Si-ming LiCentre for China Urban and Regional Studies, Hong Kong Baptist University, Kowloon, Hong Kong

Yu-ling SongChanghua University of Education, Changhua, Taiwan

Displaced Residents, Housing Conditions and Residential Satisfaction:Analysis of Shanghai Residents

Outline

The Shanghai Displaced Residents3.

Residential Satisfaction4.

Conclusions5.

The 2006 Shanghai Survey2.

Introduction1.

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 17.42 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

947

Di spl aced Househol ds Others

253

515

Di spl aced Househol ds

Other I nt ra Urban Movers

253 (33%) displaced households out of 768 total intra urban movers

1980-1992: 38.4%1992-1999: 47.5%2000-2006: 14.2%

38. 40%

47. 50%

14. 20%

0%

20%

40%

60%

80%

100%

Ti mi ng ofdi spl acement

2000- 20061993- 19991980- 1992

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

77. 8%

22. 2%

Cent ral Ci ty Suburbs

Spatial distribution of move destination

26. 5%

73. 5%

45. 7%

54. 3%

0%

20%

40%

60%

80%

100%

DP VM

Central Ci ty Suburbs

Socio-demographic Profiles: Displaced Residents Vs Other Groups

55. 350. 7

58. 0

36. 2

0

10

20

30

40

50

60

DP VM ST M

Mean Age98. 4

93. 298. 5

24. 2

0

10

20

30

40

50

60

70

80

90

100

DP VM ST M

Shanghai Urban Hukou (%)

Socio-demographic Profiles: Displaced Residents Vs Other Migratory Groups

Education Attainment

51

34. 4

14. 6

36. 3

35. 1

28. 5

54. 9

35. 2

9. 9

64. 8

14. 3

20. 9

0%

20%

40%

60%

80%

100%

DP VM ST M

Col l ege or hi gherSeni or secondary J uni or secondary or l ess

Socio-demographic Profiles: Displaced Residents Vs Other Population Groups

31556

40036

30627 28053

0

10000

20000

30000

40000

50000

DP VM ST M

Average Annual Household Income (RMB)

Socio-demographic Profiles: Displaced Residents Vs Other Population Groups

Work-unit Type

63. 1

13. 3

23. 7

53

13. 8

33. 2

68. 7

12. 5

18. 8

21. 8

5. 7

72. 4

0%

20%

40%

60%

80%

100%

DP VM ST M

SOEs Party & (quasi )government Others

Socio-demographic Profiles: Displaced Residents Vs Other Migratory Groups

Occupation

48. 2

2. 4

34. 1

5. 26. 83. 2

35. 6

3. 5

32. 2

119. 87. 9

49. 8

2. 4

31. 6

475. 2

48. 8

17. 4

19. 84. 772. 3

0%

20%

40%

60%

80%

100%

DP VM ST M

Prof essi onalLow- ranked manager i alMedi um- to- hi gh ranked manager i alSki l l ed workers and general cl erksSel f - empl oyedLow ski l l ed

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 Conditions48. 4 52. 9

37. 2

30. 3

0

10

20

30

40

50

DP VM ST M

Gross Floor Area (sq m) 1. 85

1. 74 1. 7

1. 41

0

0. 5

1

1. 5

2

DP VM ST M

Number of Bedrooms

Housing Conditions

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

DP VM ST M

Presence of bal conyAvai l abi l i t y of pr i vate ki t chen Avai l abi l i t y of pr i vate toi l et

Presence of Balcony, Private Kitchen and Toilet

Housing Conditions

70% 68%

39%

15%

0%

10%

20%

30%

40%

50%

60%

70%

80%

DP VM ST M

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 SatisfactionBuilding attributesSignificant 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

R2: 0.68

Insignificant aspect: Broad band availability

Aspects Std. CoefficientFire and other safety features 0.162***Building quality 0.162***Lighting and ventilation 0.129***Noise 0.121***Dwelling size 0.114***Privacy 0.113***Internal design 0.112***

Hygiene and maintenance of public space 0.105***Provision of public utilities 0.071**

Regression: Overall Neighbourhood Satisfaction on Specific AspectsR2: 0.47

Insignificant aspect: Broad band availability, education facilities, public transport

Aspects Std. CoefficientEstate management 0.211***Hygienic conditions 0.203***Shopping and other daily facilities 0.180***Neighbourhood safety 0.126***Car parks 0.120***Clinics 0.108***

Landscaping 0.105***Leisure and sports facilities 0.072**

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