The mixed housing system and residential mobility in urban China: comparative study of Beijing and Guangzhou John R. Logan and Limei Li Department of Sociology Spatial Structures in the Social Sciences (S4) Brown University Dec 13, 2007

Outline Introduction: housing reform and the mixed housing system Residential mobility: who moves where and why? Comparative analysis based on the 2006 Beijing survey and 2005 Guangzhou survey data

Residential mobility Spatial adjustment model (individual need and preference) State persistence model (institutional factors) Combined housing availability/opportunities model –The housing availability provided by the state, the work unit or the developer triggers the residential mobility. –The housing availability of a given city is quite place- specific. Therefore the local housing context also influence the rate and pattern of residential mobility.

The different settings Beijing: the centrally planned economy still prevails. Guangzhou: the market sector is much more developed. –The assessment of the level of marketization: Guangdong Province stands first and Beijing ranks 14th on the list in 2000 (Fan et al., 2003).

Figure 4 The distribution of housing floor space completed in Beijing Source: Beijing Statistical Yearbook, 2005

Figure 5 The share of real estate development in housing floor space completed in Guangzhou Source: Guangzhou Statistical Yearbook,

Self- built Market purchase Economic purchase Public purchase Public rental Market rental others Beijing Central city Inner suburb Outer suburb Guangzhou Central city Inner suburb Outer suburb National (cities and towns) Source: 2000 Population Census Table 1 Tenure type and location in Beijing and Guangzhou

Figure 6 Sampled communities of 2006 Beijing survey

Figure 7 Sampled communities of 2005 Guangzhou survey

Moving frequencies since 1980 Urban coreInner suburb Frequencies or more112 Total Moving frequencies since 1980Urban coreInner suburbOuter suburb Frequency or more83018 Total Table 2 moving frequencies in Beijing since 1980 Table 3 Moving frequencies in Guangzhou since 1980

Previous housing location Current housing locationTotal Urban coreInner suburb Urban core Inner suburb Outer suburb21921 Total Previous housing location Current housing locationTotal Urban coreInner suburbOuter suburb Urban core Inner suburb Outer suburb Total Table 4 Comparison of current and previous housing location in Beijing Table 5 Comparison of current and previous housing location in Guangzhou

Table 7 Types of residential movement by housing source in Beijing (N, %column, %row) Source: 2006 Beijing survey

Work unitHousing bureauDeveloper Private homeowners Inheritance or confermentSelf-built Total N%N%N%N%N%N%N% Within the central city From central city to inner suburb From central city to outer suburb From inner suburb to central city Within the inner suburb From inner to outer suburb From outer suburb to central city Within the outer suburb Total Note: there is zero record for the move from outer to inner suburb; therefore it is excluded from the table. Source: 2005 Guangzhou survey Table 6 Types of residential movement by housing source in Guangzhou (N, %column, %row)

Table 10 who moved or did not move in Beijing ? Source: 2006 Beijing survey

Table 11 who moved or did not move in Guangzhou ? Source: 2005 Guangzhou survey

Summary and discussion Residential mobility in Chinese cities is closely related to the changing housing provision structure. The housing reform results in a mixed housing system and subsequently influences the residential mobility. State-redistributive and market-reward mechanisms are entangled in the process of residential relocation, very differently in Beijing and Guangzhou.

Figure 1,2 The share of real estate development in housing provision by investment and housing floor space Source: China Statistical Yearbook, 2006 (Includes rural self-built housing) Privatization of real estate investment

RentersOwnersTotal N%N%N% Within the central city From central city to inner suburb From inner suburb to central city Within the inner suburb From outer suburb to central city From outer to inner suburb Total Table 8 Types of residential movement by housing tenure in Beijing (N, %column, %row) Source: 2006 Beijing survey

RentersOwnersTotal N%N%N% Within the central city % % % From central city to inner suburb % % % From central city to outer suburb 41.8%465.6%504.8% From inner suburb to central city 167.4%394.7%555.3% Within the inner suburb % % % From inner to outer suburb 52.3%354.3%403.8% From outer suburb to central city 002.2%2 Within the outer suburb %587.1%848.1% Total % % % Note: there is zero record for the move from outer to inner suburb; therefore it is excluded from the table. Source: 2005 Guangzhou survey Table 9 Types of residential movement by housing tenure in Guangzhou (N, %column, %row)

Table 12 multinomial regression analysis for Beijing Note: ***indicates significant at 0.001, ** significant at 0.01, * significant at 0.05; The reference group is moved from the central city to the suburb Source: 2005 Guangzhou survey

Note: ***indicates significant at 0.001, ** significant at 0.01, * significant at 0.05 The reference group is moved from the central city to the suburb Source: 2005 Guangzhou survey Table 13 multinomial regression analysis for Guangzhou