人口老龄化已经成为世界性的发展趋势，各国及社会越来越重视和关注人口 老龄化的问题。随着 21 世纪的到来，全球也随之步入了老龄化社会。而我国的 特殊国情决定着我国情况更为特别，早在处于经济飞速发展时期，我国就已经进 入了老龄化社会。20 世纪 90 年代以来，中国的老龄化速度越来越快，毋庸置疑， 这给发展中的中国带来了巨大的养老难题。 第六次人口普查数据对中国当下的人口老龄化现状进行了分析，目前，家庭 养老、社会机构养老和社区居家养老是我国的三种基本的养老模式，而以房养老 是当前争议颇多的新型养老模式。 自上世纪 90 年代初起，石家庄 60 岁以上老龄化人口已开始超过总人数的 1/10，初具老龄化社会的特点，早于我国的平均水平 6 年。这一现状使得养老问 题在石家庄尤为突出。以房养老的模式如果能够在石家庄施行，尽管以房养老模 式在石家庄的施行仍存在着“房、人、市、法”等方面的问题，使以房养老模式 在石家庄的全面展开存在很大的障碍，但如果按照理想发展，以房养老将缓解当 前的养老负担过重的现状，间接促进经济发展及刺激房地产市场的发展，进而吸 引更多外来人才，促进全市经济发展。总之，以房养老将会为石家庄市带来很多 好处。 关键词，石家庄市；人口老龄化；以房养老ABSTRACT An aging population， as the worldwide trend, has aroused the state and society's attention and concern. In the 21st century, the whole world has stepped into an aging society. Among which our country's situation is more special，since our country has entered the aging society in the period of rapid economic development . China's aging process is accelerated since the 1990s, which caused China's huge pension problem in the developing process. The sixth census data analyses the present situation of population ageing and there are three basic endowment patterns，the family pension，social institutions endowment and community endowment at home. The current controversial new endowment mode is House endowment. Shijiazhuang has entered into the aging society since 1993 with the elderly population proportion beyond 10%, ahead of the national trend six years. This situation makes the endowment a particularly acute problem in Shijiazhuang. House for pension mode can bring many benefits to Shijiazhuang，such as alleviating the current pension burden，and promoting economic development; stimulating the development of the real estate market，and opening up new areas of real estate; attracting more foreign talents, accelerating the population flow，and promoting the city's economic development; stimulating the development of the financial system， and promoting the perfection of legal system. But there are still many barriers for the House endowment taking effect，such as lacking of “house，people，market and law” and other issues, which makes it can only act as a auxiliary mode in Shijiazhuang. Keywords :Shijiazhuang city; Aging population; House endowment目 录 第一章 绪论..........................................................................................................1 1.1 研究背景 ...................................................................................................1 1.2 研究综述 ...................................................................................................2 1.2.1 国外研究综述................................................................................3 1.2.2 国内研究综述................................................................................4 1.3 研究框架及方法 .......................................................................................6 1.3.1 研究框架........................................................................................6 1.3.2 研究方法........................................................................................7 第二章 以房养老相关理论分析..........................................................................8 2.1 我国当前的养老模式简介 .......................................................................8 2.2 以房养老的定义 .......................................................................................9 2.3 以房养老的形式 .....................................................................................10 2.3.1 租售换养 ......................................................................................10 2.3.2 以大换小 ......................................................................................10 2.3.3 售后返租 ......................................................................................11 2.3.4 反向抵押贷款 ..............................................................................11 2.4 以房养老的特征 .....................................................................................12 2.4.1 主体资格的规定性 ......................................................................12 2.4.2 客体资格的规定性 ......................................................................13 2.4.3 实施过程的规定性 ......................................................................13 2.5 以房养老的理论基础 .............................................................................14 2.5.1 生命周期理论 ..............................................................................14 2.5.2 家庭代际财富传递理论 ..............................................................15 2.5.3 产权分割与资产流动性理论 ......................................................15 2.6 以房养老运行的基础 .............................................................................16 2.7 国内以房养老模式的实践 .....................................................................17 第三章 石家庄市实施以房养老的可行性分析................................................20 3.1 石家庄市人口老龄化现状 .....................................................................203.2 石家庄市的主要养老方式 .....................................................................21 3.3 石家庄市实施以房养老的可行性 .........................................................21 第四章 石家庄市以房养老开展中可能遇到的问题........................................23 4.1 以房养老存在风险 .................................................................................23 4.1.1 房产价值波动的风险 ..................................................................23 4.1.2 个人寿命无法精确计算的风险 ..................................................23 4.1.3 操作风险 ......................................................................................24 4.1.4 利率风险 ......................................................................................24 4.2 政策尚不完善 .........................................................................................24 4.2.1 土地使用权为七十年 ..................................................................24 4.2.2 金融业分业经营 ..........................................................................25 4.2.3 流质契约无效的风险 ..................................................................25 4.3 传统观念对以房养老的抵制 .................................................................25 4.4 市场机制的不完善与信息披露不完全的问题 .....................................26 第五章 石家庄市实施以房养老的对策建议....................................................27 5.1 相关法律法规的制定 .............................................................................27 5.2 加大宣传力度，引导居民转变观念 .....................................................28 5.3 采取多样化的以房养老模式 ..................................................................30 5.3.1 产权不变的以房养老方式............................................................30 5.3.2 产权改变的以房养老方式............................................................31 第六章 研究结论与展望....................................................................................32 6.1 研究结论 ..................................................................................................32 6.2 研究不足与展望 ......................................................................................32