基于新制度经济学视角的集体土地租赁住房发展研究

Developing Rental Housing on Collective Land from the Perspective of New Institutional Economics

近20年来,我国逐步形成了市场与政府双轨制的住房供应体系。随着住房市场化改革不断加深,住房可支付性已成为重要的社会问题,影响着居民福祉和社会稳定。由于公共住房覆盖面窄,市场租赁住房成为大部分城市新移民的居住选择。2017年,国家开始鼓励利用集体土地建设租赁住房,以缓解大城市的住房短缺问题,维持社会稳定。文章从新制度经济学的视角出发,基于产权、交易成本和集体行动理论,以北京首例面向市场的集体土地租赁住房项目为例,揭示了集体土地直接入市的制度转型对于促进租赁住房发展的内在机制和重要意义。研究表明,该项新制度突破了原来国有土地住房建设的垄断地位,有助于提高集体土地使用效能,增加住房供给,平抑市场房价和租金;通过降低交易成本,明晰产权,亦有助于提升村集体和市场主体的参与意愿。此外,集体土地租赁房可惠及“夹心层”群体,提升租客的住房安全性和居住品质。未来集体土地租赁住房建设需要进一步考虑产权、持份者利益、融资和市场需求等问题,逐步完善租赁住房供给制度,以期解决大城市居住问题。

Since the housing reform in the late 1990s,China’s housing system has been evolving into a dual-track supply system characterized by the commodity housing provided by the market and affordable housing subsidized by the government.With the deepening of the housing marketization reform,housing affordability has become a serious social issue,affecting people’s well-being and social stability.As public housing is only available for a small number of people,market rental housing has become the primary choice of most new urban migrants.Since 2017,the Chinese government has been encouraging rental housing development on collective land to alleviate the shortage of existing housing in megacities and maintain social stability.Taking the Chengshousi project,Beijing’s first marketoriented rental housing project,as an example,this paper aims to unravel the internal mechanism and significance of this institutional change in collective land use for promoting rental housing development based on the theory of property rights,transaction costs,and collective action in New Institutional Economics.The research finds that the new institution breaks through the land monopoly and can effectively improve the efficiency of collective land use,increase housing supply,and thus stabilize housing prices and rents.Furthermore,collective land reform encourages village collectives and market players’participation through cutting transaction costs,and decomposing and clarifying property rights.It is expected that the rental housing on collective land can benefit the sandwich group in megacities,and improve housing safety and life quality of tenants.In the future,the rental housing on collective land needs to further consider issues,such as property rights,stakeholder interests,financing,and market demands,and gradually improve the rental housing supply system,in order to resolve the housing problem in megacities.