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鹤壁新闻网 > 房产 > 房产动态

学区房价格见跌 教育机会均等终要走上日程

学区房价格见跌,教育机会均等终要走上日程

租购同权政策是住建部等九部委出的,影响却集中体现在学区房,背后的逻辑是改革力量推动下,教育机会与户籍、住房产权挂钩关系持续松动的结果。

“几乎所有房源都有降价,还有部分急用钱的房主在交易时会进一步降价,降价幅度可达50万元。”9月4日,据媒体报道,北京某学区的房产中介表示,与3·17新政前相比,附近住宅包括学区房每平方米平均降价一两万元。

点击进入下一页楼市。(资料图) 中新社记者 骆云飞 摄

随着9月1日开学,学区房的应景降温似乎也让此前压力颇大的家长们,松了一口气。事实上,学区房降温的背后,既是今年以来政策之下的必然发展,也蕴含着改革的深层用意。

让我们通过今年以来的住建政策略以管窥。

3月6日,北京市规划和国土委印发《关于统筹利用集体建设用地政策的有关意见》,推进利用集体建设用地建设租赁住房;3月17日-26日,北京市密集出台一系列号称“史上最严限购”政策;7月17日,广州市率先实行租购同权;7月18日,住建部等九部委下发《关于在人口净流入的大中城市加快发展住房租赁市场的通知》,“承租人可按照国家有关规定凭登记备案的住房租赁合同等有关证明材料申领居住证,享受相关公共服务”。8月28日,国土资源部、住房和城乡建设部印发《利用集体建设用地建设租赁住房试点方案》。

系列政策的接连出台,意味着租购同权和集体租赁住房政策是一套组合拳。虽然措施略显生猛,但痛点抓得准确。从政策打法上也很有特点:地方先出,部委政策紧随其后。关联政策的步调紧跟,实则暗示着此轮政策是有明确目标的战略举措:为实现“房子是用来住的,不是用来炒的”的目标服务。

其中,学区房恰恰是典型的“用来炒的”。

学区房不是用来住的,是用来上学的,这恰恰构成了最大的炒房热点。因此,在系列政策的背景下,学区房首先反应,一致小幅下跌5%-10%也属必然。不过,不同于一般商品房,学区房实则是住房和教育结合的产物。其价格既受住房政策影响,也受到教育资源的左右。

教育资源对学区房价格影响的根本原因在于其公共产品属性。唯有当公共品实现普遍均等化时,市场发展才能走向健康轨道。对比其他公共品来看,在一、二线城市,基础设施基本上已经标准化,水平差距不大;医疗资源高度市场化,全城全国都共享,差别只在距离;治安、消防必然确保均等化;科技、文化、体育目前还无关痛痒;只有教育,既不均等,又难以放开,市场力量再强大,也只能沿着学区划定的边界畸形生长。

中小学校是典型的公共产品,住房则是准公共产品。上世纪90年代初以来的教育产业化改革和90年代末以来的住房商品化改革,带来的种种问题,本质上都是因为偏离了其公共产品属性,学区房则是教育和住房两个领域发展偏差的叠加和放大。

中小学教育独有的学区划分制度,将教育资源对房价的影响人为限制在了学区内。因此,房价无法摊薄,不得不在学区内畸形攀升,就像被密闭容器中挤压生长的豆芽,最后会以扭曲的姿势出现。因此,决定学区房涨跌命运的根本原因是教育制度。倘若教育资源分配不公现象没有改变,供求关系就没有本质改变,学区房无论是用于出售还是出租,都仍是稀缺昂贵的商品,价格自然不会发生彻底扭转。

不过,今日的北京学区房量价齐跌现象意味着这一局面正在改变。一个重要的影响因素在于九部委推行的租购同权政策。租购同权中的“权”字,并非产权,而是居住权及与其相关的享受城市公共服务的权利,其中最有吸引力的就是受教育权。所以,租购同权政策是住建部等九部委出的,影响却集中体现在学区房,背后的逻辑是改革力量推动下,教育机会与户籍、住房产权挂钩关系持续松动的结果。如此来看,教育均等化要提上日程了。

当然,租购同权政策的出台虽然不会是颠覆性的改革,但却是“愚公移山”式的持续改革重要一环,其能够部分缓解需求,对学区房价格也会有一定影响。至于从根本上解决学区房价格扭曲,终究是要归还义务教育的公共产品属性,尽快实现教育机会均等化。毕竟,虽然九部委放出了租购同的“风筝权”,但九部委之外,还是教育部牵着那根“风筝线”。单红松(城市中国研究院执行院长)⑧

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