老旧小区原拆原建居民出资机制研究——以杭州市浙工新村为例

Research on Resident Investment Mechanism for In-Situ Demolition and Reconstruction of Old Residential Neighborhoods—A Case Study of Zhegong New Village, Hangzhou

摘要: 原拆原建式更新已成为提升老旧小区居住品质的重要路径，其成功的关键在于建立合理可行的居民出资机制。通过对杭州市浙工新村的案例研究，剖析了“改造费 + 扩面费”居民出资方式在更新收益分配上的结构性不公，即大户型居民以低成本获取大部分土地增值，小户型居民因支付能力有限只能分享较少更新红利。为解决此困境，本文提出了“综合成本价 + 土地权益调节”这一新的出资机制。分析表明，通过统一建筑成本价和建立土地权益量化补偿机制，有效实现了土地增值的显性化与再分配，显著提升了原有不同住宅面积居民的利益分配的均衡性，真正体现“谁受益、谁出资”原则。该机制在划拨土地背景下具备良好适应性，为构建可复制可推广的居民出资机制提供了借鉴。

Abstract: In-situ Demolition and Reconstruction has become an important path to improve the living quality of old residential districts, and the key to its success lies in establishing a reasonable and feasible residential funding mechanism. Through a case study of Zhegong New Village in Hangzhou, this paper analyzes the structural injustice in the distribution of renewal benefits of the “renovation fee + area expansion fee” residential funding method, that is, residents with large-sized apartments obtain most of the land value increment at a low cost, while residents with small-sized apartments can only share less renewal dividends due to limited payment capacity. To solve this dilemma, this paper proposes a new funding mechanism of “comprehensive cost price + land rights adjustment”. The analysis shows that by unifying the construction cost price and establishing a quantitative compensation mechanism for land rights, the quantification and redistribution of land value increment are effectively realized, the balance of interest distribution among residents with different original residential areas is significantly improved, and the principle of “who benefits, who pays” is truly reflected. This mechanism has good adaptability under the background of allocated land, and provides a reference for constructing a replicable and promotable residential funding mechanism.