AFFORDABLE HOUSING POLICY AND THE CHANGING SOCIO-SPATIAL STRUCTURE OF TRANSITIONAL BEIJING YOU WENPEI (B.SC. PEKING UNIVERSITY, 2003) A THESIS SUBMITTED FOR THE DEGREE OF MASTER OF SCIENCE (ESTATE MANAGEMENT) DEPARTMENT OF REAL ESTATE NATIONAL UNIVERSITY OF SINGAPORE 2006 ACKNOWLEDGEMENT My foremost thanks go to my thesis adviser Associate Professor Han Sun Sheng. I am grateful to him for introducing me to and guiding me through the research program. I would like to express my sincere thanks for his patience and encouragement that carried me through difficult times and for his insights and suggestions that helped to shape my research. Without his diligent effort on the manuscript and numerous improvements on it, this thesis would not have been possible. His valuable feedback contributed to this thesis. I also thank the Department of Real Estate for providing me with the research scholarship for the past two years. I am indebted to many friends who have assisted me in my research and life. They are Gong Yantao, Qin Bo, Sun Liang, Wu Jianfeng, Xu Yiqin, and Zhou Dingding who offered their moral support and shared their time with me in NUS. In Beijing, Chen Jing, Chen Xin, Hu Zhongnan, Li Mei, Mei Bing, Shao Dayou, Yu Xi, Zhang Yi, Zhao Tianyang and many friends whose name are not listed here helped me a lot in my survey. I would like to thank my parents, You Languo and Zhang Furong and my sisiter, You Yingjie for supporting me through all the years. Their i encouragement and support made it possible for all my accomplishments. Finally I would like to thank my loving wife, Guo Chunyan, for every minute she spent with me during hard time of this work and for always being there when I needed her most. ii TABLE OF CONTENTS ACKNOWLEDGEMENT . i TABLE OF CONTENTS .iii LIST OF TABLES . vi LIST OF FIGURES vii LIST OF BOXES .viii LIST OF APPENDIX ix SUMMARY x Chapter Introduction 1.1 Background—urban social stratification and inequality .1 1.2 Existing research on the socio-spatial structure in Chinese cities 1.3 Research problems 1.4 Objectives of the thesis .9 1.5 Organization of the thesis .10 Chapter Literature Review . 13 2.1 Introduction .13 2.2 Research on socio-spatial structure in market economies 13 2.3 Research on socio-spatial structure in Former Socialist Countries 19 2.4 Research on socio-spatial structure in Chinese cities .21 2.5 Summary .27 Chapter Research Design . 30 3.1 Introduction .30 3.2 Case study approach .30 3.3 Choice of study area 31 3.3.1 The choice of Beijing 31 3.3.2 The choice of Huilongguan community .34 3.4 Data collection 36 3.4.1 Yearbooks and websites 37 iii 3.4.2 Policies and government documents .37 3.4.3 The household survey .39 3.4.3.1 Sampling technique and sample size 40 3.4.3.2 Development of questionnaire 41 3.4.3.3 Design of questionnaire 41 3.4.4 Interviews 42 3.5 Methods of data analysis .43 3.5.1 GIS Mapping .43 3.5.2 Moran’s I index .43 3.6 Summary .45 Chapter Affordable Housing Policies and Projects 46 4.1 Introduction .46 4.2 The Central government policies on affordable housing 46 4.2.1 Origin of the affordable housing policy 47 4.2.2 Transitional affordable housing—Anju projects .48 4.2.3 Affordable housing policy .52 4.3 Implementation of the affordable housing policy in Beijing 54 4.4 The changing socio-spatial structure of Beijing .65 4.4.1 Location characteristics of affordable housing projects .67 4.4.2 Location characteristics of commodity housing projects 70 4.4.3 Affordable housing and the socio-spatial structure of Beijing 76 4.5 Summary .87 Chapter A Case Study of Huilongguan 89 5.1 Introduction .89 5.2 Residents’ characteristics in Huilongguan 89 5.2.1 Demographic characteristics .90 5.2.2 Employment characteristics 93 5.2.3 Consumption characteristics .96 5.3 Residents’ interaction and formation as a community 97 5.4 Is Huilongguan a low-and middle-income community? .101 5.4.1 Households’ income characteristics 101 5.4.2 The intertwined forces underlying the situation .106 5.4.2.1 Supply: Interest conflicts between government and developers…… ……………………………………………… 102 5.4.2.2 Distribution: Loose control of targeting population and intervention of work units……………………………………….104 5.5 Summary .110 Chapter Conclusions 112 6.1 Summary of Findings 112 6.2 Conclusions .117 6.3 Major contributions to the existing literature 118 iv 6.4 Limitations 119 6.5 Further work 119 BIBLIOGRAPHY 121 APPENDIX 137 v LIST OF TABLES Table 3.1 Development of Huilongguan community 36 Table 3.2 Government policies on affordable housing ………………………….38 Table 4.1 Percentage of seven cost items 49 Table 4.2 Construction of Anju projects in 1996 51 Table 4.3 Location of 69 affordable housing projects in Beijing 68 Table 4.4 Descriptive statistics of affordable housing prices 69 Table 4.5 Location of commodity housing projects in Beijing .71 Table 4.6 Descriptive statistics of commodity housing prices 72 Table 4.7 A comparison of different types of housing estates in Beijing 74 Table 4.8 Number of affordable housing projects and commodity housing projects within km of the migrant enclaves…………………………………81 Table 5.1 Demographic characteristics in Huilongguan (2006) .90 Table 5.2 Occupation characteristics in Huilongguan (2006) .93 Table 5.3 Consumption characteristics in Huilongguan (2006) 96 Table 5.4 Households income distribution in Huilongguan (2006) 102 Table 5.5 Households income distribution in Longzeyuan (2006) .102 Table 5.6 Affordability of affordable housing by income class 105 Table 5.7 Unit size distribution in Huilongguan (2006) .106 vi LIST OF FIGURES Figure 1.1 Organization structure of the thesis .11 Figure 2.1 Idealized spatial model of urban ecological structure and change 15 Figure 3.1 Location of Beijing (a) and Beijing’s administrative districts (b) .33 Figure 3.2 Location of Huilongguan community .34 Figure 3.3 Appearance of Fengyayuan (a) and Longjinyuan (b) in Huilongguan community 35 Figure 3.4 Overall planning of Huilongguan community .35 Figure 3.5 Locations of Longzeyuan project 40 Figure 4.1 Average floor space and units per 10000 people in each province 52 Figure 4.2 Distribution of the first 19 approved affordable housing projects in Beijing in October 1998 56 Figure 4.3 Distribution of 69 affordable housing projects in Beijing .68 Figure 4.4 Distribution of commodity housing projects in Beijing 71 Figure 4.5 Price distribution of commodity housing in Beijing (2005) 73 Figure 4.6 Contrast of different types of Estates 75 Figure 4.7 Local Moran’s I significance map in the first scenario .78 Figure 4.8 Local Moran’s I significance map in the second scenario .79 Figure 4.9 Local Moran’s I significance map in third scenario 81 Figure 4.10 Distribution of migrant enclaves .83 Figure 5.1 The forum in Huilongguan 101 vii LIST OF BOXES Box 5.1 Interviews in Longzeyuan .104 Box 5.2 Interviews in Huilongguan 110 viii LIST OF APPENDIX Appendix Affordable housing projects in Beijing .137 Appendix Questionnaire used in Huilongguan 139 Appendix Questionnaire used in Longzeyuan .141 ix Han, S.S. 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(1998) Analysis on all social strata in modern China, Tianjin, Tianjin People’s Press Zhu, J.M (1999) Local growth coalition: the context and implication of China’s gradualist urban land reforms, International Journal of Urban and Regional Research, 23(3): 534-548 136 APPENDIX Appendix Affordable housing projects in Beijing 项目名称 北京化工三厂地块 北京红狮涂料厂地块 衙门口地块 石门营地块 苏家坨地块 福街丽坊 五道口回迁项目 北京染料厂地块 回龙观文化居住区 翠城（翠城馨园） 君安家园 百嘉城 望京新城 A4 区 朝阳雅筑 天利园 新风街 号院 西山枫林 世纪风景（二期） 京棉新城 新海苑 定福家园 景泰新苑 百环家园 百子湾 号 宣祥家园（一期） 左安里危改小区 丰体时代花园 开阳里小区 通惠家园 西府景园 明月嘉园 民岳家园 三环新城 首科花园 怡然家园 回龙大院 花都盛景 双惠小区 地址 丰台区宋家庄 丰台区宋家庄 石景山区衙门口 门头沟永定镇石门营 海淀区聂各庄西部 朝阳区酒仙桥 9＃、14＃地块 海淀区五道口 朝阳区垡头染料厂 昌平区回龙观饭店东 700 米 朝阳区京沈高速路四环外 公里 海淀区东升乡小营环岛东北角 昌平区回龙观二波子京客隆超市东北角 朝阳区四元桥东北 公里花家地 朝阳区黄杉木店路东侧 崇文门安化北里 西城区新风街 号 石景山区八大处路东面 丰台区南三环成寿寺乡 朝阳区东四环与朝阳路交汇处 西城区新街口北护城河北侧 朝阳区平房乡黄渠村 崇文区南二环永定门外安乐林路 朝阳区东三环双井桥东南侧 44 号 朝阳区百子湾 号 宣武区南三环北侧永定门外沙子口路 65 号 崇文门左安门西里 丰台区丰台体育中心西侧 丰台区右安门外大街东侧 朝阳区东四环四惠桥往东 公里 丰台区西四环中路 41 号 丰台区马家堡西路嘉园大社区 丰台区西四环岳各庄 671 号 丰台区西南三环丰益桥与万柳桥之 丰台区太平桥亿客隆家居建材城往东 150 米 丰台区大红门西路 22 号 昌平区回龙观 丰台区南四环路马家楼桥西南 朝阳区双桥甲 号 环线位置 三至四环 三至四环 五环以外 五环以外 五环以外 四至五环 四至五环 四至五环 五环以外 四至五环 五环以外 五环以外 四至五环 四至五环 二环以内 二至三环 五环以外 三到四环 四至五环 二环以内 五环以外 二至三环 三至四环 四至五环 三至四环 二环以内 四至五环 二至三环 四至五环 四至五环 三至四环 四至五环 三至四环 二至三环 三至四环 五环以外 四至五环 五环以外 均价 3850 2600 3180 3850 2600 3950 3800 4500 4000 3600 3840 2800 6000 3595 4400 4530 3830 3950 4500 3670 4150 4000 3860 3720 3800 3670 4160 3690 2600 4320 3210 137 政泰家园 朝阳新城 乐城 翠谷玉景 瑞海新城 松园小区 明日嘉园 顶秀欣园 汇丰家园 瑞莲家园 长安新城 百环花园 丰益城市花园 十里堡住宅小区 建欣苑小区 行宫园 今日家园 诚苑小区 北潞园小区 田村路北小区(三期) 安宁西里小区 垡头小区 建东苑小区 电子城小区 望馨园 晋元庄小区 青年路小区 富华家园 天通苑 通达花园 正阳小区 宣武区白纸坊桥西 300 米 朝阳区东坝高杨树 宣武区白纸坊桥往西 600 米 石景山区玉泉路北临 号 大兴区西红门镇 昌平区府学路 15 号 丰台区马家堡西路嘉园大社区 丰台区石榴庄南里 号院 丰台区万柳桥西 800 米 宣武区马连道路 78 号院 海淀区永定路向南 1500 米 朝阳区潘家园桥与华威桥之间 丰台区西三环丰益桥西与丽泽桥之间 朝阳区高碑店青年路路口 丰台区大红门西路 号 房山区良乡 海淀区解放军总医院南 100 米 丰台区南苑五爱屯 房山区良乡卫星城西北侧 石景山区西黄村 海淀区东北旺乡西二旗环岛西 公里 朝阳区东四环四方桥南 公里 朝阳区管庄西里周家井 朝阳区酒仙桥驼房营地区 朝阳区望京新兴产业区 13＃14＃地 石景山区游乐场北侧 朝阳区十里堡青年路东侧 朝阳区十里堡以东，白云商场对面 昌平区立水桥以北 公里 昌平区回龙观文化居住区 丰台区丰台区政府南一公里 二至三环 五环以外 二至三环 四至五环 四至五环 五环以外 三至四环 三至四环 三至四环 二环以内 四至五环 三到四环 三至四环 四至五环 三至四环 五环以外 三至四环 四至五环 五环以外 五环以外 五环以外 四至五环 五环以外 四至五环 四至五环 五环以外 四至五环 四至五环 五环以外 五环以外 三至四环 4600 3310 4300 3850 2280 2350 4180 3690 3860 4500 6600 4250 3600 3800 3600 2350 4300 2400 2400 3230 2850 3180 3100 3600 4850 3320 3800 3800 2650 2600 3630 138 Appendix Questionnaire used in Huilongguan 居民问卷调查 尊敬的先生/女士：您好！ 我是新加坡国立大学房地产系的硕士研究生，我的硕士论文是关于北京市城市居民社会空间 分布状况的研究，因此我需要做一些有关居民及所在社区一些基本情况的问卷调查，从而对 我的论文提供数据支持。此次调查属于匿名调查，您所填写的如下信息只用于论文研究，无 其它商业用途，也不会公开刊登，数据内容完全保密。 请您抽出几分钟您的宝贵时间来完成问卷，您的合作将大大有助于我论文的成功。 万分感谢您的合作！ （注：如果问题的选项与您的答案不符或您有另外的看法，欢迎将您的观点写在问题旁的空 白处。） 填表时间： 月 日 第一部分：居民社会状况调查 (注：本次调查对象为家庭，因此下文中“您”请填写户主的信息，谢谢) 1) 您的年龄为_____岁（1. 25 岁以下；2. 26—35 岁；3. 36—45 岁；4. 46—55 岁；5. 56—65 岁；6. 66 岁以上） 2) 性别_____ (1. 男；2. 女) 3) 学历_____ (1. 硕士及以上；2. 大学本、专科；3. 高中；4. 初中；5. 小学；6. 其他)。 4) 婚姻状态_____ (1. 已婚有小孩；2. 已婚没有小孩；3. 单身) 5) 家庭成员数目____（1. 一； 2. 二；3. 三 4. 四 5.四个以上） 6) 您所从事的职业为____ (1. 私营企业主；2. 干部及行政人员；3. 工人；4. 个体劳动者； 5. 商业服务人员；6. 离退休人员；7. 下岗人员；8. 学生；9. 教育及科研人员；10. 其 他) 7) 您工作单位的类型____（1. 外资公司；2. 中外合资公司；3. 私营企业；4. 国有企业； 5. 集体企业；6. 政府部门及事业单位；7. 教育科研机构；8. 其他________） 8) 您工作单位所在区域_____(1. 朝阳；2. 海淀；3. 昌平；4. 西城；5. 东城；6. 崇文； 7. 宣武；8. 其他_______) 9) 您最常用的通勤方式_____（1. 轻轨地铁；2. 公汽；3. 出租车；4. 私家车；5. 自行车； 6. 走路; 7. 其他______） 10) 您家庭月收入______（1.1000 元以下；2. 1000-3000 元；3.3000-5000 元；4. 5000-1 万元； 139 5. 万元以上） 11) 您认为您的收入水平在北京处于______ （1. 高等收入；2. 中等收入; 3. 中低收入; 4. 低等收入） 12) 您目前的住房属于_____（1. 自住；2. 租住；3. 跟朋友借住） 13) 您目前的住房面积为______（1.40-60 平方米；2. 60-80 平方米；3. 80-100 平方米；4. 100-120 平方米；5. 120 平方米以上） 第二部分：居民生活状况调查 14) 您的家庭是否拥有私家汽车_____（1. 有；2. 没有）。 15) 您的家庭是否拥有电脑____（1. 有； 2. 没有）。 16) 您每月最大的花销来之_____ （1. 日常生活支出；2. 房屋贷款；3. 汽车贷款；4. 孩子 教育支出；5. 其他）。 17) 您每周几次外出就餐____（1. 没有；2. 一次；3. 二次；4. 三次；5. 四次及以上）。 第三部分：居民社区状况调查 18) 您参与小区居委会举办的活动吗？ 1. 居委会选举 (1. 参加；2. 不参加；3. 不清楚这些活动) 2. 社区志愿活动(1. 参加；2. 不参加；3. 不清楚这些活动) 3. 社区文体活动(1. 参加；2. 不参加；3. 不清楚这些活动) 如果你参与过上述活动，一年内有____次类似的活动。(1. 1-3 次； 2. 4-6 次；3. 次 及以上) 如果没有参与过上述活动，是因为____ (1. 参与渠道和途径不畅通；2. 忙于生计，缺 乏时间参与社区事务；3. 其他原因) 19）您所在的小区的居民是否有自发组织的活动？(1. 有；2. 没有；3. 不清楚) 您参与吗？ (1. 参加；2. 不参加；3. 不清楚这些活动) 20）您认为你所居住的社区内居民的收入分布如何？（1. 差异显著; 2. 相差不多; 3. 不清楚） 21) 您对您的左邻右舍熟悉吗？ (1. 熟悉；2. 见过面，不是很熟悉；3. 不熟悉) 22) 您所在的小区有网络社区主页及论坛吗？(1. 有；2. 没有；3. 不清楚) 23）您所在的小区是否可以随意进入？(1. 可以；2. 不可以；3. 不清楚) 24) 您所在的小区是否有丢失自行车的现象？(1. 有；2. 没有；3. 不清楚) 25) 请您对小区治安做出评价？(1. 很好；2. 较好；3. 好；4. 一般；5. 不好；6. 很不好) 140 Appendix Questionnaire used in Longzeyuan 居民问卷调查 尊敬的先生/女士：您好！ 我是新加坡国立大学房地产系的硕士研究生，我的硕士论文是关于北京市城市居民社会空间 分布状况的研究，因此我需要做一些有关居民及所在社区一些基本情况的问卷调查，从而对 我的论文提供数据支持。此次调查属于匿名调查，您所填写的如下信息只用于论文研究，无 其它商业用途，也不会公开刊登，数据内容完全保密。 请您抽出几分钟您的宝贵时间来完成问卷，您的合作将大大有助于我论文的成功。 万分感谢您的合作！ （注：如果问题的选项与您的答案不符或您有另外的看法，欢迎将您的观点写在问题旁的空 白处。） 填表时间： 月 日 第一部分：居民社会状况调查 1) 您的年龄为_____岁 （1. 25 岁以下；2. 26—35 岁；3. 36—45 岁；4. 46—55 岁；5. 56—65 岁；6. 66 岁以上） 2) 性别_____ (1. 男；2. 女) 3) 学历_____ (1. 硕士及以上；2. 大学本、专科；3. 高中；4. 初中；5. 小学；6. 其他)。 4) 婚姻状态_____ (1. 已婚有小孩；2. 已婚没有小孩；3. 单身) 5) 您所从事的职业为____ (1. 私营企业主；2. 干部及行政人员；3. 工人；4. 个体劳动者； 5. 商业服务人员；6. 离退休人员；7. 下岗人员；8. 学生；9. 教育及科研人员；10. 其 他) 6) 您工作单位的类型____（1. 外资公司；2. 中外合资公司；3. 私营企业；4. 国有企业； 5. 集体企业；6. 政府部门及事业单位；7. 教育科研机构；8. 其他________） 7) 您家庭月收入______（1.1000 元以下；2. 1000-3000 元；3.3000-5000 元；4. 5000-1 万元； 5. 万元以上） 第二部分：对回龙观文化社区居民的认知 8）您对回龙观经济文化社区的居民熟悉吗？（1. 熟悉；2. 见过面，不是很熟悉；3. 不熟 悉) 9） 您认为回龙观文化社区内居民收入水平与您所在的社区的收入水平相比（1.高；2.低; 3. 不清楚） 10) 您认为回龙观文化社区居民收入水平在北京属于（1. 高等收入；2. 中等收入; 3. 中低 收入; 4. 低等收入） 141 [...]... shaping the housing market and determining the housing choice of urban population (Huang, 2004) In other words, government still plays an important role in the changing social spatial structure of urban China In spite of the rapid accumulation of research publications in the study of China’s changing socio- spatial structure after the reform period, few works touch upon the role of government The thesis... other chargeable expenses (The State Council, 1998) Like other urban housing research, affordable housing has provided a good avenue to discover how the government policies affect the socio- spatial structure of transitional Chinese cities Two questions are addressed in this thesis: How does the affordable housing policy fit into and modify the social -spatial structure of Beijing? Have affordable housing. .. low- and middle-income communities in Beijing? Why or why not? 1.4 Objectives of the thesis The objectives of this research are: 9 To examine the socio- spatial pattern of housing development in Beijing with a focus on the effects of affordable housing; To examine the characteristics of an affordable housing community as a result of government intervention on housing provision and consumption In this thesis,... tries to examine the changing socio- spatial structure in the transitional Beijing and the government role in the changing process The following first provides a background of the changing urban society in the reform period in China China has implemented a series of profound economic reforms and the open-door policy since 1978 Economic reform has brought in many changes in China One of the most significant... analysis The main findings are that the government intervention in the housing provision system through the affordable housing policy shaped the overall socio- spatial structure at city level which is characterized by a mixed pattern of different kinds of neighborhoods in inner cities and suburbs The outcome of affordable housing policy in Beijing mainly favors the people with strong ties to the state and. .. fit into the gap by examining a particular urban housing affordable housing to disclose the government role in shaping the changing urban socio- spatial structure 8 1.3 Research problems On 3 July 1998, the affordable housing policy was introduced by the State Council in a policy document named Notice on further deepening the urban housing reform and accelerating housing construction Affordable housing. .. characteristics and income characteristics etc; characteristics of housing units and the perception from internal and external of affordable housing community 1.5 Organization of the thesis The study is organized in 6 chapters, following the structure of Figure 1.l 10 Figure 1.1 Organization structure of the thesis Chapter 1 introduces the research problem by setting out the research background and existing... Chapter 4 discusses the origin of the affordable housing policy and analyzes Beijing s spatial characteristics of location and price of different housing types at city level Chapter 5 analyzes the housing survey in a typical affordable housing community and discusses the homogeneity of affordable housing at community level Chapter 6 concludes the study by summarizing the research findings, its implications... have dealt with the issue of socio- spatial structure of Chinese cities (Wang, 1992; Xu and Zhu, 1989; Yu, 1986) 21 The study of the social areas of Shanghai showed that the degree of population concentration and the structures of education and occupation were the two main factors producing social differences in central area of the city (Yu, 1986) However, because of data limitation, the indicators adopted... to solve the housing problems of the middle- and low-income urban residents It was not to provide housing for everyone without limitation The government was to regulate the price level, the purchasers, the unit size and the profit margin of affordable housing The profit margin was expected to be less than 3% (The State Council, 1998) Meanwhile, the government would not charge for land use and would . Transitional affordable housing Anju projects 48 4.2.3 Affordable housing policy 52 4.3 Implementation of the affordable housing policy in Beijing 54 4.4 The changing socio- spatial structure of Beijing. tries to examine the changing socio- spatial structure in the transitional Beijing and the government role in the changing process. The following first provides a background of the changing urban. AFFORDABLE HOUSING POLICY AND THE CHANGING SOCIO- SPATIAL STRUCTURE OF TRANSITIONAL BEIJING YOU WENPEI (B.SC. PEKING UNIVERSITY, 2003) A THESIS SUBMITTED FOR THE DEGREE OF