市场转型期中国大城市低收入社区住房分异研究

基于2007年在广州、武汉、西安3个大城市的低收入社区开展的大型入户调查数据,在社区尺度探究了中国大城市低收入社区中不同社会经济群体间的住房分异情况,并分析了在社会经济转型背景下的制度因素(如户口、邻里类型、雇主类型等)和市场因素（如社会群体、年龄、受教育程度、家庭收入、职业等）对住房产权和居住条件的影响。通过计算泰尔指数发现,大城市低收入社区中不同群体间和群体内的住房分异情况都较显著,但群体内部的差异较群体间的差异更为明显。对住房条件的多元回归分析结果表明,低收入社区不同社会群体的住房条件在不同程度上受到制度因素和市场因素的影响。制度因素对住房面积等难以在短时间内改变的住房条件的作用较市场因素更显著,而市场因素对于住房设施等较易改变的住房条件的影响要比制度因素明显。     

Housing differentiation and housing poverty in Chinese low-income urban neighborhoods under the confluence of State-market forces

ABSTRACT

Based on a large-scale household survey conducted in six large Chinese cities, this study is among the first attempts to juxtapose factors related to institution, market, and demography to examine the complex patterns and mechanisms of housing differentiation and housing poverty in low-income neighborhoods, which are conventionally conceived as homogenous substandard settlements. Results of Theil indices and multivariate regression models convey several interesting findings. First, the forces of the market and the State have projected different impacts on various aspects of housing status. Institutional factors had significant impacts on some costly and durable housing indicators such as housing tenure and housing area, while market forces have swiftly transformed the most malleable aspects of housing conditions, such as housing facilities, and will eventually replace some institutional legacies. Second, within-group housing differentiation is more palpable than between-group housing differentiation, suggesting that low-income neighborhoods in large Chinese cities are fluid and heterogeneous. Third, different institutional elements have different impacts on housing poverty. The well-functioning market remuneration system helps reduce the risk of housing poverty, yet working poor remains a severe problem. These findings can inform policies promoting social mix and housing affordability.     

土地财政和土地市场发育对城市房价的影响

在分析土地财政、土地市场发育以及两者交互作用对城市房价影响机理的基础上,采用2003-2017年282个地级市的面板数据和动态空间杜宾模型,实证检验土地财政、土地市场发育以及两者交互作用对城市房价的影响.考察了东中西部地区的异质性影响.研究结果表明:城市房价存在显著的空间溢出效应;土地财政和土地市场发育对房价的直接影响...     

Ski Tourism Experience and Market Segmentation from the Perspective of Perceived Value: A Case Study on Chongli District of Zhangjiakou

As an emerging mountain vacation tourism product, ski tourism is becoming increasingly important in the domestic tourism market. As an important theory for studying the quality of consumer experience, perceived value has been widely employed in tourism research in recent years, and improving the ski tourism experience value has become the focus of competition among ski tourism destinations. Taking the ski tourists in Chongli District of Zhangjiakou as an example, 305 valid questionnaires were collected by using online and offline methods. Based on the theory of perceived value, this paper adopted principal component analysis and cluster analysis to conduct a preliminary study of ski tourism experience and market segmentation. In addition, this paper examined the differences in demographic and behavioral characteristics of different types of ski tourists. This study finds that: (1) The perceived value of ski tourism experience includes four dimensions: facility value, perceived price, safety value and service value. (2) Using the perceived value to segment ski tourists, three different customer segments are identified: comfort-pursuant, price-sensitive and safety-oriented. (3) There are significant differences in key metrics, such as number of visits and stay time, among different types of ski tourists according to their demographic characteristics such as gender, age, monthly income, and behavioral characteristics. These results reveal the different dimensions of the perceived value of ski tourism experience and determine the market segments and characteristics of ski tourists. Developing a corresponding marketing strategy based on the different market segments can better promote the perceived value of ski tourists, and ultimately strengthen the competitiveness of the enterprises.     

From rags to riches? Migration and intergenerational change in London's housing market, 1971–91

Summary In 1971 under half of London's young people, then living with their parents, lived in households that owned their homes, while well over half lived in rented housing. By 1991, now no longer living with their parents, less than a quarter of these young people were tenants. This paper identifies the components of that intergenerational tenure mobility, distinguishing between home ownership in more, and less, 'desirable' wards, and quantifies the role of migration in mediating the overall changes in Londoner's housing market status between 1971 and 1991. It analyses the moderating factors contributing to housing status mobility, such as labour market mobility and household type, and assesses the differential impact of these processes on men and women. ONS Longitudinal Study data for the period 1971–91 are analysed. Findings are that the aggregate changes concealed a range of housing careers. In particular, in-migrants fared less well in the London housing market than in its labour market.     

人口-经济-住房租赁市场耦合协调研究——以中国35个大中城市为例

城镇化推进过程中,人口流入经济发达的大中城市,而高房价使住房租赁需求日益增加。人口、经济与住房租赁市场相互影响,三系统的协调发展是城市可持续发展的必然要求。在构建人口-经济-住房租赁市场系统评价指标体系的基础上,采用耦合协调及空间误差模型,探讨2018—2019年中国35个大中城市人口-经济-住房租赁市场三系统的耦合协调水平及其影响因素。研究发现：1）人口、经济和住房租赁市场作为3个社会系统,彼此相互影响。在城市可持续发展视角下,三系统之间的协调发展应是人口合理流动、经济运行良好与住房租赁市场平稳运行,三系统共赢共荣。2）35个大中城市人口与经济综合水平整体有所上升,但住房租赁市场综合水平稍有下降。3）35个大中城市人口-经济-住房租赁市场系统的耦合协调度有所上升,但各城市间耦合协调水平差异变大,其中划入住房租赁试点城市的耦合协调度相对较高。同时,东部城市耦合协调度普遍较高,其中上海市和北京市已达到良好协调水平,其他城市基本为初级协调水平;中部和东北部城市大多为勉强协调水平;西部城市大多处于濒临失调水平。4）经济结构、人口规模、房地产市场发展水平与教育资源是提高人口-经济-住房租赁市场系统协调水平的重要因素。     

Restructuring and socially managed flexibility in the Norwegian hotel industry

The article explores processes of restructuring firms in the Norwegian hotel industry in the light of constant negotiations between neoliberalisation and countermeasures in the social-democratic welfare state, and the effects of this restructuring on labour. Inspired by scholarship on neoliberal restructuring, the article examines how competitive strategies in the hotel industry are shaped by intensified competition, by the interface of industry regulations, labour market regulations, and social security, and by the labour movement. Social-democratic welfare states are not insulated from neoliberal currents in either accumulation or regulation, and the concept of socially managed flexibility proves helpful in examining regulatory resistance to neoliberalisation. As in other advanced economies, the Norwegian hotel industry faces increased competition through intensification of labour efforts and strategies to increase flexibility, especially numerical flexibility aimed at cutting costs. Norwegian labour market regulations to some extent curb numerical flexibility for cost-cutting purposes, and the centralised labour movement plays an important role in this regard. Nonetheless, the hotel industry has found room to manoeuvre. The article reveals the state's difficulties in managing flexibility in a way that permits numerical flexibility, yet prevents cost-cutting that leads to intensified labour efforts at the lower end of the service sector.     

厦门市住房市场的空间分割及其成因解析

以住房子市场理论为框架建立研究假设,用主成份分析和聚类分析法刻画厦门市的住房市场特征。对住房类型子市场与聚类划分子市场进行对比分析,并采用Hedonic多重回归法对不同子市场划分方式的合理性进行验证。在此基础上,采用特征价格函数和子市场样本密度分布展开空间分析。结果显示:厦门市区划分为四个住房子市场,由城市中心地区向外呈现非均衡的层级化空间分布特征。城市中心与外围局部地区子市场的极化分布形成了"空间分割",降低了住房消费的空间替代性。多元产权结构下的市场环境、非均衡的住房用地拓展以及缺乏弹性的住房开发控制共同导致了空间分割。充分认识住房市场的结构与特征,将有助于提高城市住房公共政策的效率。     

HOUSING MARKETS IN THE TWILIGHT OF MATERIALISM

Local housing markets mediate national growth of the housing stock and of household numbers. Unearned capital gains on housing for some homeowners produce corrosive effects resembling those generated by excessive material rewards in certain service industries. Excesses of a political economy driven by fair and unfair materialistic drives camouflage the arrival of a global information society whose terms of power and participation take non-material forms. Housing as shelter and neighborhood starts to replace housing as speculative investment and status symbol.     

The transformation of housing and household structures in France and Great Britain

"In France and Great Britain, the last 30 years have seen considerable evolution in the housing stock...and in household structure....This article describes the dynamic interaction of processes influencing the evolution of both households and dwellings. In the two countries, the life course of individuals has become more and more complex. This translates into an ever greater variety of housing needs, not only at different stages in family life, but also in relation to growing job insecurity regardless of family situation. At the same time, policies encouraging home-ownership seem to have reached their limits, because of the new demand for rented accommodation. The answer to sociological and economic evolution cannot be found in a ?single' type of housing and tenure status, but rather in a wide range of dwellings and in the development of a more flexible housing market."     

城市政府基础设施投资在住宅市场的资本化考察——基于广州价格数据的Hedonic模型构建

Hedonic价格模型在西方发达国家是分析住房市场的常用工具,具有较高的针对性和实时性,并且是衡量外部性的定量科学方法。通过2005年、2006年和2007年三个独立的时间截面数据,建立广州住宅市场的Hedonic模型,揭示了广州居民住宅偏好随时间变化的方向和程度及发生变化的原因,并重点衡量了城市政府的基础设施投资在住宅市场中的资本化程度。结果显示广州居民对于中心区位、良好的交通通达性、大规模的小区和水景景观具有持续上升的偏好,而对于城市政府来说,在地铁建设、景观改造、教育质量提升等方面的长期性公共投资,反映在住宅市场中,即是对此不断增长的住房偏好,并通过模型也对这种投资效用的程度进行了较准确的定量测算。     

消费升级视角下城市生活服务空间的演变及影响因素研究——以武汉菜市场为例

消费升级时代孕育了生活性服务新业态,改变了生活服务业的城市空间格局。论文以菜市场作为生活服务空间的代表,选取武汉市这一中国城市消费升级样本及城市疫后复苏“风向标”作为典型案例区,结合GIS空间计量和STATA统计分析,探讨菜市场综合体系的形成过程、类型差异和影响因素。研究发现：① 武汉市菜市场经历了传统农贸市场主导—零售新业态扩张—社区尺度回落的历程,形成以大卖场生鲜部、农贸市场、生鲜超市及社区菜场为主的复合型生活服务空间,并在疫后展现出一定韧性;② 武汉市菜市场整体上由双核心向多核心转变,由城市中心向外围延伸,且呈现出农贸市场“团簇状”、生鲜超市“条型”、大卖场“点状”、社区菜场“蝶形”的分类型差异化格局;③ 全业态菜市场布局受社会、经济、区位和发展基础影响显著,传统业态受市场和区位要素影响显著,零售新业态受经济要素和前期菜市场集聚程度的影响显著,且消费升级态势下新建菜市场选址更加偏好购物中心代表的体验式消费场所。研究结果对于丰富现代菜市场体系的类型研究,拓展城市生活服务空间研究的学科视域具有一定理论意义,同时对于优化城市生活服务空间结构以满足居民日益增长的美好生活需要和服务品质追求具有一定现实价值。     

粤港澳大湾区住房租金的空间差异与影响因素

以粤港澳大湾区58个县区单元的住房平均租金为基本数据,通过“住房租金等级金字塔”构建、租金空间格局展示、空间自相关分析、跨境租金差距对比、售租比研究等方法总结粤港澳大湾区住房租金的空间差异格局与特征。从“租赁需求+城市基本面”的理论视角构建由新增人口、人均住房面积、收入水平、经济水平、产业结构、学历结构组成的租金差异影响因素模型。通过模型对比,采用空间滞后模型测度粤港澳大湾区住房租金的主要影响因素,并基于地理探测器分析其因素的影响强度差异。结果表明,粤港澳大湾区住房租金总体呈现以港澳与珠三角九市之间的境内外差异为主、以广深核心区与其他区域差异为辅的双层次差异格局。跨境租金差异程度最高,广州、深圳、珠海的“售租比”较高;收入水平、经济水平、人均住房面积和产业结构对粤港澳大湾区的住房租金差异有显著影响,其中,收入水平的影响强度最高。     

国内外生命历程与居住选择研究回顾和展望

1970年代后生命历程分析成为贯穿居住选择微观研究的核心方法。住房权属选择和居住流动是西方居住选择微观研究的主要内容。西方研究大多为应用生命历程观念将住房权属转换和居住流动决策与家庭生命历程和住房市场中的重要诱因联系起来,发现家庭特征、家庭生命周期变化和住房市场环境等都是居住选择的重要影响因素。对比西方的研究,中国城市居住选择微观研究非常缺乏,一些研究发现除了家庭特征和住房市场特征外,政府和工作单位的影响非常大。     

Residential Mobility and Urban Restructuring under Market Transition: A Study of Guangzhou,China

Residential mobility can be conceptualized as an outcome of a choice process exercised under complex institutional and personal constraints. China's rather unique pattern of housing market segmentation under market transition impinges directly on residential location and relocation. Drawing upon data from a sample survey, this paper analyzes the pattern of residential moves resulting from commodity housing construction in a major Chinese city, Guangzhou. Most moves are of short distance, although the general direction is towards the urban periphery. Danweis and the municipal housing bureau, rather than the market per se, are the primary driving forces behind suburbanization in China today.     

Residential Mobility and Urban Restructuring under Market Transition: A Study of Guangzhou,China

Residential mobility can be conceptualized as an outcome of a choice process exercised under complex institutional and personal constraints. China's rather unique pattern of housing market segmentation under market transition impinges directly on residential location and relocation. Drawing upon data from a sample survey, this paper analyzes the pattern of residential moves resulting from commodity housing construction in a major Chinese city, Guangzhou. Most moves are of short distance, although the general direction is towards the urban periphery. Danweis and the municipal housing bureau, rather than the market per se, are the primary driving forces behind suburbanization in China today.     

北京市住房价格和租金的空间分异与相互关系

当前中国住房销售市场、住房租赁市场发展不平衡,研究住房价格、租金的空间分异与相互关系,对建立“租售并举”的住房制度具有重要参考价值。利用2016年北京市各住宅小区的住房价格、租金数据,及2006—2016年北京市逐月住房销售价格指数、住房租赁价格指数,从时空尺度剖析了住房价格、租金的空间分异与相互关系,并剖析了背后的差异机制。结果表明：① 北京市住房价格和租金的空间格局均呈多中心圈层递减结构,且南北差异明显,但租金的空间分异程度弱于住房价格。② 住房价格具有中等程度的空间相关性,受政策等随机性因素影响相对较大,而租金具有强烈的空间相关性,受区位交通等确定性因素影响相对较大。③ 住房价格和租金的价格剖面线并不相同,住房价格易受学区、大型公园等的影响,而租金更易受就业所在地、建筑年龄等的影响。售租比呈混乱斑驳、相对均质的扁平化分布特征,且小区越高档,售租比越高。④ 北京市住房销售市场和住房租赁市场基本相对独立发展,更符合双重市场的特征。产生上述差异的主要原因在于住房销售市场和住房租赁市场的市场特征、服务人群以及市场发育程度不同。     

Immigration--mismatches in labour,housing and space: the effects of immigration of several nationalities with regard to the Netherlands

"In the Netherlands, the sharp recent increase of the number of refugee immigrants (asylum seekers) runs parallel to increased numbers of immigrants of other types. Therefore, at least five types of immigrants should still be distinguished (labour migrants, migrants from former colonies, from EU countries, from other rich countries, and asylum seekers). Their spatial orientation in the Netherlands (urban, suburban, rural), by choice or by constraint, is the main focus of this study. The outcomes of the immigration processes have been confronted with general and spatial characteristics of the labour market and housing market. Matches and mismatches are discussed."     

Effect of land prices on the spatial differentiation of housing prices: Evidence from cross-county analyses in China

This study analyzes the spatial patterns and driving forces of housing prices in China using a 2,872-county dataset of housing prices in 2014. Multiple theoretical perspectives on housing demand, supply, and market, are combined to establish a housing price model to explore the impact of land prices on housing prices. The relative impacts of land prices on housing prices at different administrative levels are then analyzed using the geographical detector technique. Finally, the influencing mechanism of land prices on housing prices is discussed. The main conclusions are as follows. (1) Housing prices have a pyramid- ranked distribution in China, where higher housing prices are linked to smaller urban populations. (2) Land prices are the primary driver of housing prices, and their impacts on housing prices vary over different administrative levels. To be specific, the effect of land prices is the strongest in the urban districts of provincial capital cities. (3) The internal influence mechanisms for land prices driving housing prices are: topographic factors, urban construction level, the agglomeration degree of high-quality public service resources, and the tertiary industrial development level. The urban land supply plan (supply policies) is the intrinsic driver that determines land prices in cities; through supply and demand, cost, and market mechanisms, land prices then impact housing prices.     

Local Labor Market Restructuring and the Employment of Welfare Recipients in Los Angeles County

Although welfare rolls have dropped considerably in recent years, most welfare recipients who find work are employed in low-wage, insecure jobs. The problem of "working poverty" is especially acute in large city-regions such as Los Angeles, where local labor market restructuring has created an expanding, low-wage economy, increasingly dependent on immigrant labor. This paper analyzes the employment outcomes of 6,931 women who completed the county's welfare-to-work program in 1996. I evaluate their earnings, labor market segmentation, and job stability. The results show that women were highly concentrated in low-wage service jobs and experienced high levels of turnover and unemployment. Many were unable to obtain employment in the formal labor market. I argue that the struggles of the working poor in a growing regional economy are explained not solely by human capital limitations, but by processes of local labor market restructuring that have contributed to widespread economic insecurity in Los Angeles County.