中国人民大学教授叶裕民：城中村改造需与市民化相向而行

中国人民大学教授叶裕民提出，城中村改造应采取包容性新模式，将其作为"一把手工程"统筹推进，通过提供民租房供给和小面积套房规划等手段，让流动人口获得可支付的健康住房 1。她强调，传统排斥性改造模式导致"拆一个、形成一片"现象，新模式应从"投资于物"转向"投资于人"，形成以民生促发展的良性循环 1。

广州市的实践数据支撑了这一理念。在黄埔新溪村，70平方米以下住房的出租率达到80%至90%，而140平方米住房的出租率仅为5%至10% 1。番禺区里仁洞村改造后可承接原有80%的流动人口规模 1。叶裕民指出，城中村改造后平均每户可获赔280平方米住房面积，若自住100平方米，余下180平方米可用于出租，而研究发现新市民租赁住房的可支付需求集中在30至70平方米区间 1。

从经济效益看，十个超大城市市民化的财政收益成本比平均为4.36比1，其中上海达到7.29倍 1。广州七普数据显示，938万流动人口中有423万人面临住房困难 1。此外，2020年适龄留守儿童占流动人口子女的48% 1。

针对政策完善，叶裕民建议政府通过5%至15%的面积奖励鼓励民租房供给 1。她还指出，现有"两率差异"指标不能准确反映市民化程度，应改为套房覆盖率、家庭迁移率和流动人口子女入公办学校指数三大指标 1。

Professor Ye Yumin of Renmin University of China has outlined an inclusive approach to urban village renewal that prioritizes affordable housing for migrant populations.1 She emphasizes that such transformation should be treated as a "top leadership initiative" coordinated at the highest governmental level, utilizing strategies such as rental housing supply and small-unit apartment design to ensure migrant workers can access affordable, quality housing while achieving simultaneous progress in both urban village renovation and citizenization.1 According to her research, in Guangzhou's Huangpu District Xinxi Village, rental rates for units under 70 square meters reach 80-90 percent, while larger 140-square-meter units see only 5-10 percent rental demand.1 Similarly, after renovation, Panyu District Liren'dong Village can accommodate approximately 80 percent of its original migrant population.1

The professor argues that traditional displacement-oriented renewal has created a cycle of "demolish one, create another," and advocates shifting from "investing in property" to "investing in people" to establish a positive cycle where public welfare drives development.1 She notes that after urban village renovation, the average household receives 280 square meters of compensation; if residents occupy 100 square meters for personal use, the remaining 180 square meters can generate rental income.1 Research indicates that new urban residents have affordable rental housing needs concentrated in the 30-70 square meter range.1 Governments can incentivize private rental housing supply through floor area bonuses of 5-15 percent.1 Across ten major cities, the fiscal cost-benefit ratio of citizenization averages 4.36:1, with Shanghai reaching 7.29 times.1 Additionally, among Guangzhou's 9.38 million migrant residents identified in the seventh population census, 4.23 million face housing difficulties.1 Ye also proposes revising evaluation metrics from traditional household registration conversion rates to three new indicators: apartment coverage rates, household migration rates, and the proportion of migrant children enrolled in public schools.1