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建屋发展局99年租赁合约问题必须解决!

——这是我们提出的方案!

新加坡民主党  2017512

对于国家发展部长黄循才宣布,旧型建屋发展局组屋随着租赁屋龄(租赁合约)递减,其房产值最终将在99年租赁合约期满时失去房产值。

建屋发展局租赁屋屋主在承担了沉重的房贷和动用了自己毕生的退休储蓄去偿还这笔房贷后,最终发现所租赁的这套房子在租赁合约期满后必须归还给政府。

这简直是不可理喻的事。

为解决这个问题,新加坡民主党已经建议过实施《非公开市场计划》(“NOM”(Non-Open Market )计划,处理这些租赁期合约届满的租赁房屋。在这个计划下,建屋发展局仅仅就以房子的成本造价,即人工、建材和行政管理开支计算。由于房子建筑占地是属于国有土地,不构成任何建造成本,因此它应不包含地价。

目前,建屋发展局租赁屋的价格高昂的原因是因为它的造价成本含地价,进而推高了租赁屋价。这就是造成老百姓无法承担得起租赁房的原因。

在不含地价的情况下,建屋发展局租赁屋的租赁价将会大幅度的下降。我们预估,在《非公开市场计划》(“NOM”(Non-Open Market )计划下,租赁组屋的租赁价将会有效地减半或者更多,它的租赁价格范围:两房型租赁组屋租赁价每个单位约为7万元、五房型租赁组屋租赁价每个单位约为24万元。

当然,在建议实施《非公开市场计划》(“NOM”(Non-Open Market )计划下的租赁组屋不可以在公开市场销售。租赁组屋如要出售,屋主只能出售给建屋发展局。建屋发展局的收购价格是在原来租赁价基础上扣除已经使用租赁期。

现有的建屋发展局租赁屋主可以自愿选择是否要把本单位转换为《非公开市场计划》(“NOM”(Non-Open Market )计划下的租赁屋。一旦租赁屋主 接受这个计划,政府将依据原来的租赁价退租赁屋主。同房型的租赁屋退价格的退还租赁价将设顶限。

与目前国家发展部的租赁制度相比,新加坡民主党的《非公开市场计划》(“NOM”(Non-Open Market )计划,新加坡人民不需要动用他们在公积金储蓄户头的钱还现有的收入去租赁政府租赁屋。这样,人民就可以拥有足够的退休金和他们所追求的其他目标。

那些选择要以目前的租赁合约下继续租赁的租赁屋主,可以继续在公开市场购买和者出售他们的租赁屋。无论如何,他们的选择将面对的是变幻莫测的房地产市场和付出高昂的超额物价,进而耗尽自己的退休金的前提。

专家们已经对新加坡民主党的建议做了积极的探讨。(见网址:here, here, and here).

现有的租赁组屋制度是把人民的财富套死在政府的房地产上。这些房地产的产值最终结局是零价值。也正是这样制度下导致了增加人民的负债率,进而削弱了人们的消费能力和在其他的投资方面。这样的制度是不利于国家的整体经济的。

新加坡民主党相信,在住房政策上,特别是公共住房政策方面,不可以当成是交易性质的产品。国家的住房是人民的家。这个家属我们的至亲生活在一个安全和舒适的家。它并不是用来赚取投资利益的产品。新加坡民主党的《非公开市场计划》(“NOM”(Non-Open Market )计划就是涵盖了这个原则。

更为重要的是。

新加坡民主党的《非公开市场计划》(“NOM”(Non-Open Market )计划可以把人民从沉重的债务负担的枷锁里解脱出来。这样人民就会克服难以想象问题——他们用终身的积蓄所支付的那套租赁组屋,在99年的租赁合约期满后成了零产值。

欲知我们就有关这个课题的详细具体意见,请浏览我们的网站:我们替代的房屋政策国家的房屋政策:一个人民负担得起的整体政策(Housing A Nation: Holistic Policies for Affordable Homes here

We need to resolve the HDB 99-year lease problem. Here’s how.

2017 / May 12  Singapore Democrats

Singaporeans have been concerned about the recent announcement by Minister for National Development Lawrence Wong that the value of older HDB flats will decline and, eventually, be worth nothing at the end of their 99-year lease.

HDB owners go into heavy debt and spend their retirement savings paying off this debt only to find that their flats decrease in value and have to be returned to the government at the end of the lease.

This doesn’t make sense.

To overcome this problem, the SDP has proposed the Non-Open Market (NOM) scheme for flats. Under this scheme, HDB will base flat prices solely on labour, materials and administrative costs. They will not contain a land cost component as State land does not cost the government any money.

Currently, the HDB factors in the cost of land which jacks up the prices of the flats making them unaffordable for Singaporeans.

Excluding the cost of State land will substantially reduce prices for HDB flats. We estimate that the prices for NOM flats will be effectively halved or more, ranging from $70,000 for 2-room flats to $240,000 for 5-room ones.

But as the name suggests, NOM flats may not be sold on the open market. Owners wanting to sell their flats will have to sell them back to the HDB at a price that will be the original purchase price less the consumed lease.

Current HDB owners will have the option of converting their flats to NOM ones. When they do this, the government will refund the amount of money based on the original purchase price from the HDB and the price of the same type of NOM flat, subject to a cap.

The difference between the current system and the SDP’s NOM scheme is that Singaporeans won’t have to spend so much of their CPF savings and income to buy their homes. This will leave them enough funds for retirement and other pursuits.

Buyers who choose to stay with the current system can continue to buy and sell their flats on the open market. They are, however, subject to the vagaries of the market and face the prospect of depleting their retirement funds by buying hugely over-priced flats.

Experts have reacted positively to the SDP’s proposal (see

here, here, and here).

The current system ties up the people’s wealth in government property which, ultimately, becomes zero in value. It increases debt while reducing consumer spending and investment. This is not good for the overall economy.

The SDP believes that housing, in particular public housing, should not be a tradeable commodity. Our flats are our homes where our loved ones live in security and comfort, not profit-making ventures. The NOM scheme is consistent with this principle.

More important, it frees Singaporeans from the crushing debt burden and overcomes the unthinkable problem that our expensive flats for which we spend a lifetime paying become worthless at the end of 99 years.

For more information on this subject, please read our alternative housing policy Housing A Nation: Holistic Policies for Affordable Homes here

 

 

 

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