租賃市場營運之評析:以社會住宅為例

「家」是一切的起點，從負擔住得起，到有溫度的生活住在一起，居住需求是租賃住宅市場的基礎，在住宅需求上升和高房價的情況下，對租賃住宅的需求也在增加，而社會住宅就是以家為核心，打造一個每個人都負擔得起的居住環境，最終目標是讓大家實現美好的住房夢想。　　但由於房價不斷上漲，而民眾的收入並沒有相應增加，而居住是人們的基本需求，租房是比買房更負擔的起選擇，因此發展住宅租賃市場以滿足人們的「居住」需求的政策理念應運而生，包含社會住宅興辦計畫、社會住宅包租代管計畫、租賃住宅市場發展及管理條例等。　　本研究將以租賃市場的社會住宅之營運等議題為研究範圍，從社會住宅的角度出發，探討國內外社會住宅案例，以及透過專家深度訪談對於社會住宅的未來發展看法，建構出社會住宅的未來，以及如何營運發展。研究結果指出: 　　台灣的住宅自有率約達80%，而在租賃住宅市場還不到10%。長期租賃市場缺乏法令的規範，以及有效的市場機制不足，導致市場存在高空屋率。在住宅需求上升和高房價的情況下，對租賃住宅的需求也在增加。自2022年中央銀行已升息4次，買房的壓力加大，造成「以租代買」的現象增多。租金漲幅持續上升，導致房租指數繼續攀升。政府則大力推動「社會包租代管」計畫與「租金補貼」政策。另新創業者運用科技來解決房屋銷售和租賃，及房地產業問題。社會住宅落實居住正義，應完善租賃住宅制度。由於台灣興建社會住宅進度緩慢，政府宜建立專責機構規劃，並委專人、專責管理，朝向專業化。透過社會住宅混居模式的推動，達到住宅多元化的發展與促進社區融合。此外導入社會福利服務，積極發展成社區網絡。政府透過減稅、不追討過往租金稅收方式鼓勵房東加入包租代管計畫。建議租金實價登錄應採分階段推動，並加入配套實價課稅的優惠減免。社會住宅租金宜建立一套統一標準計畫，每3年審視以動態調整租金水準。興建適合高齡者共居、寵物共生，與青年及銀髮族共居之社會住宅。關鍵字：住宅租賃市場、社會住宅、居住正義

關鍵字

社會住宅

並列摘要

Abstract "Home" is the starting point of everything, from affordable housing to living together with warmth. The demand for housing is the foundation of the rental housing market. With rising demand for housing and high housing prices, the demand for rental housing is also increasing. Social housing creates a living environment everyone can afford, with the home as the core. The ultimate goal is to enable everyone to realize a beautiful housing dream. Renting a house is a more affordable option than buying a house. However, due to rising house prices, people’s income has not increased accordingly, and housing is one of the people’s basic needs. Therefore, the policy concept of developing the residential rental market to meet people’s “living” needs has come into being. It is born, including the social housing development plan, chartered escrow plan, rental housing market development, management regulations, etc. This study will focus on social housing operations in the leasing market. From the perspective of social housing, discuss domestic and foreign social housing cases, and construct the future of social housing through in-depth interviews with experts on the future development of social housing. , and how to operate and develop. The results of the study pointed out that: The homeownership rate in Taiwan is about 80%, while that in the rental housing market is less than 10%. The long-term rental market needs more regulations and effective market mechanisms, resulting in a high vacancy rate in the market. Amid rising residential demand and high housing prices, demand for rental housing is also increasing. Since 2022, the central bank has raised interest rates four times, and the pressure to buy a house has increased, increasing the phenomenon of "renting instead of buying." Rent increases continued to rise, leading to a rise in the rent index. The government is vigorously promoting the "social rental management" program and the "rental subsidy" policy. In addition, new entrepreneurs use technology to solve housing sales, leasing, and real estate problems. The rental housing system should be improved, and implement housing justice in social housing. Due to the slow progress in social housing construction in Taiwan, the government should establish a dedicated organization for planning, appoint a dedicated person for management, and move towards professionalism. The promotion of the mixed-housing mode of social housing, the development of housing diversification, and the promotion of community integration are achieved. In addition, introduce social welfare services and