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2020年以房养老模式在中国的可行性研究报告DOC

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所谓以房养老就是能通过出售、出租、抵押、资产转换等各种金融或非金 融方式和手段,转换所拥有住房的价值,形成较大的资源流入,实现以房养老的 过程。在我国,以房养老有三种方式,移居郊区,出租市内住房;出租住房,去 养老院休养;将住房反向抵押获取“倒按揭”。这三种方式中,前两种以租养 老的方式在我们身边已经屡见不鲜,但是第三种方式却是一种新型的养老模式, 它就是指房屋所有人把住房抵押给某个金融机构,由金融机构根据目前国家测 定的公民平均寿命、房屋价值、今后房价的走向等因素,对房价做一个评估,然 后在一定的期限内, 一次性或分期付给房屋所有人一定数额的生活费用,用于 房屋所有人的晚年养老,直到房屋所有人去世后,房屋归金融机构所有的一种养 老模式。由于这种方式与传统的按揭贷款操作方式相反,故而称之为“倒按揭”。 这种“以房养老”新模式的提出,对改善老年人生活,缓解社会保障及财 政压力都有一定积极作用,但是其推行条件仍不成熟,还需要进一步发展与完 善。本文从我国日益严峻的养老形式出发,通过介绍住房反向抵押贷款的操作 方式及国外模式,继而分析倒按揭在中国的可行性,并提出一种以房养老的模 型,望以抛砖引玉。 【关键词】,以房养老,反向住房抵押贷款,可行性,社会保障Abstract The so-called house-for-pension is a process to support elders by transforming house property in financial or non-financial means, such as sale, rent, mortgage and assets transformation. Three practical approaches are available to implement house-for-pension scheme, leasing urban house and living in suburb or aged care center, and taking house as reverse mortgage for endowment insurance. We are much familiar with the first two approaches, while the third one is a brand-new way to support elders. This scheme operates like this: a lender makes payments to you based on a percentage of the value in your home. When you no longer occupy the property, the lender sells it in order to recover the money that was paid out to you. This operation is just the opposite to that of mortgage loan, so it is called reverse mortgage loan. The proposal of house-for-pension is helpful to improve life standard for elders and alleviate financial pressure as well as social security pressure. However there is also a long way to go to carry this scheme into effect. In this paper we provide a detailed introduction of reverse mortgage operation and related instances in other countries, furthermore we discuss the feasibility of this new concept of scheme and barriers encountered when it is performed in our country. 【Key Words】Supporting Elders by House Property; Reverse Mortgages; Feasibility; Social Security目录 摘要 Abstract 1 导论..................................................................................................................................................1 1.1 研究背景及意义 .....................................................................................................................2 1.2 文献综述 .................................................................................................................................3 1.2.1 国外文献综述 ...............................................................................................................3 1.2.2 国内研究综述 ...............................................................................................................5 1.3 研究方法和内容安排 ............................................................................................................8 1.3.1 研究方法 .......................................................................................................................8 1.3.2 内容安排 .......................................................................................................................8 2 以房养老模式的提出......................................................................................................................9 2.1 我国当前养老模式的现状 .....................................................................................................9 2.2 探索新的养老模式的必要性 ...............................................................................................10 2.2.1 我国人口老龄化的现实需要 .....................................................................................10 2.2.2 老年人对养老的需求增加 ........................................................................................12 2.2.3 社会养老保险体系不健全 .........................................................................................12 2.2.4 家庭养老保障功能弱化 .............................................................................................13 2.3 以房养老的内涵 ...................................................................................................................14 2.4 一种新的以房养老模式——反向抵押贷款 .......................................................................16 2.4.1 反向抵押贷款定义 .....................................................................................................16 2.4.2 反向抵押贷款的基本特征 .........................................................................................16 2.5 以房养老模式在国外的实践 ...............................................................................................19 2.5.1 美国 .............................................................................................................................19 2.5.2 加拿大 .........................................................................................................................21 2.5.3 荷兰 .............................................................................................................................21 2.5.4 新加坡 .........................................................................................................................21 3 以房养老模式在中国的可行性分析............................................................................................22 3.1 以房养老的可行性 ...............................................................................................................223.1.1 房地产的特征及现行制度决定其可行 .....................................................................22 3.1.2 我国消费信贷的发展为其提供了经验 .....................................................................23 3.1.3 银行资金保证和金融市场的完善使其有资金后盾 .................................................24 3.1.4 核算意识、理财观念深入人心 ................................................................................25 3.1.5 迅速发展的住房二级市场为其创造了条件 ............................................................25 3.2 以房养老模式的可操作性 ..................................................................................................26 3.3 反向抵押贷款的现实意义 ...................................................................................................27 4 以房养老模式在中国的试验分析................................................................................................29 4.1 南京模式 ...............................................................................................................................29 4.2 北京模式 ...............................................................................................................................30 4.3 上海模式 ...............................................................................................................................31 4.4 广州模式 ...............................................................................................................................32 4.5 比较与评价 ...........................................................................................................................33 5 适合我国的以房养老模式运作方式探讨....................................................................................37 5.1 运作模式的选择 ..................................................................................................................37 5.2 参与机构的分析 ...................................................................................................................38 5.3 运作流程的设计 ...................................................................................................................41 5.4 定价问题 ...............................................................................................................................42 5.5 反向抵押贷款可能面临的问题及对策 ...............................................................................45 5.5.1 风险问题及对策 .........................................................................................................45 5.5.2 法律问题及对策 .........................................................................................................48 5.5.3 文化环境问题 .............................................................................................................49 6 结论及不足....................................................................................................................................51 6.1 本文结论 ...............................................................................................................................51 6.2 本文局限性及不足 ...............................................................................................................52