随着我国经济的发展，带动了房地产市场的持续升温，但同时，越来越多的 家庭因为住房问题背负了沉重的经济负担。虽然早在 1994 年国务院即提出建立以 经济适用房为主的保障房供应体系，但十几年以来，保障房建设进展缓慢，面临 重重困难，商品房价格却是逐年上涨，使得社会矛盾日益突出。尽管近年来国家 大力推动公租房的建设，逐步加大保障性住房供给力度和覆盖范围，以缓解住房 压力，但是住房保障制度的缺陷、保障性住房短期内严重不足以及住房保障制度 对身份及相应条件的限制，导致大量人群依然无法被覆盖。 对比而言，集体土地上兴起的小产权房并没有保障房申请那么多的限制，价 格也远低于商品房。为了改善自身住房条件，城镇居民将需求转移到了小产权房， 使得小产权房数量也在不断增加。但由于其没有合法的定位，同时缺乏相关机构 的监管和重视，因此尽管小产权房在体量上增长迅速，但其社会保障功能并没有 得到很好发挥，甚至出现大量闲置，造成资源极大的浪费。 小产权房和保障房两者虽然在开发动机上完全不同，在社会功能及覆盖范围 上却存在一定程度交叉。因此如果能通过合适的渠道，使这两类性质的房屋在制 度上能够相互衔接与转化，这既可以为部分小产权房提供一个合法的解决路径， 又可以缓解目前保障住房供给面临的困难。 此文通过论述小产权房与保障房的各自特点，揭示其相似性；再借助 PEST 分 析方法，从法律、政治、经济和技术等方面分别论证小产权房转化为保障房的可 行性，最后提出一些转化的原则、具体实施方式和选择路径。 关键词，小产权房，土地产权，保障房，可行性II ABSTRACT With the development of economy, the real estate market also continues to heat up year by year. At the same time, because of the housing problem, more and more families bear a heavy economic burden. Although as early as in 1994, the state council proposed to set up the supply system of affordable housing mainly in economically affordable housing. But during these years, with a lot of difficulties affordable housing has being built very slowly, at the same time commercial housing price has been rising quickly, social contradictions become increasingly prominent. In recent years, the government vigorously builds public housing, and gradually increases the supply of affordable housing, alleviating the pressure of housing, but because of the defects of the housing security, the shortage of affordable housing in the short term and the many limitations to the status, a lot of people still cannot be benefited. In contrast, limited property house built on the collective land has no so many limits to the affordable housing; the price of the limited property house is also far lower than the commodity house. In order to improve housing conditions, urban residents moved their demands to the limited property house; the number of limited property house is also increasing. Because it is not legal, at the same time it is lack of government's attention and regulation, limited property house grows rapidly on the dimension, but it doesn't play a good role on the social security, even a large number of houses are been idle and there is a great waste of resources. Although completely different in the development of motivation，they are similar on the social function and coverage. If there are suitable methods to make two kinds of houses mutual integrated and transformed in the system, which can not only to provide limited property house a legal status, but also ease the current affordable housing difficulties on supply. In this paper, limited property house and affordable housing are discussed with their own characteristics, revealing their similarities; then with PEST analysis method, analysis of the feasibility of limited property house into affordable housing from the legal, political, economic and technical aspects, later put forward some transformation principles and way of implementations and the paths. Keywords， limited property house, land property rights, affordable housing, feasibilityIII 目 录 中文摘要....................................................................................................................................I 英文摘要..................................................................................................................................II 1 绪 论 ...................................................................................................................................1 1.1 选题背景及研究意义 ....................................................................................................... 1 1.1.1 选题背景 .................................................................................................................... 1 1.1.2 研究意义 .................................................................................................................... 1 1.2 国内外研究现状 ............................................................................................................... 2 1.2.1 国外研究现状 ............................................................................................................ 2 1.2.2 国内研究现状 ............................................................................................................ 3 1.3 研究方法和研究内容 ....................................................................................................... 5 1.3.1 研究方法 .................................................................................................................... 5 1.3.2 研究内容 .................................................................................................................... 5 1.3.3 研究的技术路线 ........................................................................................................ 6 2 小产权房概况介绍.........................................................................................................7 2.1 小产权房的概念 ............................................................................................................... 7 2.2 小产权房的分类 ............................................................................................................... 8 2.2.1 按房屋使用土地性质划分 ........................................................................................ 8 2.2.2 按是否符合规划标准划分 ........................................................................................ 8 2.2.3 按购房或使用人群划分 ............................................................................................ 8 2.2.4 按房屋的用途划分 .................................................................................................... 8 2.2.5 按房屋的开发主体划分 ............................................................................................ 9 2.3 小产权房出现及发展原因................................................................................................ 9 2.3.1 小产权房的出现及扩张 ............................................................................................ 9 2.3.2 小产权房的新的发展形态 ...................................................................................... 11 2.3.3 小产权房产生的原因 .............................................................................................. 11 2.4 小产权房的危害 ............................................................................................................. 14 2.4.1 开发过程中造成的危害 .......................................................................................... 14 2.4.2 交易过程中造成的危害 .......................................................................................... 15 2.4.3 使用过程中造成的危害 .......................................................................................... 15 3 相关理论制度 .................................................................................................................17 3.1 土地产权 ......................................................................................................................... 17IV 3.1.1 产权的概念 .............................................................................................................. 17 3.1.2 土地产权的概念 ...................................................................................................... 17 3