市场主导的东京均衡化租赁住房发展模式研究

Market-oriented Rental Housing Balance Model Between Supply and Demand in Tokyo,Japan

东京的住房市场呈现房价收入比与租金收入比双低的特征,住房与租房的可支付性均较高。东京一直通过一定比例的自持住宅、市场化租赁住房以及公共住宅的联动供给促进住房与租房市场的均衡发展,东京无疑是高密度地区解决住房可支付性问题可借鉴的典范。基于此,本文梳理并总结了二战后至今东京租赁住房发展历程,认为总体呈现两大特征:从重视数量供给向质量供给转变、从政府主导供给向市场主导供给转变。进而,本文提出东京住房与租房均衡化发展的主要策略:放松土地管制确保居住用地供给,精准供应匹配各类居住需求,金融与税收刺激市场参与,制度改革保护多元主体权利。最后,本文就东京住房与租房协同发展及多措并举联动发展的均衡化发展模式,提出其对我国大城市健全完善租赁住房市场的建议。

Tokyo’s housing market is affordable with low PIR and RIR.Through a balancing ratio between owner-ship,market rental and public rental,Tokyo shows a healthy housing supply,which provides a model for high-density areas to solve housing problems.There are two changing characteristics during Tokyo’s rental housing development process:from focused quantity supply to quality and from the government-oriented supply to market-oriented.Fur-thermore,this paper puts forward the main four strategies under the balance model:relaxing land control to ensure the supply of residential land,accurately matching varied kinds of residential demand,stimulating market participa-tion by finance and taxation and protecting the rights of multiple subjects by institutional reform.At last,this paper provides some suggestions on how to optimize the rental housing market in mega-cities in China.