Transcript ppt
Public, Private and Social Housing in Post-crisis East Asia Richard Ronald [email protected] Urban Studies University of Amsterdam Different Housing Pathways • European social housing problematised, stigmatized and residualised since 1980s • Transformation of housing associations into self financing, market facing social enterprises • Public housing provision (of a more social nature) revitalized in East Asia since 1998 (especially after 2008) • But why is policy socializing and how manifesting differently in each country? The Origins of Housing Policy • Colonial legacies, the presence of China and the desire to ‘catch up’ • Policy goals under ‘Developmental’ States – shaped public housing policy: house workers, extend urban infrastructure, realise potential land values, sustain employment & rapid growth • Housing policy in ‘Productivist’ regimes – welfare state expansion either sacrificed or focused on economic objectives (Holliday 2000; Kwon, 2005) • Deep Interventions: Public housing rather than Social housing: – commodified (Private) rather than decommodifying (Doling 1999, Groves et al 2007) Examples: Singapore & Hong Kong • Singapore (HDB) – – – – Owner-occupied 29% to 92% (1970-2002) Public sector 83%+ of all housing CPF circuits of capital Regulated second hand market • Hong Kong (HKHA) – Public rental build & slum clearance 1970s – Keeping wages low and welfare state small through public housing (Castells et al,1990) – Shift to HOS policies in 1980s and 90s – In 2009 29% Public rental, 16% public HOS • Public Housing policy as main Pillar of Welfare, Urban & Economic Policy • Comparable approaches: Japan (1950s & 60s) Taiwan (70s-90s), China (90s-2000s) Asian Financial Crisis! • Watershed moment in East Asian socioeconomic pathway • End of rapid growth, high/full employment era • Undermined asset and real estate values • Tested security and adequacy of welfare measures The New Policy Landscape • New role of developmental state in slower growth era (Kharas & Gill 2009) • Ongoing processes of neoliberalization • Socioeconomic polarization (kakusa shakai) • Democratization and intensified political contestation • Era of in-affordability & house price volatility • The state as competent housing provider 2008 and the ‘Global’ Crisis! House price fluctuations 15 % 10 5 0 -5 -10 -15 2005 2006 2007 China Singapore 2008 Hong Kong South Korea 2009 2010 Japan Taiwan 2011 Taiwan – new social housing • Long term promotion of home ownership (67% to 82%,1976-2000) • Less than 0.8% public rental housing • Two major periods of house price inflation in 1987-1990 and 2005+ 12 • Snails without Shells - The Social Housing Promotion Alliance 10 8 6 4 • Late-2010 New luxury tax on quick sales of 2nd homes (Chen 2011) 2 0 -2 GDP growth rate (%) Percent of unemployed to labor force (%) 2009 2008 2007 2006 2005 2004 2003 2002 2001 2000 1999 1998 1997 1996 1995 1994 1993 1992 1991 1990 1989 1988 1987 -4 • 5 new social rental housing projects South Korea’s Hybrid social housing sector • Supply focus: 10.7 million housing units constructed 1989-2007 • 1970s short term lets; Permanent public housing program (1989) Fixed-tenure rental (5-, 10-, 30- & 50-year) 1990 and 2000s • 1998-2008 (Kim & Roh) Market reforms and one million new social housing program shortage over but rising housing market inequalities • 2008 Bogeumjari program: 1.5 million units 53% rental 47% subsidized purchase • Public rental housing <7.5% of housing 2000; 9.7% 2008, expected 12%+ by 2018 Housing policy plan (supply) 2009-2018 Category Supplied Units (expected) Homeownership 700,000 Public Rental Housing Income Residency Period Permanent 200,000 10-year Description Mid to small-sized affordable housing - Transfer (via sale) to homeownership after 10-year rental - Home-share step-repayment Deciles 3 to 5 Rental Housing Chonsei scheme Total 100,000 10-20 year National Rental Housing 400,000 Deciles 2 to 4 30-year Permanent Rental Housing 100,000 Decile 1 No limit 1,500,000 - No monthly rental fees - Inner-city neighborhoods - Affordability: 60 to 70% of market price - Sliding scale on household income - Optional payment: Chonsei or monthly rental fees - 3% of market rent - Funding source from government direct subsidy Social and Affordable Housing in China • Post-1980 economic reform led by housing market reform (urban H.O. grows 18%-82% 1980-2004) • Work Unit Housing abolished (1998) for commercial housing; affordable housing; government assisted rental • Uneven public measures & house price inflation = housing market polarisation & economic instability • The ‘comfortable society’ making access to quality dwelling a universal ‘basic housing right’ • New housing policy implementation framework; spending 1% GDP on affordable housing by 2020 New Directions The end of an era and the beginning of the next • Changes in Singapore, Hong Kong and Japan? • Demographic and family change; New political, democratic and socioeconomic context • Capacity and demand to expand public provision • Building new social housing models or adapting the market to serve emerging developmentalism • Lessons for Europe? tapping housing wealth; failed Asset based welfare (Doling and Ronald 2010, 2011, Ronald and Doling 2010, 2012)