Atlas of affordable rental housing in "Shuangwan" city: Shenzhen sets rent "daily limit"

265438+Sha Li, a researcher at the 20th Century Economic Research Institute, accelerating the development of affordable rental housing is the top priority of housing security in the new development stage. The Ministry of Housing and Urban-Rural Development has clearly stated that during the Tenth Five-Year Plan period, the housing security system will be further improved, with emphasis on the development of affordable housing. According to the statistics of the Ministry of Housing and Urban-Rural Development, as the first year of the 14th Five-Year Plan, 40 key cities across the country plan to build 936,000 new affordable rental houses this year.

Since the Opinions on Accelerating the Development of Affordable Rental Housing issued by the General Office of the State Council on June 24th, especially the video conference on accelerating the development of affordable rental housing and further improving the regulation of the real estate market in the State Council on July 22nd, the construction targets of affordable rental housing during the Tenth Five-Year Plan period have been determined in many places, the detailed rules for the construction of affordable rental housing have been refined, and various measures have been taken to increase the supply of affordable rental housing, improve relevant supporting policies and promote the construction of affordable rental housing.

For example, on June 5th, 165438, Guangdong issued the Implementation Opinions on Accelerating the Development of Affordable Rental Housing. During the Tenth Five-Year Plan period, Guangdong plans to raise and build1297,000 sets of affordable rental housing, ranking first in the province's objectives and tasks. By the end of 10, Guangdong has raised 85,600 sets of affordable rental housing10, completing 83.5% of the target tasks in 20021year, benefiting more than 500,000 people.

What is the particularity and importance of affordable rental housing? How to refine and implement the construction of affordable rental housing during the 14 th Five-Year Plan period? 2 1 Century Economic Research Institute tries to review the policy of affordable rental housing, analyze the logic of the policy of affordable rental housing, and take 14 "two million" cities (with a population of over 10 million and a GDP of over one trillion) as samples to discuss how to implement the development of affordable rental housing in various places.

Affordable rental housing policy "combination boxing"

According to the data of the seventh national census, the floating population in China is nearly 376 million in 2020, with an increase of nearly 70% during the period of 10, and the demand for renting houses in the market is further expanded. The data shows that the rented population in Beijing, Shanghai, Guangzhou, Shenzhen, Hangzhou and other cities accounts for more than 40% of the permanent population.

Generally speaking, the absolute shortage of housing in China has been solved, but the structural shortage of housing is still significant. Big cities have active economy, developed industries and strong population siphon ability, but the housing prices in big cities are high, so it is difficult for a considerable number of people to solve the housing problem by buying houses and they can only turn to the housing rental market.

However, there are some problems in China's housing leasing market, such as insufficient housing supply, uneven quality, unstable leasing relationship, high rent, lack of rent control norms, and individual owners renting out. Its development still has great shortcomings. Young people, new citizens in big cities and other urban "sandwich layers" are likely to step into the dilemma of not being able to afford houses and renting houses.

20 15 the central economic work conference regards "both rent and purchase" as an important direction to deepen the reform of the housing system. However, for a long time, the idea of solving the housing problem of urban residents in China has always been to buy a house. Real problems such as rising house prices and equal rights of rent and purchase have strengthened residents' concept of buying houses, and the unbalanced development of rent and purchase structure has not been solved.

The introduction of affordable rental housing policy has opened up new ideas for standardizing the housing rental market, solving the housing problems of new citizens and young people in big cities, promoting the reform of housing system with both rent and purchase, and promoting the integrated development of people, industry and cities.

At the end of 20 19, the Ministry of Housing and Urban-Rural Development deployed 13 pilot projects to improve the housing security system in cities, with the focus on vigorously developing policy-based rental housing and advocating the use of idle land and idle houses to build rental housing. On this basis, the Central Economic Conference in 2020 proposed to attach importance to the construction of affordable rental housing. Since then, the development of affordable rental housing policy has accelerated. This year, the two sessions made it clear that the supply of affordable rental housing should be increased. Later, in the "14th Five-Year Plan", the the Political Bureau of the Communist Party of China (CPC) Central Committee Conference, the symposium of the Ministry of Housing and Urban-Rural Development, the the State Council executive meeting and other documents and meetings, all related contents of affordable rental housing were involved.

On June 24th, "Opinions of General Office of the State Council on Accelerating the Development of Affordable Rental Housing" (hereinafter referred to as "Opinions of the State Council") was officially promulgated, which made it clear that affordable rental housing is mainly small-sized apartments with a construction area of no more than 70 square meters, and the rent is lower than that in the same lot and the same quality market, so as to solve the housing difficulties of new citizens, young people and other groups.

The Opinions clarify that it is necessary to speed up the improvement of the housing security system with public rental housing, affordable rental housing and * * * property housing as the main body, and clarify the top-level design of the housing security system at the national level for the first time. Different from the previous forms of housing security, affordable rental housing has changed its policy focus, guided multi-channel supply and multi-subject investment, encouraged the development and revitalization of existing land and housing, appropriately utilized newly supplied state-owned construction land, and reasonably supported commercial service facilities.

In order to smoothly promote the construction of affordable rental housing, the Opinions further put forward a "package" of support policies, including land support policies, central subsidy funds, reducing the burden of taxes and fees, implementing the price of water and electricity for the people, and further increasing financial support. Through the policy of "combination boxing", we will focus on solving the housing problems of new citizens and young people who do not meet the application conditions for public rental housing and do not have the ability to buy property houses.

On July 22nd, a video conference was held to speed up the development of affordable rental housing and further improve the regulation of the real estate market, and the development of affordable rental housing was regarded as the key task of housing construction during the Tenth Five-Year Plan period.

According to the data of the Ministry of Housing and Urban-Rural Development, from June 5438 to September, 40 cities across the country started to build 720,000 affordable rental houses, accounting for 76.9% of the annual plan, with an investment of 77.5 billion yuan. Among them, six cities including Nanjing, Wuxi, Ningbo, Foshan, Changchun and Nanning have completed their annual plans.

Speed up the construction of local affordable rental housing

After the promotion of policies, the construction of affordable rental housing in various places has intensively entered an accelerated period.

2 1 Century Economic Research Institute takes 14 "double million" cities as samples, namely Beijing, Shanghai, Guangzhou, Shenzhen, Chongqing, Suzhou, Chengdu, Hangzhou, Wuhan, Xi 'an, Zhengzhou, Qingdao, Tianjin and Changsha, to study the development goals, construction details and latest progress of affordable rental housing in each city.

As of June165438+1October 12 and June 14, Guangzhou, Suzhou, Chengdu, Hangzhou, Wuhan, Qingdao and other cities have issued draft special guidance documents or formal opinions on affordable rental housing; Shenzhen and Tianjin issued a draft for comments on the guidance for the transformation of non-residential stock houses into affordable rental houses; Shanghai and Guangzhou issued the 14th Five-Year Plan for housing development, both of which set requirements for the construction of affordable rental housing, while Xi issued the 14th Five-Year Plan for the development of affordable rental housing.

After entering 1 1, the pace of policy design of affordable rental housing in various places has obviously accelerated, and relevant documents of Shenzhen, Hangzhou, Wuhan, Xi and Qingdao have been published in 1 1 month. It is foreseeable that the detailed rules for the development of affordable rental housing in Beijing, Chongqing, Changsha and other cities are also being formulated and made public.

From the goal, it is clear that all localities should increase the supply of affordable rental housing, and many cities have made it clear that the number of affordable rental housing construction accounts for more than 30% of the total housing supply during the 14 th Five-Year Plan period. For example, Hangzhou clearly raised 330,000 sets of affordable rental housing during the "14th Five-Year Plan" period, and the proportion of newly added affordable rental housing units to newly added housing supply units will strive to reach more than 30%.

From the perspective of security objects, some cities have made clear the requirements of security objects on the basis of the State Council's opinions. For example, Wuhan stipulates that new citizens, young people who normally pay social security in this city and have no own housing, and those who meet the rental conditions in Wuhan are eligible; Qingdao made it clear in the draft for comments that it is necessary to meet the permanent residence in Qingdao or apply for residence registration in Qingdao at the same time. Has signed a labor contract with the employer and paid social security in Qingdao for more than 6 months. Only when my spouse and I have no room in a fixed area can we rent affordable housing.

In terms of housing location, it is clear that the construction of affordable rental housing should fully consider factors such as transportation and balance the problem of occupation and housing. For example, Hangzhou encourages the use of superstructures such as subways and bus stops to build (renovate) affordable rental houses, and makes it clear that newly-started affordable rental houses are mainly arranged in and around industrial parks, near rail transit stations and key urban construction areas, so as to guide urban residents to integrate and realize the linkage among people, land and houses.

Rent is also one of the focuses of renters. The State Council's "Opinions" make it clear that the rent of affordable rental housing is lower than that of rental housing in the same lot and the same quality market. On this basis, Shenzhen stipulates that the annual rent increase shall not exceed 5%, and the single lease term shall not be less than 30 days in principle. With the consent of the lessee, rent can be charged on a monthly, quarterly and annual basis. If Chengdu does not enjoy other housing security, the rent is 90% of the market rent, and Qingdao stipulates that the rent standard is not higher than 80% of the housing market rent in the same region. In principle, it will be adjusted every three years. In terms of lease term, Qingdao stipulates that a single lease term does not exceed 3 years and can be renewed.

In addition, various localities have also stipulated the policy support, tax reduction and exemption, land preference and withdrawal mechanism for the construction of affordable rental housing. As stipulated in Suzhou, the upper limit of the land price of affordable rental housing supplied by means of transfer is10% of the average land price of surrounding commodity housing; During the temporary reconstruction of existing non-residential buildings that are idle or inefficiently used into affordable rental housing, the nature of land use will not be changed and the land price will not be paid back; Provide tax and fee support according to relevant regulations.

Various policy support has improved the enthusiasm of enterprises and institutions to participate in the construction of affordable rental housing, stabilized and expanded the supply of affordable rental housing, and helped solve the housing problem in big cities; It also improves the utilization efficiency of existing land and buildings and relieves the pressure of land supply in big cities.

It should be noted that in order to avoid possible chaos in the implementation of affordable rental housing, there are also corresponding supplementary provisions. For example, on June 5th, 165438, Beijing issued the Notice on Prohibiting the Disguised Sale of Public Rental Housing and Affordable Rental Housing, which made it clear that it was forbidden to sell public rental housing or affordable rental housing in disguised form, and it was forbidden to operate illegally or defraud preferential policies in the name of public rental housing and affordable rental housing.

Since the introduction of the guidance document on the construction of state-run affordable rental housing, in more than four months, many places have clearly refined the construction objectives and construction plans of affordable rental housing and steadily promoted the construction of affordable rental housing. These local samples enrich the local experience in the construction of affordable rental housing, and also provide reference for the construction of affordable rental housing in other cities.

265438+20th Century Economic Research Institute believes that vigorously developing affordable rental housing will greatly increase the long-term stable supply of rental housing, relieve the pressure of new citizens and young people on renting houses, lower the threshold of population mobility in big cities, and promote the integrated development of population, production and cities. From the perspective of the real estate industry, to some extent, this can also make some people shift from the housing market to the rental market, reduce the demand for housing, stabilize housing prices, contribute to the construction of a housing system with both rent and purchase, and promote the stable and healthy development of real estate.