基于住房支付能力的公共租赁住房综合定价研究.docx

基于住房支付能力的公共租赁住房综合定价研究.docx

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基于住房支付能力的公共租赁住房综合定价研究

摘要

2010年《关于加快发展公共租赁住房的指导意见》，正式提出了发展公共租住

房，解决中低收入住房困难家庭、新就业大学生及流动人口住房问题，标志着我

国住房保障制度改革的新起点。

公共租赁住房正式进入人们的视野，并在全国范

围内掀起了建设公共租赁住房的热潮。

公共租赁住作为廉租房和经济适用房的补

充，适应范围广，解决了我国“夹心层”家庭的住房困难，并且在引导我国住房

租赁市场正确发展上起到了关键作用。

但是，经过两年多的发展，公共租赁住房

在实施过程中仍然暴露出不少问题，如定价机制不合理、准入机制不健全等问题，

其中公共租赁住房的定价标准模糊、定价普遍认为过高导致北京、深圳等城市公

共租赁住房推出时遭到弃租。

公共租赁住房定价的高低是住房保障性的直接体现，

是保障性资源能够切实满足中低收入住房困难家庭的关键因素。

针对公共租赁住

房租金定价对公共租赁住房政策的重大影响，文章分析了公共租赁住房定价的影

响因素并构建了一种定价机制。

文章以国内外住房定价的相关理论研究成果为基础，通过借鉴国外发达城市保

障性住房定价的模式，分析对比我国典型城市公共租赁住房的定价现状以及目前

常用的住房定价方法，试图建立一种结合公共租赁住房建设成本和中低收入家庭

可支配收入的综合定价模型。

通过对公共租赁住房建设成本、资金成本、管理成

本等费用的计算，结合剩余收入法理论测算家庭住房可支付能力，根据不同户型、

不同收入家庭对公共租赁住房租金进行由低收入到高收入家庭等比例递增的一种

梯度差别定价方法，通过较高收入家庭补贴较低收入家庭，既能收回公共租赁住

房成本又不超出居民住房支付能力。

并通过保障性检验调整，保证各个级别公共

租赁住房租金始终低于市场价格且在各承租家庭住房可支付能力范围之内。

文章以重庆市“康庄美地”公共租赁住房项目为例，通过统计分析“康庄美地”

项目申请人收入、户型等数据，计算得出“康庄美地”不同户型、不同收入群体

的定价标准，验证了文中构建的定价模型的合理性和可行性。

关键词：

公共租赁住房，住房可支付能力，租金定价，成本测算 

II

ABSTRACT

In2010,＂Guidanceonacceleratingthedevelopmentofpublicrentalhousing＂

formallyproposeddevelopingpublicrentalhousing,inordertosolvethehousing

problemsofthelow-andmiddle-incomehousingforneedyfamiliesandnewly

employedcollegestudentsandfloatingpopulation,isthestandofanewstartingof

China'shousingsecuritysystemreform.Then,publicrentalhousingofficiallyentered

people'svision,andsetoffaboominchina.Asthesupplementoflow-renthousingand

affordabilityhousing,thepublicrentalhousingismoreadaptable,isthekeytosolvethe

“sandwichclass”families’housingdifficultiesandtoguidethereasonabledevelopment

directionofthehousingrentalmarket.Buttwoyearsago,therearesomanyproblems

exposed,suchas：

pricingmechanismunreasonable、accessmechanismunavailableand

soon.Theseproblemsalwaysmakemanypeopledidnotwanttosupplythepublic

rentalhousinginShenzhenandBeijing.Thepricereflecttheimplementationeffectof

thepublicrentalhousing.Thepriceisthekeyfactorstomakesurethewelfareresourse

meettheneedofhousingdifficutiesoflow-incomefamily.Inresponsetopublicrental

housing’sinfluence,thispaperanalyzedtheimpactfactorsofthepriceofpublicrental

housingandbuildapricingmechanism.

Thispaperbasedonthehousingpricingtheoryresearch,itlearntfromthehousing

pricingmechanismabroad,andanalyzedthepresentsituationofthepublicrental

housingpricinginthetypicalcitiesofourcountry,andcomparedthecommonpricing

method,tryingtobuildapricingmethodwhichintegratesthecostofpublicrental

housingandthedisposableincomeoflow-incomefamily.Thepapercalculatedthe

buildingcost,capitalcost,managementcostandotherexpensesofthepublicrental

housing,usedresidualincometheorytomakingoutthefamilyhousingaffordabilityand

buildingadifferentialpricingmethodfordifferentunitsortsandfamilies.Thismethod

canbothrecoverthecostandnotbeyondtheresidents’housingaffordability,through

higher-incomesubsidingforlower-income.Andthenusingtheindicatorsof

indemnification,makesuretherentofthepublicrentalhousingisnotbeyondthe

housingmarketrentandthefamilyhousingaffordability.

ThispapertakestheChongqing"KangZhuangMeiDi"publicrentalhousing 

III

projectasanexample,throughthestatisticalanalysisoftheapplicantincome,and

apartmentlayoutdataof"KangZhuangMeiDi",andthencalculatetherentstandard,it

teststhefeasibilityandrationalityofthisdifferentialpricingmethod.

Keywords:

Publicrentalhousing,Housingaffordability,Rent,Costestimation 

IV

目录

中文摘要.......................................................................................................................................Ⅰ

英文摘要.......................................................................................................................................Ⅱ

1绪论......................................................................................................................................1

1.1研究背景、目的和意义.........................................................................................................1

1.1.1研究背景.......................................................................................................................1

1.1.2研究目的.......................................................................................................................2

1.1.3研究意义.......................................................................................................................2

1.2国内外研究综述.....................................................................................................................3

1.2.1国外研究综述...............................................................................................................3

1.2.2国内研究综述...............................................................................................................4

1.2.3文献综述小结...............................................................................................................5

1.3研究内容.................................................................................................................................5

1.4论文结构.................................................................................................................................6

1.5研究路线.................................................................................................................................7

1.6研究方法.................................................................................................................................7

2公共租赁住房租金定价的相关理论......................................................................9

2.1公共租赁住房的相关概念及特征.........................................................................................9

2.1.1公共租赁住房的概念...................................................................................................9

2.1.2“夹心层”的概念.......................................................................................................9

2.1.3公共租赁住房的特征.................................................................................................10

2.2住房价格理论.......................................................................................................................10

2.2.1区位理论.....................................................................................................................10

2.2.2价格歧视理论.............................................................................................................12

2.3住房过滤理论.......................................................................................................................12

2.4本章小结...............................................................................................................................13

3国外公共租赁住房定价经验....................................................................................14

3.1韩国公共租赁住房定价模式...............................................................................................14

3.1.1定价依据.....................................................................................................................14

3.1.2定价标准.....................................................................................................................14

3.1.3实施效果.....................................................................................................................15

3.2德国公共租赁住房定价模式...............................................................................................15 

V

3.2.1定价依据.....................................................................................................................15

3.2.2定价标准.....................................................................................................................15

3.2.3实施效果.....................................................................................................................16

3.3新加坡公共租赁住房定价模式...........................................................................................16

3.3.1定价依据.....................................................................................................................16

3.3.2定价标准.....................................................................................................................16

3.3.3实施效果.....................................................................................................................17

3.4美国公共租赁住房定价模式...............................................................................................17

3.4.1定价依据.....................................................................................................................17

3.4.2定价标准.....................................................................................................................17

3.4.3实施效果.....................................................................................................................18

3.5日本公共租赁住房定价模式...............................................................................................18

3.5.1定价依据.....................................................................................................................18

3.5.2定价标准.....................................................................................................................18

3.5.3实施效果.....................................................................................................................18

3.6相关经验总结.......................................................................................................................18

3.7本章小结...............................................................................................................................19

4我国公共租赁住房定价现状....................................................................................20

4.1