中国城市居住分异研究

对城市居住空间的研究是城市社会学的一个重要内容.自建国以来,我国城市居住空间经历了逐渐分异的历史变迁过程.如果不对居住分异加以适当的调控就会出现居住空间极化与隔离问题.城市居住空间极化是社会不公正在居住空间上的表现.城市政治经济转变与城市规划、土地制度改革与房地产开发、住房制度改革与住房商品化是转型过程中城市居住分异形成的三个主要原因.扩大中等收入群体规模、增加社会自组织力量、制定公正的社会政策是优化城市居住空间结构的有效途径.     

Determinants of local housing growth in a multi-jurisdictional region,along with a test for nonmarket zoning

In the State of New Jersey, two rural preservation tools are paramount: (1) Zoning that sets a floor on the size of residential lots; and (2) the outright acquisition of open space or its development rights by government and nonprofit entities. The present study explores the effects of these two policies on the number of building permits issued across 83 municipalities in northern New Jersey. The empirical work is based on a widely-used urban development model that uses both monocentric and polycentric factors to allocate growth across a set of suburban communities. The study also develops a growth-based test for binding minimum-lot-size zoning, leveraging the fact that the 83 communities are in a single housing market and must serve the distribution of home and lot-size demand collectively, not individually. The study finds strong evidence of excess large-lot zoning, leading to the suppression of short-term housing growth in communities that specialize in this particular “product.” No firm evidence is found that residential development is attracted to the amenities that flow from either large-lot zoning or open space set asides.     

户口、迁移与居住分异——以武汉为例的实证研究

计划经济时期的中国城市居住分异程度很低.转型期间快速的城市化和住房的市场化导致了大量人口的迁移迁居,使原来相对均质的单位社区转变为多元的、异质的城市空间,各种新型社区如破旧的移民社区和富有的门禁社区也都应运而生.城市的居住分异日益明显,居住区位也日渐成为社会经济地位的标志.根据武汉市2000年人口普查0.1%按户抽样数据,将市区人口分为市内未迁居居民、市内迁居居民、市外永久移民和市外暂时移民,从户口、迁移迁居和居住的关系分析不同人群在城市中的居住区位及分异状况.与西方城市相比,武汉市区目前的居住分异和隔离程度不高,但各分区的居住隔离程度存在明显差异,特定人群在城市某些区位的分畀隔离程度已达到相当高的程度,各类人群也存在一定程度的孤立性.政府相关部门应对此予以重视.     

浅谈住宅小区规划设计

在经济社会飞速发展下,人们生活水平不断提高,生活理念也不断发生变化。物质生活的丰富促使人们对生活的舒适度要求越来越高。而其集中体现,是在对住房的要求上。如何在兼顾业主要求、开发商利益、环境状况的基础上建设出体现小区人文文化和人性化设计的理念是现代住宅小区规划的重点。总而言之,住宅小区规划设计的最终目的是为居住者提供一个美好的生活环境,使他们能够更好地实现他们的各种活动。     

Relating a City's History and Geography with Bourdieu: One Hundred Years of Spatial Distinction in Tel Aviv

This article advances a conceptualization of spatial distinction that, following Bourdieu, relates principles of division in ‘social space’ with formations of segregation in urban space. It applies this interpretive framework to concisely narrate the one hundred years' history of spatial distinction in Tel Aviv. Analyzing five moments in the city's development, it focuses on a dominant principle of distinction in each period and its ensuing segregations: predominantly ethno‐national (Jewish–Arab) distinction that established Tel Aviv in opposition to Jaffa at the turn of the twentieth century; nuanced ethno‐class distinction that shaped the city's rapid growth in the 1920s–30s and created an elaborate socio‐spatial hierarchy of neighborhoods; institutionalized distinction that governed the collective supply of housing in the 1930s–40s, evolving into a complex system of housing classifications; ‘distinction‐by‐distance’ through exclusive suburbanization and the emergence of a metropolitan scale of distinction in the 1950s–70s; and a ‘back‐to‐the‐center’ strategy of distinction by way of gentrification in the 1980s–90s and within gated residential enclaves at the beginning of the twenty‐first century. Through this concise history, various principles, mechanisms and scales of spatial distinction are elaborated upon, as a way to think about the socially constructed, historically contingent and continuously changing divisions and segregations in cities.     

中国城市居住分异的制度成因及其调控——基于住房供给的视角

从住房制度、土地制度、税收制度等方面分析了加剧中国城市居住分异的制度性因素,并通过对国外及香港地区相关制度的分析,提出了对我国城市居住分异进行制度性调控的建议,即一方面要运用经济手段对住房市场进行干预和调节,另一方面要完善现有的住房供应制度,坚持住房有分异,分异有尺度,以利于社会的和谐发展.     

保障性住房提供的强制性指标配建模式探讨——基于住房的属性

本文通过分析住房的属性,指出单纯依靠市场提供住房必定产生负外部性,而这些负外部性的消除有赖于保障性住房的有效提供。目前我国保障性住房的提供以集中供应为主,这种模式导致了提供的不公平、无效率以及资源浪费、居住空间分异等诸多问题。本文通过分析指出,当前我国保障性住房提供应以强制配建为主,集中供应为辅。本文提出保障性住房提供的强制性指标配建模式,并对现阶段实施该模式的必要性及可行性进行了分析,对该模式的实际运作进行了初步阐述。     

Rapports de propriété, ségrégation et pratiques de l'espace résidentiel

The aim of the authors is the theoretical reformulation of the question of segregation. In order to do this, they examine in turn psycho-sociological theories, morphological and semiological theories as well as theories of residential location. The authors show how all of these approaches can only define classificatory processes and propose an analysis beginning from those social relations which structure residential consumption; that is, relations of property in housing. Starting from a definition of segregation as a process of exclusive practices of residential space, the authors show how relations of residential property determine two types of segregation: one ‘by antagonism’, based on the valorization of property capital, and one ‘by incongruence’ based on conditions of real appropriation of housing.     

The "housing question" and the state-socialist answer: city, class and state remaking in 1950s Bucharest

Housing nationalization as a solution to urban inequalities has a long history in European social thought. This article describes housing nationalization in a state-socialist context. Using a political economy perspective and relying on recently released archival material about housing in 1950s Romania, I argue that nationalization may be regarded as a special type of urban process. Nationalization raised the occupancy rate and intensified the usage of existing housing, desegregated centrally located neighborhoods, turned some residential space into office space for state institutions, facilitated the degradation of the existing housing stock and gradually produced a socialist gentry. Aside from similarities with other state-socialist nationalizations from the same period, Romanian nationalization resembled the housing policies of other statist regimes. The data also suggest that, even in the context of revolutionary change, the state is a sum of multiple, often diverging projects, rather than a coherent actor.     

Inclusionary Zoning and Exclusionary Development: The Politics of ‘Affordable Housing' in North Brooklyn

A key element of New York City Mayor Michael Bloomberg's New Housing Marketplace program has been the use of voluntary inclusionary zoning, through which private developers have been offered tax breaks and density bonuses to develop affordable housing on newly rezoned land. While this program has failed to alleviate the housing affordability crisis in New York City, little attention has been paid to its political effects on community‐based struggles over housing. This article addresses this question by examining the 2005 Greenpoint‐Williamsburg Waterfront Rezoning, which combined a voluntary inclusionary zoning program with a tenant services contract intended to mitigate the residential displacement effects of the rezoning. I critically examine its design, execution and monitoring, based on two years of work as an organizer and administrator of the tenant services contract. I argue that technologies of consent and control have reshaped the politics of housing in North Brooklyn by replacing resistance to gentrification with amelioration of its effects, through the anticipated creation of affordable housing. The upshot has been an emergent politics of housing in which real estate‐led development is regarded not as a cause of gentrification but as its solution.     

An Economic Analysis of Housing Abandonment

Landlord abandonment of rental housing has affected many American cities since the 1960's. Because of data limitations, there have been few empirical analyses of the determinants of housing abandonment. In this paper, we use a rich database that contains information on individual residential properties in New York City to estimate a reduced form model of owner abandonment. We model an owner's decision to abandon his or her property as being similar to an investor's decision to exercise a put option on a financial instrument. When required to pay delinquent taxes, a wealth-maximizing landlord has an incentive to cede ownership of his or her residential property when the value of all outstanding liens exceeds the property's market value. Estimates from the model are used to examine whether empirical evidence supports this option model of abandonment.     

限购政策对城市住房市场的调控效应分析——以天津市为例

为评估限购政策对城市住房市场的调控效应,借助灰色系统理论的灰色关联分析法构建数学模型,以天津市为例,对限购政策实施前后城市住房市场的变动情况进行了比较分析。结果显示,与限购政策实施前相比,天津市的住宅现房销售面积、住宅期房销售面积在时间上均出现了明显的滞后;住宅施工面积在时间上则未明显的变化;住宅投资完成额和住宅新开工面积在时间上则有少许提前。由此可以认为,限购政策的实施引起了住房市场供需双方行动方向的分异,降低了需求者群体的住房需求量,加快了供应者群体的供应速度,增加了市场住房供应量。     

School quality and housing prices: Empirical evidence from a natural experiment in Shanghai,China

The endogeneity of education quality and quantity accounts for difficulties in appropriately identifying the causal relationship between education and housing prices. To determine how education quality is capitalized into housing prices, we deal with endogeneity bias by employing a natural experiment occasioned by China’s education reforms. Based on monthly panel data for 52 residential areas in Shanghai, we conducted a natural experiment based on the exogenous designation of specific high-quality schools as Experimental Model Senior High Schools (EMSHS). Our natural experiment proved useful in analyzing how new information affected housing prices in China’s developing housing market. We found evidence that housing prices included allowances for these new EMSHS designations. In general, the presence of an additional EMSHS (of the best quality) per square kilometer increases housing prices by 17.1%. If one additional, previously non-designated high school is designated as EMSHS in a residential area, housing prices will be 6.9% higher.     

‘Stop Being a Tourist!’ New Dynamics of Urban Tourism in Berlin‐Kreuzberg

Berlin is witnessing a massive tourism boom, and parts of it can be described as ‘new urban tourism’, which shows a preference for off the beaten track areas and ‘authentic’ experiences of the city. This form of tourism seems especially salient in Kreuzberg. It is here that an openly articulated critique of tourism attracted national attention in 2011 and has not ceased to do so since. This article aims to better understand the conflictive potential of (new urban) tourism in Kreuzberg. We argue that the readily expressed negative attitudes against tourists and the easily accepted link between tourism and gentrification have to be explained against the backdrop of certain housing‐market dynamics. Rising rents and a diminution in the number of flats available for rent are fuelling fears of gentrification in Kreuzberg, while the interest shown in new urban tourism and the comparatively low‐priced real‐estate market in Berlin result in a growing number of holiday flats. Although adding only slightly to the tightening of the housing market, holiday flats render complex processes of neighborhood change visible and further sustain an already prevalent tourism critique.     

Residential search and choice of displaced households

Centrographic analysis is used to compare the residential search and choice behavior of 41 households who experienced either short-term or long-term displacement costs after moving out of the inner city of Saskatoon, with the behavior of 90 households who moved as if voluntarily. While the displaced households tended to search for housing in the same neighbourhoods as the voluntary movers, they chose a “new” home much farther away from their “old” home. By means of a logistic regression, the reasons for this more distant move are inferred to reflect both the tightness of the housing market and the housing search barriers that displaced households, who were more likely to be young or old renters, would have encountered.     

Economics of residential crowding in developing countries

In an attempt to eliminate residential crowding, most countries pursue the policy objective of providing one dwelling unit per household. However, we know little about the demand for various dimensions of housing space which affects the levels of crowding. This paper analyzes the nature of demand for residential space and multiple occupancy in order to identify the major determinants of crowding. The result indicates that to a great extent crowding is explained by economic factors and that the current policy approach to elimination of crowding, which emphasizes one dwelling per household, is not likely to be effective.     

城市化进程中失地农民住房安置研究——以南宁市为例

随着我国城市化进程的快速发展,失地农民住房安置问题不容忽视。通过对南宁市失地农民住房安置现状调查,发现存在经济基础薄弱,补偿金分配不均;安置区规划不合理,管理滞后;土地征用制度滞后,抢建、违建情况突出;住房成本高,失地农民就业困难;新建住房安置项目进展缓慢,过渡期较长等诸多问题。进而提出即时调整拆迁补偿标准;成立专门小组全程协调住房安置工作;设立专项资金,用于安置住房项目建设与售价之间的差价补贴;加大"两违"整治工作力度;完善社区管理机制等对策建议。     

The Financialization of A Social Housing Provider

Why does a social housing provider bet on interest rate fluctuations? This article presents a case study of the financialization of both housing and the state. Social housing in the Netherlands is provided by non‐profit housing associations that have since 1989 been set apart from the state. Many associations started developing housing for profit, borrowing on global capital markets or buying derivatives. Whereas other semi‐public institutions moved into the world of finance due to financial constraints, housing associations did so to capitalize on the possibilities offered by their asset‐rich portfolios. Vestia, the largest of them all, is an extreme––but not exceptional––case of what can happen when public goals are left to be realized by inadequately supervised and poorly managed private organizations. As a result of gambling on derivatives, Vestia had to be bailed out to the tune of over 2 billion euros. To recoup the losses, housing was sold off and rents were raised. Almost half of Dutch housing associations used derivatives, although most refrained from using them purely speculatively. The changes in the housing sector that led to its financialization cannot be separated from the wider financialization of the state.     

城市居民住房购买力研究——以我国35个大城市为例

针对近年来我国房价高企,住房负担日益加重,不同地区居民购房能力差异较大等问题,分析了现有居民住房购买力测算方法,将住房价格与居民收入、消费水平、区域发展水平、住房市场的供应结构、信贷水平等因素结合起来,提出了新的测算思路和方法,并以我国35个大城市为例,对2009年城市居民住房购买力进行了实证研究。通过不同地区城市居民的住房购买能力的比较,分析城市居民购房能力的区域不均衡性问题,为制定相关住房政策提供参考。     

Patterns of growth in Chinese cities: Implications of the land lease

A special feature of China’s housing market is land use rights in the form of land leasehold contracts granted by the government. We consider an equilibrium model in which a representative developer may choose to redevelop existing centrally located housing or to develop new housing at the periphery of the city. We show that as the city grows, the land leasehold system results in the city center being developed less intensely and more land being used on the outskirts of the city when compared to a fee simple environment. Thus, cities in China are likely to be relatively more spread out, with city centers relatively older than would be the case with “fee simple” ownership. Our model suggests that excess residential land use is about 6 percent. In addition, compared with the ownership case, housing supply will grow more quickly in the near future, but more slowly later on during the transition of the Chinese economy. Parallel to the supply growth pattern, equilibrium price grows relative slowly in the near future, but more quickly later on. While we focus on residential uses, we believe our model can be applied to other land uses.