Dalian City Residents Demand For Housing And Security Research

Housing is one of the necessities of life and the basic of life security. Since 2003 it has been a common phenomenon all over the country that, in spite of several macro-control policies, price of commercial houses keeps rising. There is no exception throughout all the metropolises among which Dalian is in particular. In the former months of 2006 Dalian has consistently been top rated in real estate price index throughout China.Continued price rising is damaging, not only to the real estate industry, but to the vital interests of dwellers. In this way it is urgent to make clear the present housing situation and the future real housing demand, to conduct the housing industry developing healthily, and furthermore, to perfect housing security system and to improve the welfare of housing owners.This paper is based on the survey of Urban Housing Demand in Dalian, which was conducted during the June of 2006 in combination with data from Dalian real estate market, the aggregate effective housing demand in the two years is estimated to be around 94 thousand houses, or to say, 7.67 million square meters, among which demand of the local residents is about 66 thousand houses or 5.39 million square meters, demand of people from places other than Dalian urban area is estimated to be 18 thousand houses or 1.58 thousand square meters, and the rigid demand induced from city planning and house breaking contributes to around 10 thousand houses, or to say, 0.7 thousand square meters.Further analysis to the sample showed that family revenue and living area per person is two decisive factors to the housing demand. Generally speaking, the group with house-purchasing demand has such attributes as large family and small dwelling place, and the reason for purchase could be reduced to improving living condition. While the group with house-renting demand has attributes such as mostly coming from suburb area or other cities, low income, mostly present house-renters and etc. Most of house-renting group can't afford to purchase a house. Comparison between the aggregate housing demand inferred from the survey data and the effective demand reflected by the real estate market data shows that gap exists between the present housing supply and demand. The gap is embodied by three "shortages": shortage of aggregate housing supply, shortage of modestly and intermediately-priced houses and economic houses, and shortage of small and mid-sized houses.Segmentation among the group with housing demand showed that two subgroups can't benefit from the existing housing security system: those who can't afford common commercial houses and also not qualified to applying for economic houses, and those who can't afford any houses and also not qualified to applying for low-cost housing. Correspondingly suggestions are made on how to satisfy the housing demand of these people, such as adjusting housing supply structure, supplying a certain number of economic renting houses, and so on.Considering the geographical and economic situation of Dalian, two points should be highlighted when making the long-term housing development strategy: one as transferring the housing center from the urban area to suburb area, such as Lvshun and Jinzhou, the other as taking small and mid-sized houses as the principal part of the future houses.