Si-ming Li Centre for China Urban and Regional Studies, Hong Kong Baptist University, Kowloon, Hong Kong Yu-ling Song Changhua University of Education, Changhua, Taiwan Displaced Residents, Housing Conditions and Residential Satisfaction:Analysis of Shanghai Residents

Outline The Shanghai Displaced Residents 3. Residential Satisfaction 4. Conclusions 5. The 2006 Shanghai Survey 2. Introduction 1.

 China’s phenomenal urban transformation  A local growth coalition (local government and productive enterprises) emerged  Urban land development turned to be focus of the coalition Introduction: Local growth coalition

 Paid transfer of land use right induced re- emergence of the urban land rent gradient  Urban redevelopment as an exceedingly profitable endeavor  Large-scale redevelopment programmes enforced  Tens of millions of families uprooted and relocated by redevelopment programmes Introduction: Urban redevelopment

 Political-economic context: Zhu, 2005; Zhang and Fang, 2004;He and Wu, 2005  Socio-physical impacts: Fang, 2006; He and Wu, 2005; 2007  Few look at the residents displaced, but the prevailing view is that large-scale redevelopment has generated a lot of grievance.  Wu’s (2004) study of Shanghai an exception: in his sample most residents displaced by redevelopment projects were either indifferent to or satisfied with the relocation, although about 10% found the relocation very unsatisfactory Introduction: Literature review

Introduction: Study objectives  Who are the displaced residents?  How do they differ from other people in the city?  Where did they live prior to relocation?  Where do they live now?  To what extent has the relocation improved or worsened their housing lot?  Whether or not they are satisfied with their current residence. And what cause their satisfaction or dissatisfaction, socio-demographic attributes, location in the city, or dwelling and neighbourhood attributes?

The 2006 Shanghai Survey  Largest city in China, total population of million (2007)  Inner core: bounded roughly by the Inner Ring Road  Inner suburbs: the area between the Inner Ring and Outer Ring Road  Outer suburbs: beyond the Outer Ring Road  Sampling method:  Spatial coverage: inner core (central city) and inner suburbs (suburbs)  multi-level probability proportional to size sampling  1200 households

The 2006 Shanghai Survey Map

Extent of Residential Displacement 253 (21%) displaced households out of 1200 households 253 (33%) displaced households out of 768 total intra urban movers : 38.4% : 47.5% : 14.2% Entire Sample (1200) Displaced Households (DP 253) voluntary (other) movers (VM 515) Migrants from outside of Shanghai (M 91) Stayers (ST 335)

Spatial Distribution of Replacement Housing Spatial distribution of redevelopment activities Spatial distribution of move destination

Socio-demographic Profiles: Displaced Residents Vs Other Groups Mean Age Shanghai Urban Hukou (%)

Socio-demographic Profiles: Displaced Residents Vs Other Migratory Groups Education Attainment

Socio-demographic Profiles: Displaced Residents Vs Other Population Groups Average Annual Household Income (RMB)

Socio-demographic Profiles: Displaced Residents Vs Other Population Groups Work-unit Type

Socio-demographic Profiles: Displaced Residents Vs Other Migratory Groups Occupation

Socio-demographic Profiles: Displaced Residents Vs Other Population Groups defined by Migratory Status: Summary  Displaced residents on average are of comparatively lower socio-economic status  Yet the differences between groups are generally not large  It is the stayers rather than the displaced residents who are the least well off

Housing Conditions Gross Floor Area (sq m) Number of Bedrooms

Housing Conditions Presence of Balcony, Private Kitchen and Toilet

Housing Conditions  In respect of housing conditions the displaced residents are better off than other groups on almost all counts:  Dwelling size  Dwelling amenities such as owned toilet and kitchen  Housing tenure  The compare even more favourably than the voluntary migrants, even though the latter occupy higher positions in the socio-economic ladder Home Ownership

Overall Dwelling Satisfaction  Both displaced and other residents are generally neutral or slightly satisfied in their assessment of residential satisfaction  Overall dwelling satisfaction Stayers < (significantly) Displaced residents < (slightly)Voluntary movers

Overall Neighbourhood Satisfaction  Estate management and public security Displaced residents ≈ voluntary movers > (significantly) others  Accessibility to communal facilities including Displaced residents < (slightly) others < Stayers  Overall aspects of neighbourhood satisfaction Almost identical for the displaced and other resident groups Sll are slightly inclined towards being satisfied

Regression: Dwelling Satisfaction  To study whether the differences/similarities in satisfaction level exhibited between groups are due to their migratory experience or socio-economic composition Explanatory Variables and Results:  Demographic: Sex, Age, Marital status. All insignificant  Socio-economic: Household income, Education attainment. All insignificant  Suggesting that socio-demographic characteristics have effects on residential satisfaction primarily through their effects on housing consumption

Regression: Dwelling Satisfaction Explanatory Variables and Results (continue):  Residential Experience: Years since moving in (the longer the stay, the more unsatisfied; marginal significance), Whether co-resident with others (insignificant)  Migratory status: Displaced, Voluntary Mover, Migrant (Reference: Stayer). All insignificant => Other things being equal, the displaced residents differ little from other groups in their assessment of dwelling satisfaction

Regression: Dwelling Satisfaction Building attributes  Significant and Positively related to dwelling satisfaction : Being an apartment unit, dwelling in a housing estate, floor area per capita, number of bedrooms, and availability of private toilet, management by municipal housing bureau  Significant and Negatively associated variables: Building age, housing managed by property management company Location Dummies (compared with Huangpu, central core): Xuhui and Jing’an (inner city), Zhabei, Hongkou, Yangpu and Pudong (suburbs): significantly more satisfied Changning, Putuo, Minhang, Baoshan: no significant difference

Regression: Neighbourhood Satisfaction  Except for sex (males associated with less satisfaction), other socio-demographic variables insignificant  Difference between Displaced Residents and other groups still insignificant  Buildings constructed since 2000 associated with significantly higher satisfaction  So are apartment buildings and residence in work-unit compound; however, residence in a housing estate is not a significant variable  Property managed by a professional management company is associated with significantly lower satisfaction than management by the municipal housing bureau

Regression: Neighbourhood Satisfaction Location difference (compared with Huangpu): –Xuhui, the former French Concession, still associated with the highest satisfaction level –Luwan, Yangpu, Hongkou, Changning (part inner, part suburb) also associated with higher satisfaction –Difference between other districts (Jing’an, Putuo, Zhabei, Minhang, Baoshan and Pudong) and Huangpu not significant Apparently relocation to more suburban locations not a strong determinant of residential satisfaction

Regression Overall Dwelling Satisfaction on Specific Aspects of Assessment  R 2 : 0.68  Insignificant aspect: Broad band availability

Regression: Overall Neighbourhood Satisfaction on Specific Aspects  R 2 : 0.47  Insignificant aspect: Broad band availability, education facilities, public transport

Conclusions  The Displaced Residents on average are somewhat older, less well educated, and have slightly less earnings, yet the differences between the displaced residents are other groups are quite small  The Displaced residents in general are not the underprivileged and oppressed group alluded to in the literature. They enjoy comparatively good housing conditions and satisfaction towards their dwelling and neighbourhood  The stayers at the bottom of the socio-economic ladder, suffering from the worst housing conditions and less satisfied with their dwelling, but more satisfied with their neighbourhood  Huangpu, the central core of the city, associated with comparatively low satisfaction levels, presumably because of prevalence of run-down structures  Shanghai residents are quite pragmatic in assessing residential satisfaction