Selected Aspects of Public Value in Social Housing a comparison between Vienna and Amsterdam

Transcription

1 Selected Aspects of Public Value in Social Housing a comparison between Vienna and Amsterdam Prof.in Dr.in Dorothea Greiling (JKU) dorothea.greiling@jku.at em.prof. Dr. Friedrich Schneider (JKU) friedrich.schneider@jku.at

2 Table of Content 1. Aim of the study 2. Comparison of the housing markets between Vienna and Amsterdam 3. Ecological perspective of Public Value of social housing 4. Social and societal perspective of Public Value of social housing 5. Economic perspective of Public Value of social housing 6. Conclusion 2 out of 20

3 1. Aim of the Study This study analyses the Public Value of Social Housing in Vienna and Amsterdam The main research question is: Which public value of social housing can be generated with respect to 1) ecological, 2) social and societal, and 3) economic perspectives. 3 out of 20

4 2. Comparison of the housing markets between Vienna and Amsterdam In Vienna the first important municipal residential complex was built in 1919 Auf der Schmelz 150 residential houses In Amsterdam the Corporaties 1) (AFWC: Amsterdamse Federatie van Woningcorporaties) exist since 1917 ( ) 1) Woningcorporaties are social housing associations, which consist quite often in the form of foundations or as building associations; they are not the same as the Austrian cooperatives. 4 out of 20

5 2. Comparison of the housing markets between Vienna and Amsterdam Table 2.1: Demographic data Variable Vienna City Amsterdam Inhabitants in Population growth (forecast) Inhabitants with a migration background in percent (2018) Share of persons at risk of poverty 6,61 % 9,59 % 40,5 % 53,4 % 21,5 % (EU-SILC 2017 ) 22,1 % (EU-SILC 2016 not Amsterdam but the Netherlands) Sources: Statistik Austria Mikrozensus (2018); GBV-Verbundstatistik (2016); Wiener Wohnen (2018); AFWC (2017); Statistik Austria (2018); OIS Amsterdam (2011, 2017 und 2018); OIS Amsterdam (2017); EU-SILC (2016 und 2017); CBS (2018) 5 out of 20

6 2. Comparison of the housing markets in Vienna and Amsterdam Figure 2.1: Age structure of the inhabitants of both cities in 2018 Vienna Amsterdam 16,45% 19,35% 18,85% 23,87% 21,48% 0-19 Years Years Years Years older than 65 17,60% 12,36% 21,33% 19,45% 29,26% Sources: Statistik Austria (2018) and OIS Amsterdam (2018) 6 out of 20

7 2. Comparison of the housing markets between Vienna and Amsterdam Figure 2.2: Share of the different rental systems in the total housing market Vienna (2018) 1) Municipal rent 2) GBV rent 3) Private rent 4) Owner-occupied apartments 5) Others 20,30% 36,40 % 1,50% 23,20 % 18,60 % In Vienna shares of (1) and (2) are Social Housing, they sum up to 41,8 % 30,60% 9,40% Sources: Statistik Austria Mikrozensus (2018), GBV-Verbundstatistik (2016), Wiener Wohnen (2018), AFWC (2017) 14,50% Amsterdam (2017) 42,90% 2,70% (1) Social rent Corporaties In Amsterdam share (1) Social rent Corporaties is defined as Social Housing, it is 42,9 % (2) Free market rent Corporaties (3) Social rent in the private sector (4) Free market rent private sector (5) Owner-occupied apartments 7 out of 20

8 2. Comparison of the housing markets between Vienna and Amsterdam Table 2.2: Comparison between the monthly rents between Vienna and Amsterdam, 2017 Variable Vienna City Amsterdam Average rent 2017 per month (gross rent including operating costs) Rent in private apartments 616,10 Euro Rent in GBV 1 apartments 512,40 Euro Rent in municipal apartments 400,20 Euro Rent in private apartments 824 Euro Rent in Corporaties 533 Euro Sources: Statistik Austria (2017), OIS Austrian Federation of Limited-Profit Housing Associations 8 out of 20

9 2. Comparison of the housing markets between Vienna and Amsterdam Figure 2.1: Yearly growth rates of gross rent 10% 8% 6% 4% 2% 0% -2% -4% 5,33% 3,57% 5,62% 3,08% 3,08% 0,00% 1,59% 2,86% -1,56% Vienna Private Mietwohnungen* GBV-Wohnungen* Gemeindebau* *gross rent (including operating costs) 18% 16% 14% 12% 10% 8% 6% 4% 2% 0% 9,07% 6,65% Amsterdam 15,28% 7,27% 15,77% 9,69% Private rent apartments Corporaties 9,49% 7,97% Sources: Statistik Austria (2018), OIS Amsterdam (2017), OIS Amsterdam (2011) 9 out of 20

10 3. Ecological Perspective of Social Housing Table 3.1: Climate protection aspects 1) Vienna Annual savings of 1,147 GWh until 2017 through renovation (thermal demand) Amsterdam Increase of energy efficiency in 2017 to 26 % to the two highest energy efficiency classes (A and B) 1) Undertaking a comparative analysis of climate protection aspects between Vienna and Amsterdam is very difficult, as both cities have different economical, geographical and historical backgrounds, which influence social housing. Due to this there is only a limited comparability of ecological perspectives. Therefore, only one example from the study is mentioned here. Sources: Jahresbericht Wiener Wohnen (2017); AFWC (2017); Statistik Austria (2011); OIS Amsterdam out of 20

11 4. Social and Societal Perspective of Social Housing 4.1 Vienna (Subjective) living cost burden: (subjectively perceived burden of housing costs by asked households, 2018) No burden 33 % Certain burden 49 % High burden 18 % Concerning the Eurostat definition 1) 12 % of households in Vienna are affected by a living cost burden of >40 %. 1) The rate of overloading by housing costs corresponds to the percentage of the population, in which the housing costs exceeds more than 40 % of disposable net income. Sources: Statistik Austria (2018), EU-SILC out of 20

12 4. Social and Societal Perspective of Social Housing 4.1 Vienna Table 4.1: Distribution of the tenants according to their equivalised income in the five rent sectors (2018) % of Tenants with a equivalised income 1) (monthly income) Housing Sectors up to Euro up to Euro up to Euro up to Euro More than Euro Sum (1) GBV apartments 11,80% 23,60% 51,70% 9,90% 3,00% 100% (2) Municipal apartments 25,50% 31,80% 36,10% 5,00% 1,70% 100% (3) Private rent apartments 15,90% 26,70% 43,30% 10,10% 4,10% 100% (4) Owner-occupied apartments 10,70% 23,30% 4,40% 13,40% 5,20% 100% (5) Others 17,00% 26,70% 43,60% 9,30% 3,40% 100% 1) The equivalised income is calculated by dividing the household s total income from all sources by its equivalent size, which is calculated using the modified OECD equivalence scale. This scale attributes a weight to all members of the household: 1.0 to the first adult; 0.5 to the second and each subsequent person aged 14 and over; 0.3 to each child aged under 14. The equivalent size is the sum of the weights of all the members of a given household. (Eurostat 2018) Source: Wiener Wohnen (2018) 12 out of 20

13 4. Social and Societal Perspective of Social Housing 4.2 Amsterdam Net-living cost burden 1) 9 % of the households have a net-living cost burden of less than 15 % 37 % of the households have a net-living cost burden between % 33 % of the households have a net-living cost burden between % 22 % of the households have a net-living cost burden of more than 35 % 1) Net rent divided by the net household income in 2015 Source: Amsterdam.nl Woningmarkt (2015) 13 out of 20

14 4. Social and Societal Perspective of Social Housing 4.2 Amsterdam Table 4.2: Distribution to the households according to their income over the five rent sectors % Distribution of households with a yearly income Housing Sector Less than More than Sum (1) Social rent Corporaties (2) Social rent in the private sector (3) Free market rent Corporaties (4) Free market rent private sector (5) Owner-occupied apartments 62 % 19 % 6 % 3 % 5 % 2 % 3 % 100 % 48 % 24 % 6 % 3 % 7 % 5 % 8 % 100 % 12 % 13 % 6 % 4 % 18 % 13 % 34 % 100 % 7 % 9 % 5 % 5 % 12 % 12 % 51 % 100 % 7 % 13 % 7 % 5 % 14 % 11 % 45 % 100 % 14 out of 20

15 5. Economic Perspective of Social Housing 5.1 Vienna Table 5.1: Calculation of savings between private rents and social housing rents 1) Average price difference between private and municipal rent in 2017: 215,90 Euro per month Average price difference between private rent and rent of GBV (2017): 103,70 Euro per month Average monthly rent savings for all tenants in municipal housing (2017): 40 Mio Euro Average monthly rent savings for all tenants of GBV (2017): 17 Mio Euro Average yearly rent savings for all tenants in municipal housing (2017): 480 Mio Euro Average yearly rent savings for the tenants of GBV (2017): 204 Mio Euro Average total yearly savings of social housing (GBV and municipal rent) Vienna (2017): 684 Mio Euro 1) Those residents, who live on minimum basic income are not considered Sources: Own calculation based on data from Registerzählung (2011), Wiener Wohnen (2018), GBV-Verbundstatistik (2016), GBV-Schnellerhebung (2017) 15 out of 20

16 5. Economic Perspective of Social Housing 5.1 Vienna Table 5.2: Regional value added effects of rent savings; average values over Variable Regional additional gross value added 1) or regional GDP Regional additional employment 1) (in fulltime equivalents) Regional additional gross income 1) Value added effect of rent savings 554,18 Mio Euro Employees 269,05 Mio Euro 1) Value added distribution: Vienna (70 %) and Lower Austria + Burgenland (30 %) Source: Calculations of Jenewein/Schneider/Wakolbinger (GAW) out of 20

17 5. Economic Perspective of Social Housing 5.1 Vienna Table 5.3: Value added effects of maintenance investment: average values over Variable Additional regional gross value added 1) or regional GDP Additional regional jobs (in fulltime equivalents) 1) Additional regional gross income 1) Value added effect of the maintenance investment 293,28 Mio Euro Employees 148,49 Mio Euro 1) Value added distribution: Vienna (70 %) and Lower Austria + Burgenland (30 %) Source: Calculations of Jenewein/Schneider/Wakolbinger (GAW) out of 20

18 5. Economic Perspective of Social Housing 5.1 Vienna Table 5.4: Social security and tax revenue effects from the induced value added effects 1), average values over Variable Social security and tax revenue effects of Investments Rent savings Additional social security contributions 55,95 Mio Euro 77,58 Mio Euro Additional revenues from wage income taxes, corporation and capital return taxes 36,91 Mio Euro 53,96 Mio Euro Additional revenues from value added taxes 16,34 Mio Euro 24,16 Mio Euro Sum 109,2 Mio Euro 155,7 Mio Euro 1) These are all fiscal revenue effects from the additional value added figures; they first go all (100 %) to the federal level; roughly only a part (10 %) goes back to the state of Vienna Source: Calculations of Jenewein/Schneider/Wakolbinger (GAW) out of 20

19 6. Summary and Conclusions 6.1 Summary 1. Any comparison of the social housing sector between Vienna and Amsterdam suffers from different historical, political and economic circumstances 2. One major aim of social housing is to cover the basic need of the poor part of the population for housing and to keep rental prices on the housing market affordable a goal which is achieved in both cities to a great extend! 3. We observe different increase in costs of the housing market for Vienna average private rent 4,8 %, GBV 2,45 %, municipal housing 3,01% Amsterdam in average private rent 6,25 %, Corporaties 5 % In Vienna the increase is lower 4. The average monthly gross rent is lower in Vienna in the private (Vienna 616,10, Amsterdam 824 ) as well in the social housing sector (Vienna 512,40 / 400,20, Amsterdam 533 ) 19 out of 20

20 6. Summary and Conclusions 6.2 Conclusions 1. The study shows, that considering ecological, social and economic perspectives public value as well as value added can be generated from social housing. 2. Value added effects are sizeable: A Value added effects of rent savings: Ø local GDP: 554,18 Mio Euro, Ø local income: 269,05 Mio Euro, Ø local employment: persons (fulltime equivalents) B Value added effects of maintenance investments: Ø local GDP: 293,28 Mio Euro, Ø local income: 148,49 Mio Euro, Ø local employment: persons (fulltime equivalents) C Fiscal revenue effects from the induced value added effects (A and B): Ø tax and social security revenue from (A) and (B) per year Ø 265 Mio Euro revenue 20 out of 20