correct this distortion by simultaneously considering the urban centers during the residential location process.     

Embedded Enclaves: Cultural Mimicry and Urban Social Exclusion in Iran

This article argues that symbolic boundaries and their spatial manifestation into embedded enclaves have become new forms of urban social exclusion. Based on participant observation and interviews among lower‐ and middle‐/upper‐class residents in the city of Sari, Iran, the article analyzes how the poor's physical circulations in the city and their performances of class and status have led to an elite backlash, as the latter find more refined markers of social separation in an effort to bolster their own exclusivity. Social distancing through the denigration of the poor and the construction of embedded enclaves brings to the fore the class tensions that are temporarily masked by the urban poor's spatial practices and cultural mimicry. As an advanced form of codified status inequality, embedded enclaves rely on the poor's citywide circulations and on increasing inter‐class interactions in order to communicate difference. Embedded—rather than cordoned off—in prominent areas of the city, such enclaves function as a reminder to the poor of all they cannot have. The upsurge of such establishments in the wake of Iran's shifting economic environment represents an attempt to shore up social position and restore the status quo.     

城市经济对住宅价格影响研究--以35个大中城市为例

住宅市场具有很强的地域特性,不同城市由于经济发展等因素的影响,造成住宅价格具有较大的差异。将城市经济分为城市经济规模、城市产业结构和城市经济效率,以35个大中城市为例,运用静态面板数据模型研究城市经济对住宅价格的影响。结果表明,城市经济对住宅价格具有很强的正相关作用,尤其是城市经济规模和城市产业结构。城市经济规模方面,GDP、地方财政支出对住宅价格具有显著的正面影响;城市产业结构方面,第三产业增加值占GDP比重越高,住宅价格越高;城市经济效率方面,人均地方财政收入和第二、三产业增加值与建成区面积之比都对住宅价格具有显著的正相关性。因此,城市在区域经济一体化的带动下将追求创新高效率的发展,同时优化城市空间结构和产业结构,有助于住宅市场的健康发展。     

Housing the Urban Poor in Developing Countries

A bstract . Governments in developing countries will face increasingly serious problems in providing adequate shelter for the more than 25 million households that will be added to their urban populations by the end of this century A review of the magnitude of their housing deficits discloses the growing need for low-cost shelter. Public housing, sites-and-services, slum upgrading , and government assisted self-help-programs have failed to provide sufficient housing to meet the needs of the poor. These must be supplemented by programs that reduce the costs of housing construction and increase the participation of communities, the informal sector, and private enterprise in providing low-cost housing. Analysis of the results of conventional government housing programs offers little hope of an adequate amelioration of the problem.