We shared this powerpoint in International Social Housing Festival in Amsterdam. https://socialhousingfestival.com/events/social-housing-ground-zero-east-asian-experiences-dutch-background/

1. Social Housing in
Taiwan:
Background, Analysis
and Issues
1
Peng Yang-Kae,
General Secretary, The Organization of Urban Re-s;
Chairman, Social Housing Advocacy Consortium
Allen Chan, Research Fellow,
The Organization of Urban Re-s
2017.06.20 Amsterdam(ISHF)

2. About us
2

3. Who are we
1989 Snails Without Shell Housing Movement
Tsuei Ma Ma Foundation(TMM)
Housing Service
Rental housing service
Moving company evaluation
The Organization Of Urban Re-s
Urban and Housing Issue
Policy advocacy and supervision
Participatory design practices
2010 Social Housing Advocacy Consortium
Initiated by OURs & TMM &
Social Welfare Groups
2014 Housing Movement 2.0
Originating and Connecting with
more NGOs
3

4. 4
2010
Opened up
social housing
2012
Enacted Housing Act 2014
Housing Movement2.0
(Local Mayors promised
87,000 units total)
2016
The President
promised
(200,000 units in
eight year)
From “Why(necessity)” to “How(practice)”

5. Housing
Background in
Taiwan
5

6. Taiwan Netherlands
Land area (km2) 36,193 33,883
Population (2016) 23,547,448 17,035,727
Housing stock (2016) 8,601,774 7,675,346
Social housing Stock 8,921 2,555,000
Proportion of social housing 0.1% 34.1%
House price to income ratio 9.35 6.91
Homeownership rate 84.23% 67.80%
Vacancy rate 10.35% 4.2%
6

7. Brief History of Housing Policy
(From WW2-2010)
1. Home purchased oriented policy
(low interest loan for long period)
2. Private developers are major
housing providers
3. Very few national
housing(owner-occupied)(2%)
4. Poor rental housing market
(20~30% and no regulation) 7

8. Consequences(Prisoner's Dilemma)
1. Real estate is taken as locomotive of
economy (housing price rise
→economic growth)
2. “De-publicization” of housing
→(personal responsibility instead of
public agenda)
3. Housing right is based on ownership
(no property right → no housing right)
8

9. Distorted Structure:
Over-loaded on Purchase Market
Weak housing
safety network
for the
disadvantaged
Purchase market
70~80%
Rental market
20~30%
Almost none
Unregulated
and unhealthy
market
Not a proper
and dignified
housing choice
High price
Speculative and
unaffordable
(Price to income ratio:
Taipei 15.6; Taiwan 9.4)
Social housing
~0.1% 9

10. Never too late
to start
Social housing(SH) is the key to challenge the ownership society.
It is not commodity, not about property!
But home!
10

11. Policy profile: 200,000 units in 8
years(2016-2024)
1. Goal
• In the baby stage, the government will
complete 200,000 units in 8 years,
which is about 2.5% of total housing
stock
2. Approaches
• 120,000 units: built by government on
public lands
• 80,000 units: contract with market
rental housing with subsidies 11
2021-2024
[Long term]
2017-2020
[Mid term]
2016
[Warm up]
7,295戶
80,000戶
200,000戶

12. Feature 1: public sector provides
1. Context
• Without third-sector tradition
• Urgent needs and limited time
• Asian model? (Japan’s UR, Korea’s LH & SH, Hong Kong’s
Housing Authority, Singapore’s HDB)
2. Current approaches:
• Built directly by public sector
• Establishing specialized agencies (on going)
3. Our concern:
• Empowering non-profit organizations like HAs in the Netherland
12

13. Feature 2: Financing
1. Context
• Poor finance status: total tax revenue as a percentage of GDP is only
12% ( Netherland 39.8%; Korea 26.8%)
• Concern self-liquidating (finance balance)
2. Current approaches:
• Income (rental fee)=cost(construction and management, but free
land)
• Low interest loan for long term (50 years, at lease 80%, less than 1%)
3. Our concern:
• Unaffordable for the vulnerable
• Uncertainly long term management cost (without experience)
13

14. Feature 3-1: Target
1. Context
• Stigmatization (NIMBY) and doubts on management
• Focus on the youth (political preference)
• Just temporary (people hope to buy a house in the long run)
2. Current approaches:
• Meddle income (50 percentile). In Taipei City, the median
income is about €43,235.
• 30 % (the vulnerable) + 70 %( the general)
• Rent: market price discount (15-20%)
• Lease term: general applicants: 6 years Vulnerable: 12 years
14

15. Feature 3-2: Target
15
Room type 1-room 2-room 3-room
Proportion 60% 30% 10%
Averaged indoor
area(square meter)
26-39 52-59 72-79
Rent (euro) 252-300 379-394 473
3. Our concern:
• The priority (limited stock, reflection from
Asia to build for the vulnerable at beginning)
• How to make it affordable for everyone?
One of case completed in 2016 (Xinlong social housing)

16. Feature 4: plan and build
1. Context
• Political agenda (to achieve the goal in President’s or Mayors’
terms)
2. Current approaches(Taipei)
• High density (FAR400 %, 12-14 floors, Taipei)
• One year for design, two years for construction
• Turnkey or design+construction supervision
3. Our concern:
• Without proper program(limited time for planning and design )
• Diversified models(units, target)
• Lack of connection to urban rehabilitation 16

17. 台北市兩萬戶圖
17

18. 18
Boachin social housing in Taipei. 407units.

19. 明倫 安康 寶清
19
Minglun
Xin-long social housing in Taipei. FAR 585%, 521 units.

20. 20
Minglun social housing in Taipei. FAR350% 380 units.

21. Discussion
Challenges to social housing in an owner-
occupied society
1. Necessity of social housing
2. Inefficiency of the government
3. NIMBY
21

22. 抗議照
22

23. What we want to learn more
• The practice about non-profit housing
association
• Who should be the priority?(limited supply but
urgent demand)
• Affordability: how to decide affordable rent.
• Social mix: how to connect to urban
regeneration
• Social program: tenant participation, public art,
youth hub……
23