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一、房改滞后,住宅供应实物福利分配与商品化市场购买双轨并存,是制约住宅市场发展的根本原因住房的社会潜在需求巨大而市场有效需求不足,是现阶段困扰我国城镇住宅产业发展的一个突出问题。一方面,我国城市居民的住房水平还相当低,人均住宅使用面积、平均每套住宅建筑面积、每千人年建成住宅套数等主要住宅建设指标均低于世界平均水平;全国城市仍有四百万户居民的居住水平在国家划定的困难线(人均居住面积4平方米)以下;而且随着城市化进程进入高速攀升期,今后十余年内,全国平均每年将新增城镇人口1500万人左右。这些,均构成对住房持续潜在的巨大社会需求。另一方面,近几年全国城镇商品房出现大量积压空置,1996年底空置量达6624万平方米,其中约70％为普通商品住宅,反映出市场有效需求的明显不足。住房价位高和城市居民购房支付能力低的反差,是造成当前普通商品住宅大量闲置的一个重要原因。我们认为,这仅是表象。住宅供应上的双轨制以及转轨过程中不可避免的矛盾和磨擦,才是导致普通商品住宅高空置率现象的根本原因,主要表现为以下三个方面:
First, the housing reform lag, housing supply and distribution of physical benefits and commercialization of dual-track purchase, is the fundamental reason for restricting the development of housing market Housing potential social demand huge and effective market demand is insufficient, is currently plaguing the development of China’s urban residential industry is a prominent problem. On the one hand, the housing standards of urban residents in China are still quite low. The indicators for the construction of major housing such as residential area per capita, average floor area per apartment and number of houses built per 1,000 people are below the world average. There are still 400 The living standard of 10,000 households is below the difficult line defined by the state (living space per capita is 4 square meters); and as the urbanization process enters a high-speed climbing period, the urban population will increase by 15 million in the next 10 years in the future About people. All of these constitute a huge social need that continues to have potential for housing. On the other hand, in recent years, there has been a large backlog of vacant commercial housing in urban areas across the country. At the end of 1996, the vacancy volume reached 66.24 million square meters, of which about 70% was ordinary commercial housing, reflecting the obvious lack of effective market demand. The high price of housing and low affordability of urban residents to buy a home is the common cause of the current large number of idle vacancies an important reason. We think this is only an appearance. The double-track system of housing supply and the inevitable contradictions and frictions in the transition process are the root causes of the high vacancy rate of ordinary commercial residential buildings, which are mainly manifested in the following three aspects: