今天的華爾街日報剛好有討論到類似這個問題
重點大概是下面紅字, 不過高舉居住正義的覺青跟
憤青應該不喜歡這個答案
重點在 1. 供需 2. 都市計畫彈性 3. 建築工法
落實在台北市來說
在有限的平地可建面積中有幾個方式增加供給,
首先是放寬容積率, 但考慮交通等容納程度, 比較
難無限上綱
其次就是大規模都更, 這是目前政策跟民意上比較
支持的, 不過落實到個人就很多利益衝突導致進度
緩慢
What Housing Crisis? In Japan, Home Prices Stay Flat
Supply keeps up with demand in Tokyo thanks to few
restrictions on development
By River Davis
April 2, 2019 9:00 a.m. ET
https://i.imgur.com/12Ftfox.jpg
In the past two decades, home prices in some leading
North American and European cities have skyrocketed.
In Tokyo, however, they’ve flatlined.
So why no affordable-housing crisis in Japan? A big
factor, experts say, is the country’s relatively
deregulated housing policies, which have allowed housing
supply to keep up with demand in the 21st century.
With no rent controls and fewer restrictions on height
and density, Tokyo appears to be a city where the market
is under control—where supply is keeping home prices
from rising as drastically as they have in many other
major world cities.
“A reason why housing prices in Japan are not rising as
fast as in New York, for example, is the large number of
housing starts,” says Masahiro Kobayashi, a director
general at the Japan Housing Finance Agency, a state-run
entity which supports the housing market by purchasing
home loans.
Over the past decade, Japan has consistently built almost
1 million new homes and apartments each year, according to
official statistics. In the U.S., where the population is
more than double Japan’s, 1.25 million new homes were built
in 2018.
Japan’s home prices finished last year around the same
level as they were nearly a decade ago, according to data
from Japan’s Ministry of Land, Infrastructure, Transport
and Tourism. In Tokyo, home prices finished 2018 around the
same level as they were near the turn of the century.
Housing prices have been constrained in some parts of Japan
due to anemic economic growth and population decline, said
Mr. Kobayashi. But the price trend is the same in Tokyo,
where the population is rising, he said.
In Tokyo last year, housing starts came in around 145,000,
according to Japan’s land ministry. This figure is on par
with the total number of new housing units authorized last
year in New York, Los Angeles, Boston and Houston combined,
based on the U.S. Census Bureau data. The same feat was
achieved in 2017.
Rents also have barely moved. Last year the average rent
for a two-bedroom unit in Tokyo was slightly below $1,000
a month—a figure that has remained virtually unchanged over
the past decade, according to statistics from Japan’s Real
Estate Transaction Promotion Center, a nonprofit organization
that provides industry research.
Japan’s current level of housing supply is tied to a package
of policy changes—implemented around the turn of the century
—that were aimed at restoring the profitability of Japan’s
land-development industry, according to Andre Sorensen, a
professor of urban geography and a Japan housing expert at
the University of Toronto Scarborough.
The Japanese government began relaxing regulations that had
restricted supply, allowing taller and denser buildings in
Japan’s capital. Private consultants were given permission
to issue building permits to speed up construction.
“This created something like a free-trade zone in Tokyo,”
Mr. Sorensen said.
Unfortunately for other countries wrangling with housing
affordability crises, the Japanese formula is not easily
exportable. Many of the cities where demand for housing is
the stiffest—New York, London, San Francisco and Stockholm,
for example—impose strict rules on land use and new
construction, partly due to local political pressure.
But in Japan, the responsibility of regulating urban space
largely shifted to the central government in 2002 under the
Urban Renaissance policy. Mr. Sorensen said it had held at
bay the “not in my backyard” movements that often inhibit
housing construction in the U.S. through their influence over
local governments.
Two of Japan’s largest housing construction companies,
Daiwa House Industry Co. and Sekisui House Ltd . , both say
that the easing of land and construction regulations has
helped them build in Tokyo. The companies say that deregulation
has benefited them particularly in their ability to expand
housing units by replacing low-rise residential complexes with
much higher ones.
“A good environment for housing construction is being
created,” says Daiwa House managing executive officer Yoshinori
Ariyoshi.
To deal with rising construction fees, Mr. Ariyoshi says
Japan may have to rely more on prefabricated homes to provide
affordable housing. He estimates that about 20% of the country’s
homes are already being assembled in increasingly automated
factories.
Daiwa House is collaborating with other construction companies
to develop a new 1.5 million-square-foot “town” in Tokyo’s
center. Consisting of 24 buildings, “Harumi Flag” is slated
for completion by 2024. It is expected to house some 12,000
people in 5,632 condominiums and apartments.
Some of Harumi Flag’s residential towers offer ocean views
from 50 floors above Tokyo Bay. The units are also likely to
be roomier than typical Tokyo condominiums.
Still, their prices are expected to be cheaper than those in
the surrounding area given the “sheer amount of inventory in
an already saturated area of Tokyo,” said Adam German, the
vice president of business development at Housing Japan. If
they’re not at market prices or even a bit below, “the units
will have significant trouble selling,” he said.