随着房地产市场的不断升温、城镇化建设的快速发展，越来越多家庭的住房 权受到客观威胁。虽然我国已建立了包括廉租住房、公共租赁住房和经济适用房 在内的住房保障体系，并且不断加大保障房供给力度、扩大制度覆盖范围。但从 多年的实施效果来看，保障房制度本身的缺陷、庞大的建设资金需求给地方政府 带来很大压力等原因使保障房供给量达不到需求量，很多需求人群无法被制度覆 盖。这种状况一定程度上加速了小产权房的发展，远低于普通商品房的价格使得 许多城镇居民为了改善住房条件而选择购买小产权房。由于小产权房没有合法身 份，其在规模上虽然不断增加，并不能发挥其住房的社会功能，反而给社会秩序 造成一定的混乱。小产权房和保障性住房中的公租房相比较，虽然二者的开发动 机完全不同，但在社会功能及覆盖范围上却存在一定程度的交叉。因此,如果采取 合理的路径，使这两类性质不同的房屋实现制度上的衔接与转化，就既可以促进 部分小产权房问题的解决，又可以有效缓解目前公租房供给面临的困难。 本文在清晰界定小产权房与公租房内涵的前提下，以土地产权理论、公平与 效率理论为基础，通过实地调查详细了解了太原市目前已建成小产权房的数量与 分布情况以及公租房的供应情况，并将此数据与住房需求状况相对比，发现问题 所在。以存在的问题为出发点，本文提出了将太原市小产权房转为公租房的处理 方式，从三方面对此方式的可行性进行了分析， 首先，笔者对包含五类人员在内的太原市公众进行了问卷调查，通过对问卷 所获信息进行分析得出太原市公众对小产权房转为公租房的看法与支持度，说明 此处理方式的可行性；其次，通过分析与小产权房相关的各项法律规定，论证其 法律方面的可行性；再次，在界定了可转化的小产权房类型的前提下，结合太原 市小产权房空置率的数据、公租房社区周边二手房的销售与出租价格数据，计算 出小产权房转为公租房的政府资金成本，以论证其转化成本方面的可行性。 关键词，小产权房，土地产权，公租房，可行性1 ABSTRACT In recent years, real estate market in China is bubbling up obviously, and the process of urbanization is accelerating as well. Indeed the economy is benefit from it, it poses a threat to housing right of more families in the meantime. As a matter of fact, the Chinese government has built housing guarantee system that includes low-rent housing, public rental housing and affordable housing, also an increasing number of such houses are provided, and the coverage of policy is extended. Nevertheless, the demand of security housing prevails over the supply, which makes many demanders cannot enjoy such houses due to the housing guarantee policy shortcomings and huge capital requirements in essence. As a consequence, semi-illegal property rights house show an upward trend owing to their lower price compared to commercial residential property, which stimulates people to buy them. Since semi-illegal property rights houses are illegal, although the number of them is jumping, they lose the social function of housing, and they also have a detrimental influence upon social order. The motivation of semi-illegal property rights houses and public rental housing are totally different, but in terms of social function and coverage, there are something in common. Therefore, if these two kinds of house could be connected or transformed in terms of system by proper approach, it would solve the problem of houses with semi-legal property rights and public rental housing supply. This paper defines semi-illegal property rights house and public rental housing first of all. Taking Land Property Rights Theory and Fairness and Efficiency Theory as theoretical basis, the paper researches the number and distribution of semi-illegal property rights houses in Taiyuan and public rental housing supply. Then, the writer concludes the problem by comparing the data to residence demand. Using the problem as starting point, the writer come up with a method of transforming semi-illegal property rights houses into public rental housing, and then analyze its feasibility from three aspects. At first, the writer learns people’s opinion and support about this method by questionnaires that cover five kinds of people in Taiyuan. Secondly, laws and regulations about semi-illegal property rights houses can also demonstrate the method’s feasibility. Thirdly, from the aspect of capital, the writer use vacancy rate of semi-illegal property rights houses and the price and rent of second-hand houses that near to public2 rental housing, then the transformation cost can be calculated. Hence, by various theories and methods, this paper proves the feasibility of transforming semi-illegal property rights houses into public rental housing, which is beneficial to solving problem of semi-illegal property rights houses and easing financial pressure of building public rental housing. Key words， semi-illegal property rights house，public rental housing，land property right，feasibility1 目 录 学位报告原创性声明.......................................................................................................1 学位报告版权使用授权书...............................................................................................1 摘要.................................................................................................................................1 ABSTRACT...................................................................................................................... 1 第 1 章 绪论.....................................................................................................................1 1.1 选题背景与研究意义..........................................................................................1 1.1.1 选题背景...................................................................................................1 1.1.2 研究意义...................................................................................................1 1.2 国内外研究现状..................................................................................................2 1.2.1 国外研究现状...........................................................................................2 1.2.2 国内研究现状...........................................................................................3 1.3 研究思路与研究方法..........................................................................................6 1.3.1 研究思路...................................................................................................6 1.3.2 研究方法...................................................................................................7 第 2 章 小产权房与公租房的基本概念及相关理论基础.............................................9 2.1 产权与小产权房的界定......................................................................................9 2.1.1 产权的概念...............................................................................................9 2.1.2 小产权房的界定.....................................................................................10 2.1.3 小产权房类型划分................................................................................. 11 2.2 公租房的界定及其特征....................................................................................12 2.2.1 公租房的界定..........................................................................................12 2.2.2 公租房的特征..........................................................................................13 2.3 相关理论基础....................................................................................................14 2.3.1 土地产权理论..........................................................................................14 2.3.2 公平与效率理论.....................................................................................15 2.4 小结...................................................................................................................16 第 3 章 太原市小产权房与公租房现状调查...............................................................172 3.1 太原市小产权房现状调查................................................................................17 3.1.1 太原市小产权房总量估算.....................................................................17 3.1.2 太原市小产权房分布特征.......................................