2008年-世界发展银行全球_Egypt_-_Next_Step_Recommendations_for_Affordable_Housing_Policy_and_the_National_Housing_Program___Mortgaged-Linked_Subsidies_and_Housing_Supply_considerations_27页_304kb

Summary of the World Bank Document on Affordable Housing Policy and the National Housing Program (NHP) in Egypt

Core Content

This document outlines the next steps for the National Housing Program (NHP) in Egypt, focusing on affordable housing policy reforms and institutional improvements. It is prepared by the World Bank in collaboration with the Egyptian Government and USAID, based on the Framework for Housing Policy Reform in Urban Areas in Egypt, which was endorsed by key government stakeholders in September 2007. The goal is to shift from a program-based to a policy-based approach in housing, ensuring more efficient, equitable, and sustainable housing solutions for low-income households.

Main Recommendations

The document recommends the following four priority actions for the NHP:

1. Strengthening the Mortgage Linked Finance Program

   • Enhance affordability by expanding and improving the mortgage-linked subsidy program.
   • Gradually phase out supply-side subsidies in favor of demand-side subsidies.
   • Address issues such as delayed mortgage processing and ensure the timely realization of subsidies.

2. Promoting an Improved System for Private Sector Development of Subsidized Housing

   • Strengthen land disposition, regulatory, and monitoring procedures for private sector involvement.
   • Introduce incentives to attract private developers.
   • Structure balanced public-private partnerships with effective risk sharing.

3. Addressing the Existing Stock of Housing

   • Shift focus from new unit production to mobilizing transactions in the existing housing stock.
   • Unlock vacant units through tax reforms and innovative subsidy instruments.
   • Develop a fluid rental market and address rent control distortions.

4. Establishing a High-level Housing Policy Body

   • Create a dedicated body to coordinate and rationalize housing interventions.
   • Ensure policy coherence across different stakeholders.
   • Improve the targeting of subsidies to low-income households.

Immediate Actions

• Introduce a pilot "Innovation Program" for private developers to explore higher density housing typologies and cross-subsidization.
• Utilize higher density typologies and commercial space leasing to hedge against rising construction costs.
• Expand the Housing Demand Study to other urban areas.
• Improve the design and implementation of the housing information system (HIS) to better inform policy decisions.

Key Information

Performance of the NHP

• Launched in 2005, the NHP aims to provide 500,000 affordable housing units by 2011.
• By May 2008, the program had secured land and signed agreements for nearly 800,000 housing units.
• 79,159 units had been delivered, and 211,024 were under implementation.
• The NHP has introduced rental and self-build options to better meet diverse household needs.
• Subsidies and soft loans are provided to Governorates and developers to reduce costs for beneficiaries.

Subsidy Programs

• Public Rental Program: Offers 35m² and 63m² units, with subsidies and soft loans to Governorates.
  • 35m² units target the poorest segments (Al-Awla Bel Reaaya), with a monthly rent of LE 160, reducible to 25% of household income.
  • 63m² units are available for low-income families, with subsidies and soft loans offered by the GSF.
• Self-Build Program (Ibni Beitak): Provides small land parcels (150m²) in new towns.
  • Beneficiaries can build up to two floors on 50% of the land.
  • Land is priced at LE 70/m², payable over 10 years with a 10% down payment and no interest.
  • MHUUD provides free building plans and permits.

Institutional and Financial Considerations

• The GSF (Guarantee and Subsidy Fund) is the key financial instrument for subsidy delivery.
• The NHP has been expanded to include a broader range of housing solutions, including rental and self-build.
• The program has secured land from various sources, including the Ministry of Religious Endowments (Awqaf), Governorates, and the New Urban Communities Authority (NUCA).
• The NHP has a budget allocated for subsidies, with the goal of reducing the financial burden on low-income households.

Challenges

• Rising construction costs due to increased material prices.
• Concerns about the affordability of NHP units and the fiscal sustainability of subsidies.
• Delays in mortgage processing and the need to ensure that subsidies are effectively linked to mortgage availability.
• Need for improved targeting of subsidies to avoid leakage to non-qualifying households.

Conclusion

The NHP has made progress in delivering affordable housing through innovative approaches such as rental programs, self-build options, and private sector participation. However, to ensure long-term success, the program must focus on strengthening the mortgage-linked subsidy system, improving the targeting of subsidies, and shifting attention to the existing housing stock. The establishment of a high-level policy body is essential to coordinate these efforts and ensure a more efficient and equitable housing market.