城镇化演进中的城乡住房融合研究：机理剖析、分析框架与现实路径

The systematic integration of rights, market and institutions of urban-rural housing, which is a spontaneous improvement of economic relations and resource organization form, will manifest rural residents’ property values and RCEO (rural collective economic organization) assets. Meantime, the systematic integration will promote mutual flowing of labor and capital factors between urban and rural, achieving the coordinated development of both areas. For this reason, we let the urban-rural housing integration (URHI) as an integrated mechanism, where rights are the foundation, market is the organization form and institutions are the constraints. Based on URHI, we develop an assessment system to measure the degrees of URHI, with which a basic grasp of current URHI on regional level and a detailed one on city level are feasible. We then construct a multi-dimensional integration model, low-to-high and middle-to-high integration process, from the perspectives of capital and labor force. Under this model, two hypotheses are proposed, and then case study, scenario simulation and structural equation model are introduced to empirically test them. The first hypothesis is that URHI will narrow the gap between urban and rural by increasing incomes of rural residents’ property and RCEO assets. The second hypothesis is that URHI will promote the flow of labor force between rural and urban. Practical paths for areas with great urban-rural difference as well as low housing integration are constructed in terms of institutional arrangements and implementing environment. This project enriches theories of urbanization in developing countries and provides policy suggestions on housing rights, market and institutions to boost quality of urbanization.

城乡住房权利、市场和制度的系统融合，是经济关系和资源组织方式的自发式优化，利于显化农户财产和集体资产，增加劳动力和资本要素的城乡双向流动，助推城乡协调发展。在系统剖析城乡住房融合的基础上，将其解构成权利为基底、市场为组织和制度为约束的三层融合形态，构建“融合度”表征体系，对融合现状进行区域层面 “初判”和城市层面 “精判”。分别从资本要素和劳动力要素流动两个视角构建低度融合向高度融合、中度融合向高度融合的多维度融合模式，以此提出两个假说：一是融合将提升农村住房财产化收益和集体组织资本化收益进而缩小城乡差距；二是融合程度与劳动力流动存在正向关系。运用现实案例、情景模拟和计量检验等方法进行实证检验。针对城乡差异较大且住房融合程度不高的地区，从提高制度安排与实施环境匹配性视角构建差异化融合路径。研究丰富了发展中经济体的城镇化演进理论，从住房权利、市场和制度泛化角度为助推新型城镇化提供了政策启示。

伴随着土地制度改革和户籍制度改革，城乡住房融合成为推动城乡发展一体化、推进人口市民化，进而提升城镇化质量的重要途径。研究城乡住房融合问题，为深化城乡土地制度改革和创新城乡住房制度提供理论和政策支撑，也为城乡融合发展战略下城乡住房的经济与制度问题研究提供更为合理完备的研究范式。. 研究探索性的进行城乡住房融合理论模式构建。以资本要素、劳动力要素和土地要素为核心，从理论层面构建城乡住房融合模型，并从实证层面运用比较制度分析和政策情景模拟等进行分析。依据城乡住房市场融合程度和农村所处具体区位等因素，对于“城中村”、“城乡结合部”、“普通农村”和“偏远山区”等不同空间地区进行实证分析和验证。. 系统性研究农村住房制度和住房用地供应体系。基于对多个宅基地制度改革试点典型地区的政策研究、实地调查和访谈，以及对农民工城乡生活状况的问卷调研，创新性提出了以满足多层次住房需求的农村住房供应体系及与之相适应的农村住宅用地供应体系为主的新型农村住房制度，并对其影响、效果以及试点实践的可行性进行讨论。. 整体性比较和研究城乡居民的住房权益。通过对比分析农村住房和城市住房权益在使用期、物权权能、用益物权和担保物权方面的差异，揭示城乡居民住房权益差异的加剧，不仅影响乡村振兴战略的实施，而且影响城市化的质量，并探索性提出城乡住房市场一体化变迁过程中城乡居民住房权益的调整机制。. 持续性对农民工城市住房问题进行研究。基于多次全国十余省的农民工住房状况调研，测算农民工家庭房价收入比，揭示其城市住房购买力不足问题和存在的区域差异，探索提升其住房购买力和融入城市的途径和政策建议。同时，对农民工住房选择的代际差异及其影响因素进行分析。. 创新性进行农村土地制度和城乡建设用地市场研究。基于农村土地制度改革试点的调研，研究农村土地制度改革和乡村振兴之间的作用关系。在此基础上，以不完全产权理论为基础，提出完善城乡统一的建设用地市场的思路。