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公共政策 國內
為何德國85%首都居民不買房？政府這樣保障租屋族：台灣房東聽了很害怕，但在德國是「國民共識」
謝孟穎 2019-01-08 08:20
當台灣年輕人面臨買不起、租不起的困境，德國首都柏林如何造就幾乎人人住得起、不必淪為「屋奴」的奇蹟？（示意圖/Pascal Volk@flickr）
當台灣年輕人面臨買不起、租不起的困境，德國首都柏林如何造就幾乎人人住得起、不必淪為「屋奴」的奇蹟？5日下午，總統府人權諮詢委員、OURs都市改革組織秘書長彭揚凱於2018年5月曾面臨迫遷問題之身障團體新巨輪協會演講談德國住宅政策與新型態的「合作住宅」，也道出台灣與德國居住政策的關鍵差異。
相較於台灣近85%的房屋自有率、買房是為投資與養老的觀念，德國首都柏林是高達85%的「租屋率」；政府規範房東不可任意調漲租金、無特殊理由不能叫房客搬走，因此租房成為安身立命的選擇，單身年輕人、獨居老人不必擔心流離失所──這對台灣來說如同奇蹟，但彭揚凱提醒：「台灣不保障居住權，覺得這是天經地義的事情，但非常多國家對於房客、租客保障是非常完善的。」
唯有買房，未來人生才能有保障嗎？當高房價成為台灣年輕人惡夢、租屋市場也對老年人不友善，德國如何處理「住」的問題，在在值得台灣借鏡。
完全相反的兩個世界特例：台灣買房率高達85% 德國「租房率」竟也是85%
據2017主計總處調查，台灣房屋自有率高達84.83%，而據中央社報導，主計總處官員指出，台灣房屋自有率和他國相比長期處於偏高水準，顯示「有土斯有財」之觀念根深蒂固、難以撼動。
台灣房屋自有率高達8成5，彭揚凱說這可謂世界特例，而幾乎人人都是租屋族的德國首都柏林，也是另一極端的世界特例。
德國全國住房自有率約43%，相對於世界平均約6成而言已經偏低，德國租屋市場也相當發達，滿足中低收入戶、青年人、單身、流動人口、暫住人口、移民等需求（示意圖/Michael Coghlan@flickr）
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談起德國住宅狀況，彭揚凱指出德國全國住房自有率約43%，相對於世界平均約6成而言已經偏低，德國租屋市場也相當發達，滿足中低收入戶、青年人、單身、流動人口、暫住人口、移民等需求，首都柏林就更極端了，住宅自有率僅15%、85%居民是租房的，這數據跟台灣剛好顛倒。
德國首都家戶人口也是越來越少。據2016年數據，柏林現居人口約347萬戶，預估2030年達380萬人，家戶平均人口從1970年代的4人多至今一戶僅2.7人，單身家戶佔51.7 %，意即許多「家庭」是僅有1名單身年輕人或老人組成的狀況，一個人就是一個「家」。
「台灣房東聽了很害怕，但在德國是國民共識」不能濫漲租金、不能隨便趕房客的租客保障政策
為何德國可以發展出以「租」為主、不必擔心買房問題的住宅市場？彭揚凱指出其一要點，是對租客的保障──德國房東不可任意調漲房租，惟有當房租低於相似房屋租金時才可調整，但不得超過3年漲20%，此外，房客一旦住下來，幾乎是只有自己想搬時才需要搬家，不必被趕。
「這大概也是台灣房東聽了很害怕，但在德國是國民共識──如果房客都有正常交租，沒有特別原因、房東沒有特別理由不能讓他走，幾乎不能讓他走；就算有特殊理由要讓他走，他要付房客一大筆錢，還包括要替他找到下一個住的地方。」彭揚凱說。
明明是自己的房子，為何不能隨時趕房客走？彭揚凱指出，其關鍵價值就是對「居住權」的重視：「這對台灣來說是很奇怪的價值，房東可能會想說『房子是我的啊』，但他們（德國）是回到整個居住權的保障……台灣不保障居住權，覺得這是天經地義的事情，但非常多國家對於房客、租客保障是非常完善的。」
鼓勵建商蓋「出租專用」樓、民間合作住宅 多元選項讓買房不再是養老唯一解
德國也不像台灣有把買房炒地作為「投資」的市場習慣。彭揚凱表示，其中一個原因在德國的國民年金保險、退休制度相當完善，「未來晚年生活透過國家退休金制度完善照顧，沒有像我們一樣把房子當投資、投資個房子老了可以養老……因為相對德國有這事情，相對沒有要透過買房子做投資養老。」
此外，德國金融政策上也是長期支持租賃產業而非房屋買賣，若建商蓋一棟房子要當出租住宅，可享銀行融資優惠、企業稅賦優惠，係從政策上鼓勵出租物件的產生。
若德國建商想跟台灣建商一樣、蓋房子就是要拿來賣的，政府雖然不會禁止，但也不會提供任何需要協助，更有相關機制避免炒房，包括：獨立的地產價格評估機制對住宅市場實行了有效「指導價」制度，地產價格評估機制與嚴厲刑法結合、炒房投機將面臨巨大風險等。
不僅如此，德國住房來源也不會只有「建商」一個管道。德國有合作住宅、自建住宅等社會模式避免開發商對供應的壟斷，其中合作住宅係一種「集資蓋社區」的形態，源於19世紀俾斯麥主義之「合作社」脈絡，例如1878年的「工人建築協會」（Flensburger），由工會、事業單位等成員集資蓋房子，出資者擁有房屋使用權。
德國合作住宅案例之Spreefeld，強調空間共享，居民也在社區規畫了共用的餐廳（OURs提供）
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