新加坡住房保障制度的主要內容及特點1政府主導組屋的開發與建設，由建屋發展局具體實施。新加坡是市場經濟國家，但住房的開發與建設并不完全通過市場來實現，而是由政府主導。新加坡政府十分明確自身在解決住房問題上的責任，制定了符合其國情特點的住房政策和分階段建房計劃 (每五年制定一個計劃)，采取了一系列行政、法律、金融和財政手段，大規模興建公共住房。新加坡建屋發展局直屬國家發展部，是一個獨立的、非營利機構，其財政預算納入國家計劃。在發展公共住宅方面，建屋發展局是起主導作用的組織者。新加坡政府賦予其廣泛的合法權力，它既代表政府行使權力，負責制定組屋發展規劃及房屋管理，實現“居者有其屋的目標；同時又作為最大的房地產經營管理者，負責組屋施工建設工程、房屋出售和出租，因此肩負著多重職能。新加坡是世界上住房問題解決比較好的國家。新加坡的住房融資，采取的是公積金制度。新加坡“居者有其屋”政策能夠順利實施，其主要原因是公積金制度所提供的資金支持。新加坡自1955年以來推行中央公積金制度，實質上是政府為維護勞工和受薪者福利而推行的一種強制性儲蓄制度，也是一種全民性的社會保險制度。它使政府積累了大量的住房建設資金，從而成為政府支持住房發展的主要資金來源。其主要作法是：任何一個雇員或受薪者每月必須按一定比例扣除部分工資；作為雇主的私人企業或政府部門也必須按雇員或受薪者每月工資的同樣比例逐月拿出一個款項，分別記在雇員名下，兩者統一存到中央公積金局，作為雇員的公積金存款。一般來說，公積金繳納人約3年的公積金存款就可以繳付房價70的首付款，剩下的貸款加上利息可分 2025年在每月所繳的公積金扣還。新加坡公積金使用范圍明確，除應付會員提取和向會員貸款外，還向公共住宅建筑承包商提供建造貸款，其他的資金投向政府債務而轉由政府控制。公積金制度不僅促進了新加坡住房問題的盡快解決和房地產業的發展，還推動宏觀經濟形成高積累高投資高增長的良性循環，從而推動了整個國民經濟的順利發展中央公積金制度在“組屋”建設中發揮著雙重作用。首先，為公共住宅建設提供了源源不斷的大量資金來源。雇主和雇員按照一定繳納比率將公積金儲蓄存放在中央公積金局，中央公積金局把公積金歸集起來后，除留足會員提款外，其余全部用于購買政府債券；公積金會員動用公積金儲蓄購買建屋發展局的政府組屋，以現金支付或抵押支付房款，這又促使更多的款項轉入國家手中，為政府建立了強大的資金儲備。政府利用部分公積金儲備，以貸款和補貼的形式注入建屋發展局的組屋建設，從而使建屋發展局有能力大規模地進行公共住房建設。 不僅如此，住房公積金保障制度還有效地解決了老百姓無力購房的難題，進一步加速了公共住宅的建設。為鼓勵低收入階層購買住房，l968年9月，中央公積金局推出了“公共住屋計劃”，規定公積金會員可動用公積金存款購買新的或是轉售的建屋發展局組屋，使低收入者既能購房又不影響生活，極大地促進了低收入者購房的積極性。該規定最初只針對最低收入家庭，1975年后政府又對中等收入家庭放開了限制，允許中等收入會員申請購買政府組屋。4以家庭收入水平為依據，實行公有住宅的合理配售政策。為搞好組屋的合理配售，保障低收入家庭的合法權益，實現公平、有序的市場分配原則，新加坡政府制定了縝密而嚴格的法律法規，對購買人條件、購買程序、住宅補貼等均做出嚴格規定，按照公平原則進行合理分配。政府制定了不同收入水平居民的購屋準入政策，并隨著生活水平的提高調整收入頂限。在上世紀70年代，規定只有月收入在1500新元以下者才可申請購買組屋；80年代提高到2500新元，隨后到3500新元，目前放寬至8000新元，以接納更多人購買。這樣基本保證了80以上中等收入的家庭能夠購買到廉價的組屋。 此外，政府依據購房者的經濟收入水平區分層次，嚴格按照家庭收入情況來確定享受住房保障補貼的級別，其首付款和還款額以及還款方式都有所不同，設計出高收入者的住房福利少、低收入者的住房福利多的分配方案，體現出國家富裕了，老百姓也能分享利益的理念。5出臺法律嚴格限制炒賣組屋，確保組屋政策的順利實施。新加坡于上世紀60年代制定并實施了新加坡建屋與發展法，同時還頒布了建屋局法和特別物產法等，從而逐步完善了住房法律體系。政府采取了一系列措施嚴格限制炒賣組屋的行為。建屋發展局的政策定位是“以自住為主”，限制居民購買組屋的次數。規定新的組屋在購買5年之內不得轉售，也不能用于商業性經營。如果實在需要在5年內出售，必須到政府機構登記，不得自行在市場上出售。一個家庭只能擁有一套組屋，如果要再購買新組屋，舊組屋必須退出來，以防投機多占，更不允許以投資為目的買房。所有申請租住組屋的人都需要持有有效期內的新加坡工作許可證或相關簽證；等等。由于嚴格執行了上述措施，新加坡政府有效地抑制了“炒房”行為，確保了組屋建設健康、有序地進行。建屋發展局只有在認購率達到70，才會興建有關組屋。新加坡政府集中了大量人力、物力和財力，經過長期不懈的努力，最終使住房問題得到根本解決。其組屋建設的發展過程經歷了一個由解決住房困難到增加住房面積、再到提高住房質量的發展階段，跨越了“有房住”，開始進入“住得更好”的階段。據最新統計，自1960年以來，建屋發展局共興建組屋990，320套。目前約有82的新加坡人口居住在政府組屋中，組屋政策真正成為“普惠性的政策，有力地增進了多種族安居樂業、和諧相處，促進了社會建設，對維護社會穩定起到了積極作用。不僅如此，新加坡房地產業的日趨興旺，成為國民經濟的重要支柱和強有力的增長點，也帶動了整個國民經濟的良性循環。二、新加坡住房保障制度經驗的啟示1強化政府宏觀調控職能，健全以政府為主體的住房保障體系。新加坡組屋政策的成功之處表現在政府主導、干預和介入，牢牢掌握了房地產市場的主動權，充分調動各種資源，通過合理組織有效地解決了中低收入國民的住房問題。它帶來的經驗啟示是：政府作為一國經濟的宏觀調控者，擔負著促進社會全面發展和保障全體國民的基本權利實現的職責，建立和完善住房保障制度是政府履行社會管理和公共服務職責的重要體現，因此，政府應當成為構建住房保障體系的主體。 住房是一種特殊的商品，其價值大，許多家庭尤其是低收入家庭僅通過市場無力解決自身的住房問題。因此，全面解決住房問題不能完全依賴市場，政府應該介入，充分發揮政府的宏觀調控職能，以管理監督者和直接參與者的雙重身份干預住房市場，控制土地過量開發，遏制商品房價過快增長，通過政府的調控來彌補市場失靈。2進一步完善住房公積金制度，切實提高住房公積金的功效。新加坡的中央公積金制度對解決國民住房問題，實現“居者有其屋”發揮了重要作用。這一資金運作模式為我們提供了寶貴思路。要進一步擴大住房公積金的社會覆蓋面，使其真正惠及低收入人群；要強化公積金的強制儲蓄制度，適度提高公積金的繳存比例，擴大公積金的積累總量，解決公共住房建設的資金瓶頸問題，使政府可以利用這些資金建設經濟適用房和廉租房；同時還應積極發展住房儲蓄和政策性住房抵押貸款，完善貸款擔保機制，降低中低收入居民申請貸款的門檻，提高其購房能力。3立足國情發展住房保障，注意住房保障的漸進性、層次性，構建多層次的住房保障體系。住房保障體系的建立是一個涉及面廣、難度大、周期長的系統工程，同時也是一個長期規劃、循序漸進、不斷完善的過程。應立足國情發展住房保障，遵循“適宜保障”的原則，注意住房保障的漸進性、層次性，有步驟地解決中低收入家庭的住房問題。要認真界定住房保障對象，只為那些沒有能力解決住房問題的最低收人和低收人家庭提供住房保障。要適應不同保障對象的具體需求，對不同收人家庭實行不同標準的住房保障政策。4加快住房保障立法工作，建立完善的住房保障法律體系，使住房保障走上法制化的軌道。新加坡住房保障制度的成功之處在于立法明確、法制健全。在組屋建設的各個發展階段，都通過立法的形式以確保“居者有其屋”計劃的貫徹實施，這是新加坡的一條重要經驗，也是其住房保障制度的主要內容和顯著特征。這些啟示我們，法律以其公正性和強制性而成為社會保障制度的支撐點，完善的法律法規體系是穩步有序推進住房建設的根本保障。因此，住房保障制度的立法工作應該先行一步。組屋 助新加坡實現擁屋率近100%組屋租賃過低收入人士：月入少于1500新元家庭只交10%租金據了解，在目前居住組屋的人口中，有95%在政府居者有其屋的計劃下購買了房子，其余半成收入過低、處在社會底層的過低收入人士，則選擇租賃組屋居住。葉振銘表示，建屋局也特別針對過低收入人士的情況制定租賃組屋計劃，由政府提供大量津貼，幫助他們找到安居之所。舉例子來說，月收入少于1500新元的家庭，可以申請租賃一房式(實用面積約33平方米)或者二房式的組屋，政府最低以市場租價的10%來收取租金。如果家庭月收入不超過800新元，一間一房式組屋的每月租價只在2633新元左右。新加坡公共住房計劃優惠政策申請購買組屋的家庭，成員最少只需兩個人即可；申請者家庭月收入不超過8000新元；第一次買房的家庭，可以向建屋局購買組屋，組屋以低于市場價售出；也可以購買二手組屋，政府將視買房家庭的收入狀況，提供1萬至7萬新元不等的津貼，存入買房者的公積金戶口；為了強化東方家庭的價值觀，如果購房者選擇在靠近父母居住的地點購買二手組屋，還能額外獲得1萬新元的津貼。新加坡是一個市場經濟國家，但住房的建設與分配并不完全通過市場來實現。公積金制度是新加坡于1955年建立的一項強制儲蓄制度，由雇主和雇員共同繳納，以解決雇員退休生活保障問題。1968年，新加坡政府為了解決中低收入家庭的住房問題，允許動用公積金存款的部分作為首期付款之用，不足之數由每月交納的公積金分期支付。這項規定使低收入者既能購房又不影響生活，從而極大地促進了低收入者購房的積極性。目前，新加坡已有90%以上的居民住進了新建的居民樓，人均居住面積達21平方米以上。另外，新加坡實行了分級提供公有住宅補貼制度，嚴格按家庭收入情況來確定享受住房保障水平，住房短缺時期只有月收入不超過800新元的家庭才有資格租住公用住宅。政府對購房補貼也采用分級的辦法。例如，一室一套的，政府補貼1/3；三室一套的，政府只補貼5%；四室一套的，政府不僅沒有補貼，而且按成本價加5%的利潤。由于房價上漲，出售公有住宅所賺得的利潤必須向房屋開發局繳納一部分。新加坡政府規定，占住戶總數3%的富人由開發商提供住宅，收取很高的土地出讓金，入住后收取高額物業稅，而對占住戶總數80%的中低收入者提供由政府控制戶型和房價的房屋。同時，對占住戶總數8.5%的困難戶供應由政府補貼的60平方米至70平方米的房屋，對占住戶總數8.5%的特困戶租給42平方米左右的房屋，每月僅收十幾新元房租。新加坡設計的這種住房體系，很好地解決了國民的住房問。Singapores housing security system, and characteristics of the main content 1. Government-led development and construction of HDB by HDB specific implementation. Singapore is a market economy, but the development and construction of housing is not entirely achieved through the market, but by the government. Singapore Government is very clear in its responsibility to solve the housing problem, formulated in line with its national conditions and characteristics of housing policy and housing project in phases (every five years to develop a plan), adopted a series of administrative, legal, financial and fiscal instruments, large-scale construction of public housing. Directly under the Housing and Development Board, Singapore Ministry of National Development, is an independent, non-profit organization, its budget into the national plan. In the development of public housing, the Housing and Development Board is the leading role of the organizers. Singapore Government has given its broad legal authority, both the exercise of power on behalf of the Government is responsible for development planning and HDB housing management, and Home Ownership of the target; the same time as the largest real estate managers, responsible for the group construction of housing construction, housing sale and rental, so bear with multiple functions. Singapore is better to solve the national housing problem. Singapores housing finance, to the provident fund system. Singapores Home Ownership policy can be implemented smoothly, mainly due to the provident fund system to provide financial support. Implemented since 1955 in Singapore Central Provident Fund system, in essence, workers and salaried government to safeguard the welfare and the implementation of a mandatory savings system is a universal social insurance system. It allows the government has accumulated a large amount of housing construction funds to support the governments main source of funding housing development. The main practices are: any employee or be paid a monthly salary by a certain percentage of deductions; as an employer of private enterprises or government departments or salaried employees who must be the same percentage of monthly wages come up with a monthly payment were recorded in the name of employees, both uniform deposit to the Central Provident Fund Board, as an employees provident fund deposits. In general, the fund was nearly 3 years to pay CPF savings can pay the price to 70% down payment, the rest of the loan plus interest paid divided 20-25 in the monthly deduction of provident fund also. Explicit use of the Singapore fund, in addition to meet the members of extraction and loans to members, but also to the provision of public housing construction loans to building contractors, and other funds to invest in government debt and transferred to government control. Provident fund system not only promoted as soon as possible to solve the housing problem in Singapore and real estate development, but also promote the accumulation of macro-economic formation of high - high investment - a virtuous cycle of high growth, thereby promoting the smooth development of the entire national economy Central Provident Fund in the Flat construction play a dual role. First, to provide a steady stream of public housing construction a large number of funding sources. Employers and employees pay a certain percentage in accordance with the Provident Fund savings deposited in the Central Provident Fund Board, the Central Provident Fund Board to fund up after imputation, in addition to members of withdrawals left foot, the other all for the purchase of government bonds; CPF members to use CPF savings to buy housing development Bureau of HDB to pay back the principal in cash or collateral, which in turn encourage more money into the hands of the state, the government established a strong financial reserves. Government has used part of the fund reserves to loans and subsidies in the form of Housing and Development Board injected into the HDB building, so that the Housing and Development Board have the ability to conduct large-scale public housing construction. Not only that, the housing provident fund system also effectively solve the problem of people unable to purchase, to further accelerate the construction of public housing. To encourage the purchase of low-income housing, l968 in September, the Central Provident Fund Board launched the Public Housing Scheme to provide fund members can use CPF savings to buy new or resale HDB flats, the low-income without affecting the life of both buyers and greatly contributed to the enthusiasm of low-income buyers. This provision was originally only for the lowest income families, after 1975, middle-income families, the Government liberalized the restrictions to allow middle-income members apply for the purchase HDB flats. 4. Based on family income level, the implementation of the reasonable placement of public housing policy. To make a reasonable HDB placement, protect the legitimate rights and interests of low-income families to achieve a fair and orderly market distribution, the Singapore government to develop a careful and strict laws and regulations, the conditions of the purchaser, purchase procedures, housing subsidies Dengjun to make strict rules, in accordance with the principles of fair and reasonable distribution. Government to formulate a housing residents with different income levels access policy, and improvement of living standards as adjusted income cap. In the 70s of last century, provide that only 1 500 Singapore dollars in monthly income can apply for purchase of HDB flats below; 80 to 2,500 Singapore dollars, and then to 3,500 Singapore dollars, the current relaxed to 8,000 Singapore dollars, to accommodate more people purchase. This base This ensures more than 80% of middle-income families to buy cheap flat. In addition, based on income level buyers distinguish between the economic level, in strict accordance with family income to determine the level of subsidies to housing security, the first payment and the repayment amount and repayment are different ways to design a high-income earners less housing benefit, housing benefit low-income people more than the distribution of the program, reflecting the national wealth, the people can share the benefits of the concept. 5. Passed laws strictly limit the speculation in HDB, HDB to ensure the smooth implementation of the policy. Singapore in the 60s last century, the development and implementation of the Singapore Housing and Development Act, also issued a HDB Law and Special Products and other, thus gradually improve the housing legal system. The Government adopted a series of measures to strictly limit the behavior of speculative HDB. Housing and Development Boards policy orientation is occupied mainly to restrict the number of residents to purchase HDB flats. Provisions in the purchase of new HDB flats may not be resold within 5 years, can not be used for commercial operations. If you really need to sell within 5 years, must be registered to government agencies and shall not be sold in the market. A family can only have a HDB flat, if you buy a new HDB flat again, the old HDB must exit to prevent much of the speculation, but is not allowed to buy a house for investment purposes. All people applying for public rental HDB flats required to hold a valid work permit or within the relevant visa in Singapore; and so on. Because of the strict implementation of these measures, the Singapore government has effectively curbed, real estate, to ensure that the HDB building healthy and orderly manner. Housing and Development Board in the subscription rate of only 70%, only the construction of the flat. Singapore Government focus a great deal of manpower, material and financial resources, through long-term unremitting efforts, and finally to the housing problem to be solved. The HDB building has undergone a development process to solve the housing difficulties to increase the housing area, to improve housing quality and stage of development, across the have room to live, began to enter live better stage. According to the latest statistics, from 1960 since the Housing and Development Board HDB 990,320 units were built. There are about 82% of Singapores population live in HDB flats, the HDB policy really be inclusive nature of the policy, powerfully enhanced multi-ethnic live in peace and harmony, and promote the social construction, played in maintaining social stability active role. Moreover, the growing prosperity of the real estate industry in Singapore has become an important pillar of the national economy and strong growth, also led to a virtuous cycle of the entire national economy. Second, Singapores housing security system Lessons 1. Strengthen the governments macro-control functions, and improve the government as the main body of the housing security system. The success of Singapores HDB policies reflected in the government-led, intervention and intervention, and firmly grasp the initiative in the real estate market, the full mobilization of resources through rational organization to effectively solve the housing problems of low-income citizens. It brings the experience of enlightenment: the governments macro-economy as a regulator, charged with the promotion of social development and protection of basic rights of all citizens to achieve the functions, and establish and improve housing security system is the Government to fulfill its responsibilities of public administration and public services an important embodiment, the Government should be the main building housing security system. Housing is a special commodity, its value high, and many families, especially low-income families through the market alone can not solve their housing problems. Therefore, a comprehensive solution to the housing problem can not be totally dependent on the market, government should step in and give full play the functions of the governments macro-control to manage the supervisors and participants in the dual role of direct intervention in the housing market, control over land development, curb the excessive growth of commodity prices, regulation by the government to compensate for market failure. 2. Further improve the housing accumulation fund system, and effectively improve the effectiveness of the housing provident fund. Singapores Central Provident Fund system to solve the national housing problem, and Home Ownership play an important role. Mode of operation of the funds provided us with valuable ideas. To further expand the coverage of social housing fund, to really benefit low-income people; to strengthen the Funds mandatory savings system, an appropriate increase in the provident fund deposit ratio, expand total accumulation fund, public housing construction funds to solve the bottleneck problem, so Government can use these funds to build affordable housing and low-rent housing; should also actively develop the housing savings and mortgage policy, improve the loan guarantee mechanism to reduce the threshold for low-income residents to apply for loans to increase their purchasing ability. 3. Based on the conditions the development of housing security, housing security, pay attention to the progressive, hierarchical, multi-level building housing security system. Housing security system is a matter of wide, difficult and long cycle systems engineering, but also a long-term planning, step by step process of continuous improvement. Conditions should be based on the development of housing security, follow the appropriate protection principle, note the progressive housing security, hierarchy, step by step to solve the housing problems of low-income families. Housing support to be carefully defined target, only for those who can not afford to solve the housing problems of low income and low income families with housing security. To meet the specific needs of different security objects, the implementation of different families of different income standards of housing security policies. 4. Legislation to speed up housing security, housing security to establish a sound legal system, protect the housing onto the legal track. The success of Singapores housing security system is the legislation clear and sound legal system. HDB construction in various stages of development, both through the form of legislation to ensure that the Home Ownership plan implementation, which is an important experience in Singapore, but also housing security system, its main contents and distinctive features. These tell us that the fairness of its laws and mandatory social security system and become the anchor, a sound legal system is a steady and orderly advance the fundamental guarantee of housing construction. Therefore, the housing security system, the legislation should go ahead. Flat rate to help Singapore achieve nearly 100% of owning a home HDB rental through low-income people: family monthly income of less than 1,500 Singapore dollars to pay only 10% of rent It is understood that the population currently living in HDB, 95% in the Go