A study on the impact of Hong Kong housing policy on youth homeownership

香港房屋政策對青年房屋擁有權的影響研究

BY

Chan Chun Sum Brian 陳駿森

STUDENT NO. 18672361

畢業研究

A PROJECT SUBMITTED IN PARTIAL FULFILLMENT

OF THE REQUIREMENTS FOR THE DEGREE OF

BACHELOR OF SOCIAL POLICY (HONOURS)

社會政策(榮譽)學位課程

HONG KONG BAPTIST UNIVERSITY

香港浸會大學

2020

i
HONG KONG BAPTIST UNIVERSITY
DEPARTMENT OF SOCIAL WORK

香港浸會大學社會工作系
 We hereby recommend that the project submitted by Mr. Chan Chun Sum Brian entitled
"A study on the impact of Hong Kong housing policy on youth homeownership" be accepted in
partial fulfillment of the requirements for the Bachelor of Social Policy (Honours) Degree.

我們建議通過陳駿森同學呈交的畢業論文「香港房屋政策對青年房屋擁有權的影響
研究」作為社會政策(榮譽)學位課程結業之部份要求。

________________________________
Project Supervisor
指導老師
Date
日期: ____________________________

1
Declaration

I declare that the work in this honours project is original except where indicated by special
reference in the text.

Any views expressed in the honours project are those of the author and in no way represent
those of the Department of Social Work, Hong Kong Baptist University.
SIGNED: _ _____________________ DATE: _____________________

聲明

本人聲明除註明引用的書籍及文章外,此畢業論文的內容乃本人之創作。

論文內的意見均屬本人的立場,與香港浸會大學社會工作系無關。

簽署:__ ___________________________ 日期:__ ___________________

2
Abstract
Research Background

Income levels of young people mismatch to high housing prices as median monthly salary of aged

15-24, 25-34 were $13,000 and $18,300 respectively in 2018 (Census and Statistics

Department,2019). It has a dramatic change in setting housing prices by taking the average

housing price of Hong Kong island as an example, it increased 17 percent between January to May
2019, while it decreased 8 percent between May to September 2019, in which it increased 6

percent in total(Census and Statistics Department,2019). Difficulties of owning houses in Hong

Kong, including higher housing prices as mainlanders make investment in purchasing house

property, or mismatch with income level of young people. It was significant to explore impact of

housing policy to youths homeownership in Hong Kong.

Research goals/objectives and purpose

Research questions are (a)Why is it difficult for youths to owning house in Hong Kong?(b)Can

housing policy in HKSAR solve those difficulties? Therefore, research objectives are as

following:

1) To compare on income level of youths and housing price in Hong Kong.

2) To review on impact of housing policy in HKSAR.

Research method

3
It is a quantitative research. Surveys on reasons on difficulties of youths in owning a house, which

viewing on the current situation in owning houses and existing housing policy in Hong Kong

effectiveness in tackling housing difficulties on youths.

Sample size (percentage of gender distribution, Mean of age/Age range)

In this research, there were 33 boys and 39 girls participated. Percentage of gender distribution
was 45.8 percent boys and 54.2 percent girls. Age range of participants was between 18-30 years

old. Those participants are from associate degree to bachelor degree in university. Some

respondents are currently studying or working in either part-time or full-time jobs.

Main findings and the implications

It was presented through frequency and descriptive in table 1 to 8(see Appendix 3). It showed 43.1

percent of respondents weren’t willing to plan in purchasing houses. However, under ranking

results, plan for purchasing house was first ranked. 47.2 percent of respondents were willing to

plan for public housing applications. It was believed youth suffered housing unaffordability either

in Hong Kong or global society(Campos et al,2016). Although housing policy was developed in

Hong Kong to solve housing difficulties, it still analysed severe homeownership to youths in Hong

Kong(Campos et al,2016). Therefore, my survey research with 72 youths explored different

willingness on homeownership, reasons of youth housing difficulties and different suggestions or

opinions in housing policy. For willingness on homeownership, it seemed 16.7 percent of

respondents considered whether their employment income could meet housing prices in table

2(see Appendix 3). 57.7 percent of respondents considered address could be convenient to daily

life or not when planning to apply for public

4
housing in table 5(see Appendix 3). When talked about reasons of housing difficulties of youths,

more than 60 percent of respondents believed volatility of property market and low income were

main reasons of housing difficulties of youths presented in table 3(see Appendix 3). For youths

views of housing policy in Hong Kong, it seemed many youths agreed different suggestions of

Hong Kong housing policy, such as government measures DSD should be continued in controlling

housing prices, develop pilot scheme for first home, urban planning, develop transitional housing,

“HK land for HK residents” policy, progressive rates and property tax, shelve Green Form
Subsidised Home Ownership Scheme and relaunch “Sandwich Class Housing Scheme” and “First

Time Home Loan Scheme” as homeownership that presented in table 4(see Appendix 3). Survey

results were significantly implicated in future studies as it seemed relevant research from different

scholars did not make any comparisons in participants' information and questions. More youths

believed different main reasons for youth housing difficulties reflected severe issues in youth

homeownership. It also reflected government should make more considerations in housing

strategies in solving housing difficulties of youths.

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撮要

研究背景

年輕人的收入水平與高房價不符，因為在 2018 年 15-24 歲，25-34 歲的月薪中位數分別為

13,000 元和 18,300 元（政府統計局，2019）。以香港島的平均房價為例，它在設定房價 方

面發生了巨大變化，在 2019 年 1 月至 2019 年 5 月間增長了 17％，在 2019 年 5 月至 2019

年 9 月間下降了 8％，其中總計增長了 6％（政府統計處，2019）。 在香港擁有房屋 的困

難，包括由於內地人投資購買房屋財產或與年輕人的收入水平不匹配而導致的房價上 漲。

這對於探討房屋政策對香港青年房屋擁有權的影響非常重要。

研究目的

研究的問題是（a）為何青年人難以在香港擁有房屋？（b）香港特別行政區的住房政策能

否解決這些困難？因此，研究目標如下：

1）比較香港青少年的收入水平和房價。

2）檢討房屋政策對香港特別行政區的影響。

研究方法

這是一項量化研究。 就青少年擁有房屋的困難的原因進行問卷調查，以擁有房屋的現狀 和

香港現行的房屋政策為依據，以有效地解決年輕人的住房困難。

樣本多少(訪談人數/問卷調查人數,性別比例,年齡)

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是次研究有 33 名男孩和 39 名女孩參加。 性別分佈百分比為男孩 45.8％和女孩 54.2％。 參

加者的年齡範圍在 18-30 歲之間。這些參與者從大學的副學士學位到學士學位。 一些 參與

者目前正在讀書或從事兼職或全職工作。
主要的研究發現以及結果的應用

根據表 1 至表 8 中頻率和描述性調查結果(見附錄 3)，結果表明有 43.1％的受訪者不願意 購

買房屋。但是，根據排名結果，購房計劃排名第一。 47.2％的受訪者願意為公共住房 申請

做計劃。人們認為，無論是在香港還是在全球社會中，年輕人都遭受了住房負擔不起 的問

題（Campos 等，2016）。儘管香港製定了住房政策來解決住房困難，但它仍然分析 了香

港青年對嚴重住房所有權的問題（Campos 等，2016）。因此，我對 72 位青年的調查 研究

探討了不同的購房意願、青年住房困難的原因以及住房政策方面的不同建議或意見。

就購房意願而言，表 2 顯示有 16.7％的受訪者考慮了他們的就業收入是否能夠滿足房價 (見

附錄 3)。表 5 顯示 57.7％的受訪者認為在計劃公屋抽籤時住址是否方便日常生活(見附 錄

3)。在談到年輕人住房困難的原因時，表 3 所示超過 60％的受訪者認為房地產市場的 動盪

和低收入是年輕人住房困難的主要原因(見附錄 3)。表 4 所示對於年輕人，香港住房 政策看

法似乎很多商定了香港住房政策的不同建議，例如政府應繼續採取措施如印花稅等 來控制

房價、制定「港人首次置業先導項目」、城市規劃、開發過渡性房屋、“港人港地”

政策、累進稅率和物業稅、擱置「綠表置居先導計劃」、重新啟動「夾心階層住屋計劃」

和「首次置業貸款計劃」，以「房屋貸款計劃」作為房屋所有權(見附錄 3)。調查結果在

未來的研究中具有重要意義，因為來自不同學者的相關研究似乎並未對參與者的信息的和

7
問題進行任何比較。越來越多年輕人認為，造成青年人住房困難的不同主要原因反映了青
年人擁有房屋的嚴重問題。這也反映出政府應在解決青年人住房困難的住房戰略中多加考

慮。

8
ACKNOWLEDGEMENTS
I would like to thank my supervisor Dr_Ava Lau_Siu Mei_ for suggesting the research topic and
guiding me throughout the entire study. Thanks are also due to each participant for assistance in
the study.

鳴謝

本畢業論文,承蒙指導老師劉肇薇博士悉心指導,謹此衷心感謝。對於每位參與者在本次研
究中所提供的協助,亦一併致謝。

9
Content Page
Abstract 3 ACKNOWLEDGEMENTS 9 Chapter 1:Introduction 12
 1.1 Background 12 1.2 Theoretical rationale for the project 12 1.3 Objective and
significance of project 12 1.4 Organization of the dissertation 13
Chapter 2: Literature review 14 2.1 Concept of “housing affordability” 14 2.2 Concept of
“social mobility” 17 2.3 Concepts of “homeownership” 18 2.4 Background of housing policy
in Hong Kong 22
Chapter 3: Research methodology 26 3.1 Theoretical framework in the study 26 3.2
Research questions 27 3.3 Participants 27 3.4 Research design 28 3.5 Procedure and
sampling 28 3.6 Method of data analysis 28
Chapter 4: Results 29 Chapter 5: Discussion, conclusion and implications 33 Appendix 1:
Questionnaire 42 Appendix 2: Figures in literatures relevant to research 48 Appendix 3:
Tables of questionnaire 63 Appendix 4: Ethical Approval Email 71 Appendix 5:
Borrowing Consent Form 72 Appendix 6: Sample Informed Consent Form 73

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List of Figures

Figure 1: Housing tenure in Hong Kong by number and percentage in 2014 (Campos et al,2016)
4
8
Figure 2: Housing tenure structure by age groups in percent (Campos et al,2016) 49 Figure 3:
Demographic characteristics of 160 university students participation of studies in 2014 (Campos
et al,2016) 52 Figure 4: Expectation of homeownership financing of students(aged 17 to 37 years
old) in Hong Kong in 2014 (Campos et al,2016) 53 Figure 5: Willingness of students (aged 17 to
37 years old) in Hong Kong to buy an apartment in 2014 53 Figure 6: Different anticipated
housing pathways (willingness to buy/financing) of students(aged 17 to 37 years old) in Hong
Kong in 2014 53 Figure 7: youth housing pathways framework in Hong Kong 54 Figure 8: factors
affected homeownership (Li,2015) 55 Figure 9: Five most important factors affecting generation
X's tenure choice (Li,2015) 58 Figure 10: Five most important factors affecting Generation Y's
tenure choice decision (Li,2015) 58
Figure 11: Factors affecting generation X's demand for homeownership (Li,2015) 59 Figure 12:
Factors affecting generation Y's demand for homeownership (Li,2015) 60 Figure 13: Results of
principal component factor analysis for generation X (Li,2015) 61 Figure 14: Rotated component
matrix generation Y (Li,2015) 62

List of Tables

Table 1: Demographic characteristics of participants (N=72) 63 Table 2: Willingness on

Homeownership 64 Table 3: Public housing and housing difficulties of youth 65 Table 4: Housing
Market in different opinions and suggestions 66 Table 5: Frequency in multiple response in public
housing consideration 68 Table 6: Cross Tabulation of multiple response in public housing
consideration 69 Table 7: Mean and SD of Public housing and housing difficulties of youth 69
Table 8: Mean and SD of Housing market in different opinions and suggestions 70

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Chapter 1:Introduction

1.1 Background

Income levels of young people mismatch to high housing prices as median monthly salary of aged

15-24, 25-34 were $13,000 and $18,300 respectively in 2018(Census and Statistics

Department,2019). It has a dramatic change in setting housing prices by taking the average

housing price of Hong Kong island as an example, it increased 17 percent between January to May

2019, while it decreased 8 percent between May to September 2019, in which it increased 6

percent in total(Census and Statistics Department,2019). Average housing price that less than 40

square meters, between 40-69.9 square meters, 70-99.9 square meters, 100-159.9 square meters

and 160 square meters or above were $481,174, $448,008, $550,137, $571,458 and $576,289

respectively in September 2019(Census and Statistics Department,2019), which total was

$2,145,852 in 2019. Difficulties of owning houses in Hong Kong, including higher housing prices

as mainlanders make investment in purchasing house property, or mismatch with income level of

young people. It was significant to explore the impact of housing policy to youths homeownership

in Hong Kong.
1.2 Theoretical rationale for the project

Research is to explore impacts of housing policy to youth homeownership and views on existing

housing policy of youths in Hong Kong.

1.3 Objective and significance of project

Research objectives are as following:

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1) To compare on income level of youths and housing price in Hong Kong.

2) To review on impact of housing policy in HKSAR.

Research will be important in determining the difficulty of owning houses in existing of housing

policy of HKSAR to youth and to explore the impact of youth homeownership of housing policy

in HKSAR as homeownership is term in explaining it can benefit to youth or not in tackling

housing problem.

1.4 Organization of the dissertation

The first chapter is background and theoretical rationale of research. The second chapter is

literature review in notions of “housing affordability”, “social mobility” and “homeownership”,

also background of housing policy in Hong Kong. The third chapter is theoretical study and

research design. The fourth chapter is data results of research. The fifth chapter is discussion,

conclusion and implication of research.

 13
Chapter 2: Literature review

2.1 Concept of “housing affordability”

“Housing affordability” was defined as “common way of summarising the nature of the housing

difficulty in many nations”(Hulchanski,1995,p.471), which included formulation of housing

needs, housing shortage and housing rent issues(Hulchanski,1995; Tang,2012). It was referring to

rent ability for each person and material or social experience expression for people(Yip &

Lau,2002; Ong,2000,p.51), which related to household and individual housing situation, or

challenges in balancing cost of actual and potential housing(Stone,2006,p.151). It was

comprehensive term in explaining late propelled national agenda and multiple ways in

measurement of housing expenditure and household income(Friedman & Rosen,2019,p.565),

stated as to meet different forms of affordability, including family income level and size of

dwelling unit on affordability(Gopalan & Venkataraman,2015,p.130). It was a problem of housing

costs and related rents form or payment of mortgage in months, household income levels and

market rents(Leishman & Roweys,2012,p.379,cited from Clapham, Clark & Gibb,2012,p.379).

“Housing affordability” was one of challenges affected household budget levels, payment for

basic needs in expenditure, emergency savings reduction and opportunities in different countries,

such as the United Kingdom, raised public awareness throughout political parties slogan(Clapham,

Clark & Gibb,2012; Anacker,2019). The United Kingdom government suggested different funding

and programmes, including “housing infrastructure funds”, “government capital grant

programme”, “home building fund” and “help to buy programme” in tackling housing

affordability(Anacker,2019,p.2). “Help to buy programme” helped first-time home purchasers in

home deposit saving individually and buyers were received a bonus account

14
from government in 3000 pounds, while stamp duty for eligible home buyers(Anacker,2019).

“Housing infrastructure fund” and “government capital grant programme” were to facilitate home
construction in 200,000 new homes(Anacker,2019). “Home building fund” was one of assistance

in overcoming difficulties from small private sector developers(Anacker,2019). “Housing

affordability” was also defined as relationship between rents, housing prices and household

incomes as different reasons caused both rents and housing prices increased, such as unavailable

land development, challenges for property developers in increasing planning regulations and

construction costs, malfunction of filtration and chains, also both national, state and local

government retrenched social policy in reduction of housing affordable funding(Anacker,2019).

However, household income “lagged behind” relationship between rents and housing prices as

efficient technology, housing trend compensation, reduction in household membership and

national regulations(Anacker,2019; Balchin & Rhoden,2019).

Term of “affordable housing” was a different definition of “housing affordability” as it defined

challenges to communities in decreasing housing supply(Anacker,2019; Chiu,2007). Reasons

caused challenges in affordable housing were “impractical regulations in both inter and intra state

and inter and intra-city movement”, “difficult in reduction of building regulations” and “difficult

in decreasing design, construction, utility, and regulatory fees and developer

profits”(Anacker,2019,p.8). Housing building regulations were tightened and difficult to reduce as

the United States local planning department didn’t “compromise health, safety and welfare”,

which made “long run home safer” and caused unaffordable housing(Anacker,2019,p.9). There

were discussions focused cost reduction in housing affordability development and cost

effectiveness promotion throughout “consolidation, coordination, simplification, and streamlining

of processes, including underwriting”(Anacker,2019,p.9), also efficient

15
development timelines facilitation, improvement in both incentives and knowledge of existing

sources flexibility and creation of products in meeting needs(Anacker,2019; Lund,2006).

“Affordable housing” was elusive concept and was “social rented, affordable rented and
intermediate housing in provision to eligible households needs that was not met by

market”(Lund,2011; Lund,2017,p.129). It was determined safety net approach and housing

benefits in accessing rent sectors(Lund,2006;2011;2017). Safety net approach linked and

connected to individual perception of housing necessity(Lund,2011;2017). It was assumed as a

residual income approach in determining devotion of housing cost(Lund,2006;2011;2017).

Housing benefits was a selective concept in “affordable housing” and involved universal credits in

rent payment(Lund,2006;2011;2017). It was assumed prescription of low income in maximum

caused housing unaffordability in defining safety net under inefficient housing benefits in terms of

“affordable housing”(Lund,2006;2011;2017).

“Housing affordability” was defined as social and material experiences in association to housing

situations(Chung, Chung, Gordon, Mak, Zhang, Chan, Lai, Wong & Wong,2019). It was

recognised as a linkage between housing unaffordability and poor health(Chung et al,2019). There

was an association between physical and mental health with effect of housing affordability(Chung

et al,2019). To reflect situation of Hong Kong and most developed world in association of

“housing affordability” and health, housing affordability ratio was 20.9 in comparison to Hong

Kong and global world(Chung et al,2019). Actual income of public increased 0.28 percent based

on accountancy of inflation rate from 2004 to 2016. It was determined as primary predictor in

adoption of residual approach under association with individual health. It was assumed lower

housing affordability could cause negative effects to individual health(Chung et al,2019,p.169).

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2.2 Concept of “social mobility”

“Social mobility” referred as movement and opportunities between individuals and different social

groups, its impacts based on income level, secure employment and advance

opportunities(Kapur,2018), which related to social inequality, class and stratification and inclusion

and exclusion(Nunn, Johnson, Monro, Bickerstaffe & Kelsey,2007). It was divided into absolute
and relative social mobility measurement. Absolute social mobility was the scale of shift of

movement of individuals and social groups, which was measured as decomposition of immobility,

or mobility rate of vertical and non-vertical, upward or downward mobility. Relative social

mobility was class movement as social changes to individual mobility and structural changes of

society(Nunn et al,2007; Falcon & Joye,2014,p.6123,cited from Michalos,2014,p.6123). It was

phenomenon in shifting positions from previous employment as intergenerational mobility

included social or class stratification and identification, occupational or socioeconomic status.

Intragenerational mobility was studies on transfer of status from family to children and observed

past employment(Falcon & Joye,2014,p.6124,cited from Michalos,2014,p.6124). Different key

factors affected “social mobility”, such as income inequality, employment relations in different

occupations group, high economic growth, movement of social hierarchy, social capital in

opportunities and network, cultural capital, education attainment and job mobility in labour

market(Nunn et al,2007; Nunn,2012; Guardiancich,2016; Iveson & Deary,2017).

Intergenerational income mobility referred to moving upward opportunity in income distribution

related to family background(Wong,2015). To reflect “social mobility” context, it was based on

relative position in income distribution. Measurement was used as an income percentile in

17
ranking to measure intergenerational mobility, rather than income measurement(Wong,2015).

Intergenerational mobility had remained unchanged in over decades in the United

States(Wong,2015). Data was used in estimation of education mobility under linkage between

years of schooling and family relationship in Hong Kong(Wong,2015). Under rank to rank

correlation of education mobility with family to child in Hong Kong, it reflected intergenerational

education mobility had sharply declined from 0.369 in 1951 to 1956 to 0.258 in 1961 to 1966 on

the basis of family schooling(Wong,2015).

2.3 Concepts of “homeownership”

“Homeownership” was defined as demand determined housing pathways in “theoretical

framework” to find phenomena of uncertainty in youth housing affordability(Campos, Yiu, Shen,

Liao & Maing,2016,p.224). It was one of analysis in descriptive and understanding different

relationships, involved “housing production”, “housing consumption” and “housing

distribution”(Campos et al,2016,p.224).

To reflect Hong Kong housing situation, Hong Kong housing price index had dramatic changes

between 1995 to 2014 as it rose from 100 points to 150 points in between 1995 to 1996. It dropped

sharply from 120 points to 60 points in between 1997 to 2003, finally raised from 60 points to a

high level of 250 points in between 2003 to 2014(Campos et al,2016). Due to fluctuation of Hong

Kong housing price index, also “high transaction cost” and high housing price, which affected

homeowners and first time housing buyers in homeownership of Hong Kong(Campos et al,2016).

In 2014, there were total 2,405,000 domestic households lived in different housing type in Hong

Kong, which 30 percent of households lived in public rental housing, 16 percent of households

18
lived in subsidised homeownership housing, while 36 percent of households lived in owner

occupiers in private housing, 18 percent of households lived in private housing renters and 1

percent of households lived in temporary housing(Campos et al,2016). It reflected challenges of

Hong Kong youth homeownership as decrease of youth private ownership levels caused an

increase of youth homeownership challenges(Campos et al,2016). From 1981 to 2011, share of

private homeownership below 25 years old declined to 0.81 percent in 2011(Campos et al,2016).

While for youth between 25 to 34 years old, share of private homeownership also dropped sharply

from 21 percent in 1981 to 10 percent in 2011(Campos et al,2016). Mortgage restriction for young

first time buyers in purchasing property caused challenges of youth homeownership as maximum

loan to value ratio from Hong Kong Monetary Authority was being implemented and “applicable

to properties with value HK$6 million or below and subject to the LTV cap of 70% was lowered
to 60%”(Campos et al,2016,p.227). Since mortgage restriction for young first time buyers in

purchasing property implemented, it indicated Hong Kong youths should save $14,000 for each

month in 6 years to afford “initial payment” of purchasing small size property in average price

$3,000,000, resulted as youths homeownership challenges in meeting requirements(Campos et

al,2016). University graduates chose to have low-pay or part time jobs to become eligible in public

housing applications that assisted low income families(Campos et al,2016). Under research studies

of housing and youths in Hong Kong in 2014, it showed 160 local and non-local university

students participating in studies(Campos et al,2016). To reflect expectation, willingness and

different pathways on homeownership, it was shown expectation of payment in homeownership

throughout borrowing more or less mortgage, or even needed financial support from

families(Campos et al,2016). For willingness in homeownership, it reflected different expectations

of homeownership between Hong Kong youths and non-local

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youths as only 43 percent of youths in Hong Kong willing in homeownership, while 47 percent of

non-local youths willing in homeownership(Campos et al,2016). For different housing pathways,

it was summarized willingness to purchase house or made financement of youths in Hong Kong,

which was believed different pathways of homeownership determined by individual perceptions of

youths in Hong Kong(Campos et al,2016).

“Homeownership” was defined as “housing pathways framework” connected with social

inequality(Campos et al,2016,p.229). “Housing pathways” was “dynamic sequences” in lifespan

coverage, also determining voluntary and involuntary changes in life transition and time

consideration in past, present and future housing(Campos et al,2016). It was defined as individual

housing choices and affected by social structures, which was “housing concern patterns over time

and space”(Campos et al,2016,p.230). It was based on consideration of “individual perceptions,

attitudes, aspiration, meanings and norms” in engaging changes of housing environment, which
being used in previous research of youth homeownership situations(Campos et al,2016,p.230).

It reflected youth “heterogeneous experience” and mutual linkage between structural changes in

youth homeownership, housing market regulations, job market regulations and economic

development in youth housing situations(Campos et al,2016,p.230). Under changes of housing

environment, young generations had their housing choices depended on family situation or support

as they chose to stay with family until enough savings for “mortgage deposit in accessing owner

occupations”(Campos et al,2016,p.231). Youth suffered disability continued living with parents,

while youth involved “health constraints”, such as alcohol or drug abuser, being forced by parents

in leaving parental housing and “tend to follow a chaotic pathway”(Campos et al,2016,p.231).

20
“Homeownership” was one of desires for youth in major society(Campos et al,2016). Linkage

between socio-economic status of youth, educational and family background in crucial states as it

depended from different perceptions on housing affordability and homeownership(Campos et

al,2016). It was way in “perceiving stable housing that could give status”, which caused both

public and private renting were stigmatised(Campos et al,2016,p.231). To reflect difficulties of

youth housing pathways in Hong Kong, “perception of affordability and homeownership” and

“expectation of financial support from parents” determined youth housing pathways(Campos et

al,2016,p.231). “Perception of affordability and homeownership” determined Hong Kong youth’s

optimistic and pessimistic feeling to housing affordability and homeownership(Campos et

al,2016). “Expectation of financial support from parents” determined Hong Kong youth’s low and

high expectation of financial support from parents in owning a house by themselves(Campos et

al,2016). Both determined preferences in purchasing high or low quality private and public

housing, also rent different types of housing(Campos et al,2016). It reflected situation of increase

from expectation of parents financial support while drop from perception of affordability and

homeownership, resulting as trend decline in housing pathways(Campos et al,2016).

Differences in youth housing pathways and homeownership divided “socially and economically

problematic”(Campos et al,2016,p.232). It had been caused by social and economic inequalities

under exacerbated by housing market functions(Campos et al,2016; Li & Cheung,2017). Different

housing needs for different generations in Hong Kong was assumed housing policy failed to

satisfy youth generations(Li,2015). Demand of homeownership was affected by high expectations

of finance, unemployment rate, high housing cost for single family, mortgage, relative cost to rent

and politics nature globally(Li,2015). It was affected by economic, demographical, social and

housing market factors in Hong Kong(Li,2015).

21
2.4 Background of housing policy in Hong Kong

In early years, Hong Kong housing strategy was “supply-led development” as increase in

population or income levels and numbers of households, also changes in “business cycle

conditions”, “building costs”, “planning and building regulations”, “politics development”,

“compliance with environmental restrictions” affected both housing demand and supply in Hong

Kong, which caused “unavoidable forecast in housing demand” since housing market was

monopolised by land supplier and housing providers(Wong,2015,p.9). From mid 1980s, housing

demand started as no requirements of forecasting “complex factors” in increasing demand, which

planned “long term housing strategy”(Wong,2015,p.9). After 1997, Hong Kong housing policy

was arranged in building 85,000 housing units, including 50,000 public housing and 35,000

private housing units to meet public housing needs(Cheung,2018). Until the financial crisis, it

failed since increased housing demand resulted as both housing demand and supply were not

equilibrium, which caused collapsing of housing market(Cheung,2018). 7 hundred thousand

public rental flats provided to 2 million people. Housing Authority provided indirect and direct

application method to public housing applicants on owning house by measuring income and limits

on total net asset value(Lui & Suen,2011). Role of waiting list was to give maximum 3 options
and accommodation to eligible applicants, it improved family sizes under apply housing

transfer(Lui & Suen,2011). Homeownership schemes provided more options in applying

subsidized flat, not just public rental housing. Ratio of mortgage and income should less than 40

percent, target group can afford 50 percent of flats and 30 percent discount of market value in

flats, allowed selling on flats under open market to public rental housing applicants and paying

premium were 3 principles in setting prices of HOS flat(Lui & Suen,2011).

22
Home purchase affordability ratio measurement was measured as ratio of 45-square-meter private

unit to a median household income, which excluded residents living in public housing with a

monthly mortgage payment of 70 percent and a term of 20 years(Cheung,2018). It had dramatic

changes as the ratio was met at a lower point of 20 percent in 2003, raised to 38.2 percent in 2009

and met highest point of 52.3 percent and 58 percent in 2012 and 2015 respectively. It rose 63

percent to 67 percent in 2016 and 2017 respectively, which was higher than 45 percent of average

value(Cheung,2018). In 2012, housing problem was defined severity and urgency as reflection of

high housing prices and phenomenon of subdivided flats(Cheung,2018). It caused risk of housing

structures and worse living environment, resulted as housing unaffordability crisis to young

generations in Hong Kong(Cheung,2018). Demand control, supply control, government

involvement of housing market, rent control and subsidized homeownership were used in solving

housing unaffordability crisis(Cheung,2018). Demand control included restrictions on amount of

mortgage loans, tax measures and restrictions on foreigners' home ownership(Cheung,2018).

Government arranged urban planning and land zoning for relieving housing issues in supply

control(Cheung,2018). In 2012, solving housing issues was set top priority in helping grassroot

and middle class in housing affordability(Cheung,2018). Long Term Housing Strategy Steering

Committee suggested long and short term housing strategies in increasing housing and land

demand, arrangement of new housing plan, introduction of white form secondary market scheme,
stop introduction of my home purchase scheme, “Hong Kong land for Hong Kong residents” pilot

scheme and measures of controlling housing prices liked buyer stamp duty or special stamp duty,

etc(Cheung,2018). Hong Kong housing policy was demand orientation as goal of Committee drew

up vision and direction of long term housing strategies provided different types of adequate and

housing

23
affordability to residents. It focused on increasing housing demands to rebuild stairs of housing

affordability and increase social mobility(Cheung,2018).

Public housing to private housing ratio of 6 to 4 and determination of housing environment

standard were being suggested in public consultation(Cheung,2018). Transitional housing was for

housing needs, “well-off tenants policy” review, provided more subsidized housing and other

measures in tackling housing issues in Hong Kong were also suggested(Cheung,2018). The 10

years target of Hong Kong housing demand was set as long term target for housing affordability

and public housing was determined as suitable housing(Cheung,2018). It proposed ratio between

new public and private housing in 10 years as significant means were increasing public housing

and government housing demand under high housing prices(Cheung,2018). It was flexible in

maintaining high convertibility in private and public housing under ratio 6 to 4(Cheung,2018).

Committee proposed a 10 years rolling target in updating extension of housing demand was based

on updated economic society development, household structures, property changes and other

factors in evaluation and correction(Cheung,2018).

Committee also suggested government to place priority of citizens in housing needs under

limitation of land and housing resources. Distributive policy suggested in optimization under

elderly home principles, including families series plan. Improvement of quota and measurement

system to applicants were eligible for more than 45 years old in provision of housing matching

opportunities(Cheung,2018). This plan further expanded its eligibility to 40 years old and 35 years
old(Cheung,2018). Priority in caring for households lived in a worse housing environment in

restriction of subdivided flats or others to improve safety standards of housing

environments(Cheung,2018). Although no specialization in youth housing policy throughout

consultation documents from the Long Term Housing Strategy Steering Committee, it still

24
suggested improvement measures in different dimensions of long term housing strategies since it

could create long term benefits for youth in housing affordability and

homeownership(Cheung,2018).

Housing policy in Hong Kong was associated with land demand or supply policy since it aimed to

expand housing capacity to housing policy in Hong Kong(Cheung,2018). Under a crowded living

environment, high living density or housing in short supply, only 7 percent of land used in housing

planning(Cheung,2018). Housing difficulties could be tackled when more than 1 percent of land

used in housing(Cheung,2018). It was used as a rezone in a housing plan(Cheung,2018). The

Steering Committee on Land Supply and Committee on Planning and Land Development were

significant in deciding land usage in housing(Cheung,2018). Increased long and short term land

origin and density of housing when it was debated rezoning process. It was difficult to decide and

balance contemporary severe housing shortage(Cheung,2018). Rezoning green areas and

brownfields as usage of housing development was important(Cheung,2018). Hong Kong

government faced difficulties and challenges in land exploration for building houses. Debate in

region's basic support and requirement of evaluation caused challenges for Hong Kong

government in land usage for housing plans(Cheung,2018).

 25
Chapter 3: Research methodology

3.1 Theoretical framework in the study

"Housing affordability" indicated renting ability of each person by measurement of housing cost,

expenditure cost and household income(Ong,2000). “Social mobility” also defined as

“opportunity”, “movement” from different groups and individuals(Kapur,2018), which was related

to “social inequality, inclusion and exclusion”(Nunn et al,2007,p.26).“Housing affordability”

covered rent ability for each person in defining “homeownership” and assumed personal income

can rent instead of purchasing a house. It had a mutual relationship with “social mobility” as when

housing costs arise in Hong Kong, youths can’t afford owning a house in the market.

From above literature review on concepts of “housing affordability”, “social mobility” and

“homeownership”, it reflected youth housing situation in Hong Kong as both determined whether

young generations could afford higher housing prices or not(Campos et al,2016). From

background of housing policy in Hong Kong, it historically reflected youth housing situation in

Hong Kong since there were different difficulties in housing affordability and homeownership.

26
Housing affordability:Renting ability of each person household income
Measurement: housing cost, expenditure cost and (Ong,2000)
Social mobility: Opportunity and and exclusion”.(Nunn et.al,2007,p.26)
movement from different groups and
individuals(Kapur,2018) Mutual relationship:
Themes: “social inequality, inclusion Housing price
Difficulties in increase, young people purchasing house for young
purchasing house for can’t afford high people in Hong Kong
young people in Hong housing price in market before or after housing
Kong when housing price Difficulties in price arise
arise

Homeownership: Assume income level of each persons: rent instead of purchasing

house defined as one of “housing pathways framework” that connected with social
inequality(Campos et al,2016,p.229)

Hong Kong government housing policy: green form and white form application in applying
public rental housing, homeownership scheme from Housing Authority, which divided into
indirect and direct application in measuring income and limits on total net asset value(Lui &
Suen,2011,p.19; Cheung,2018).

3.2 Research questions

Research questions are (a)Why is it difficult for youths to owning house in Hong Kong?(b)Can

housing policy in HKSAR solve those difficulties?

3.3 Participants

Participants are youth between 18-30 years old and from associate degree to bachelor degree in

university. Some respondents are currently studying or working in part-time or full-time jobs.

27
3.4 Research design

This is a quantitative research. Surveys on reasons on difficulties of youths in owning a house,

which viewing on current situation in owning houses and existing housing policy in Hong Kong
effectiveness in tackling housing difficulties on youths.

3.5 Procedure and sampling

For procedure, in academic literature review, it will get both concepts on “housing affordability”,

“homeownership” and “social mobility”, also existence of housing policy in Hong Kong. Online

questionnaire design on asking difficulties of owning houses and views of youth on existing

housing policy. The step on how to find survey respondents is to ask friends from university, by

sending a link of an online survey in HKBU Qualtrics through WhatsApp or other social media

platform. For sampling, research will randomly sampling as sample size is 72 youths between 18-

30 years old.

3.6 Method of data analysis

Research based on descriptive statistics in running SPSS programs and generate data results using

basic frequency and descriptive.

28
Chapter 4: Results

Data analysis results showed basic information of respondents under frequency and descriptive.

Detailed information of participants is presented in table 1 to 8 with frequency, percentage and

descriptives(see Appendix 3).

Table 1(see Appendix 3) showed participants information in this research. 33 boys and 39 girls

participated in this study(45.8 percent of boys and 54.2 percent of girls). 46 respondents aged 21-

24 years old(63.9 percent) and 21 respondents aged 18-20 years old(29.2 percent). 24 respondents

lived in private housing(33.3 percent) while 19 respondents lived in government housing(26.4

percent). 37 respondents whose houses were purchased(51.4 percent), while 29 respondents whose

houses were rented(40.3 percent).

Table 2(see Appendix 3) showed different willingness on homeownership. 31 respondents weren’t

willing to plan on purchasing houses(43.1 percent). In contrast, 26 respondents were willing to

plan on purchasing houses(36.1 percent). It reflected 12 respondents considered employment

income and property price ratio when planning on purchasing houses(16.7 percent). 9 respondents

considered address convenience to daily life or not when planning on purchasing houses(12.5

percent). 34 respondents were willing to plan for a public housing application(47.2 percent).

Table 3(see Appendix 3) reflected reasons for youth housing difficulties in Hong Kong. 44

respondents strongly agreed low income was main reason for youth housing difficulties(61.1

29
percent), while 26 respondents also strongly agreed competition of mainlanders and Hong Kong

residents purchase and sell property market caused youth housing difficulties(36.1 percent).

Table 4(see Appendix 3) determined youth views of Hong Kong housing policy. 43 respondents

agreed government housing measures, such as Double Stamp Duty should continue in controlling

increase of housing prices(59.7 percent). 33 respondents agreed government should develop pilot

scheme for first home buyers(45.8 percent), while 29 respondents agreed urban planning and
relaunch “Sandwich Class Housing Scheme” and “First Time Home Loan Scheme” as

homeownership could help in solving youth housing difficulties(40.3 percent). It seemed 35

respondents agreed developing transitional housing also solved youth housing difficulties(48.6

percent). 26 respondents agreed “HK land for HK residents” policy could help in solving youth

housing difficulties(36.1 percent). 27 respondents believed progressive rate and progressive tax

could solve youth housing difficulties(37.5 percent). 31 respondents viewed shelving Green Form

Subsidised Home Ownership Scheme could redistribute housing resources in solving youth

housing difficulties(43.1 percent).

Data analysis indicated all factors in public housing consideration with multiple responses,

including “housing spaces and sizes”, “address is convenient for daily life”, “entertain with friends

and family”, “environment for future marriage”, “encourage by family and friends” and “others:

accept in all” were all contributors to public housing consideration of youths in Hong Kong(all

means: 1.00)(see table 5 and 6 in Appendix 3).

30
From table 5 and 6(see Appendix 3), it showed frequency, percentage and cross tabulation of

multiple responses in public housing considerations respectively. Table 5(see Appendix 3)

reflected 57.7 percent of respondents considered address was convenient to their daily life or not

when planning to apply public housing. 25 percent of respondents considered housing spaces and

sizes could match their desire or not. Table 6(see Appendix 3) showed 12 boys and 18 girls(92.3

percent of boys and 85.7 percent of girls)considered address was convenient to their daily life or

not when planning to apply public housing. 4 boys and 9 girls(30.8 percent of boys and 42.9

percent of girls)considered housing spaces and sizes could match their desire or not.
For survey, 5-likert scaling was adopted to evaluate participants’ response tendency in housing

difficulties of youths in Hong Kong and youth views of Hong Kong housing policy, 1-strongly

agree, 2-agree, 3-neutral, 4-disagree and 5-strongly disagree, which meant 2.5 was cut off points to

decide nature of data result, when mean was higher than 2.5 that meant response prefers to agree,

the higher the stronger. To explore reasons of housing difficulties of youths in Hong Kong,

6 reasons in housing difficulties of youths were examined to see whether they could contribute to

reasons of housing difficulties of youths in Hong Kong. Mean and SD of each reason was

reported(see table 7 in Appendix 3).

For reasons of housing difficulties of youths in Hong Kong in table 7(see Appendix 3), youth

believed that “different values in property market (e.g. purchase a property will have a good

quality of life)” and “less citizen’s response of Hong Kong government housing property

measures” were first two contributors to reasons of housing difficulties of youths in Hong Kong,

mean(SD) of “different values in property market (e.g. purchase a property will have a good

31
quality of life)” and “less citizen’s response of Hong Kong government housing property

measures” were 2.61(.779) and 2.36(.969) respectively.

To explore youth views of Hong Kong housing policy, 9 views of Hong Kong housing policy of

youths were examined to see whether they could contribute to youth views of Hong Kong housing

policy. Mean and SD of each reason was reported(see table 8 in Appendix 3).

For youth views of Hong Kong housing policy in table 8(see Appendix 3), four powerful

contributors to views of Hong Kong housing policy were “Reclamation(e.g. Lantau Tomorrow),

explore country park and using land resumption project to replan housing strategies and land
supply in deliberating housing issues”, “Shelve Green Form Subsidised Home Ownership Scheme

in redistribution of housing resources”, “Develop transitional housing” and “Relaunch “Sandwich

Class Housing Scheme” and “First Time Home Loan Scheme” as homeownership to solve

housing issue”, mean(SD) of “Reclamation(e.g. Lantau Tomorrow), explore country park and

using land resumption project to replan housing strategies and land supply in deliberating housing

issues”, “Shelve Green Form Subsidised Home Ownership Scheme in redistribution of housing

resources”, “Develop transitional housing” and “Relaunch “Sandwich Class Housing Scheme” and

“First Time Home Loan Scheme” as homeownership to solve housing issue” were 3.07(1.09),

2.57(.901), 2.57(.869) and 2.50(.919) respectively.

32
Chapter 5: Discussion, conclusion and implications

To discuss with, concepts of “housing affordability” determined inclusion of formatting housing

needs, housing shortage and housing rent issues(Hulchanski,1995). It was also measured in

individual and household rent ability(Anacker,2019). “Housing affordability” was community

challenges and housing situations associated with social and material experiences(Chung et

al,2019). Concepts of “social mobility” determined movement and opportunities between

individuals and different social groups(Kapur,2018). It divided absolute and relative forms

measurement in society. Concepts of “homeownership” determined as a theoretical framework in

analysing phenomena of uncertainty in youth housing affordability(Campos et al,2016). It was

defined as a housing pathway framework in individual choices and desires in housing

policy(Campos et al,2016; Li,2015). It was affected by economic, demographical, social and

housing market factors in either Hong Kong and global context(Li,2015). Background of Hong

Kong housing policy had been focused on demand or supply oriented development. It was

determined different housing strategies in solving youth housing unaffordability under policy

process in Hong Kong(Cheung,2018; Wong,2015).

It was believed youth suffered housing unaffordability either in Hong Kong or global

society(Campos et al,2016). Although housing policy was developed in Hong Kong to solve

housing difficulties, it still analysed severe homeownership to youths in Hong Kong(Campos et

al,2016). Therefore, my survey research with 72 youths explored different willingness on

homeownership, reasons of youth housing difficulties and different suggestions or opinions in

housing policy. For willingness on homeownership, it seemed 16.7 percent of respondents

considered whether their employment income could meet housing prices in table 2(see Appendix

3). 57.7 percent of respondents considered address could be convenient to daily life or not when

33
planning to apply for public housing in table 5(see Appendix 3). When talked about reasons of

housing difficulties of youths, more than 60 percent of respondents believed volatility of property

market and low income were main reasons of housing difficulties of youths presented in table

3(see Appendix 3). For youths views of housing policy in Hong Kong, it seemed many youths

agreed different suggestions of Hong Kong housing policy, such as government measures DSD

should be continued in controlling housing prices, develop pilot scheme for first home, urban

planning, develop transitional housing, “HK land for HK residents” policy, progressive rates and

property tax, shelve Green Form Subsidised Home Ownership Scheme and relaunch “Sandwich

Class Housing Scheme” and “First Time Home Loan Scheme” as homeownership that presented

in table 4(see Appendix 3).

To compare my research and literature research from Li(2015) and Campos, Yiu, Shen, Liao &

Maing(2016), both were similar in determined youth housing affordability and reasons of youth
housing unaffordability in Hong Kong context. Under 72 cases in my research, it showed

frequency and descriptive results in reasons of housing difficulties and their opinions on Hong

Kong housing policy. It was implicated with study from Campos et al(2016) while results were

dissimilar. It was believed less respondents weren’t willing in planning of purchasing houses

under frequency and percentage results in my research in table 2(see Appendix 3). However, in

research from Campos et al(2016), it showed 43 percent of respondents between 17 to 37 years old

were willing to purchase houses, which was dissimilar to results of my research through survey.

To discuss with results from above, it was believed 62.5 percent of respondents agreed property

market volatility was one reason in affecting youth homeownership and housing affordability due

to increase of housing prices. Also, 61.1 percent of respondents more strongly agreed youths

34
suffered low income that affected youth homeownership and housing affordability in Hong Kong.

In previous research from Li(2015), it showed results in ranking different reasons of youth

homeownership and housing affordability. 26.4 percent and 16.3 percent of generation Y ranked

income as first factor in affecting youth homeownership and housing choices(Li,2015). 21.4

percent and 15.2 percent of generation Y ranked income as second factors in affecting youth

homeownership and housing choices(Li,2015). My research result was dissimilar to study from

Li(2015)as it ranked different values in property market as the first reason for housing difficulties

of youths in Hong Kong(see table 7 in Appendix 3). My research survey results were significant to

Hong Kong housing policy as it was believed reclamation, exploration of country parks and using

land resumption projects were first ranked in table 8(Mean=3.07, SD=1.09)(see Appendix 3), in

which Hong Kong government should consider continuing land strategies to solve housing

difficulties of youths. Although Cheung(2018)argued difficulties in finding land for building

houses to satisfy youths' homeownership, including population density increased, land supply for

housing was tightened and limited by judicial review(Cheung,2018), my research survey results
still significantly implicated housing policy in Hong Kong since land strategies were common for

Hong Kong government to increase land supply for housing usage. However, increased land supply

was not equal to tackle housing difficulties of youths since developers or other stakeholders were

involved(Cheung,2018). More interest groups believed redistributive justice and suggested that

government should use vacant land to develop transitional housing. They didn’t accept

Development Bureau's interpretation of land supply for housing usage. It was difficult to release

land for housing development usage in satisfying youths homeownership in Hong

Kong(Cheung,2018).

35
Research limitation

Challenges were “data reliability”, “data quality” and time limitation on approaching youths in 18-

30 years old. Since online survey was set in HKBU Qualtrics, which limited sample size of 72

university students. As online surveys had been shared through its link for respondents to access in

answering questions, it still believed less reply after sent link of online survey. It resulted in a

sampling error in data collection process as difficult analyse answers without responses when

returning surveys. Survey responses were not fully answered were excluded in this research. One

limitation was only targeted at local youths in Hong Kong, especially youths with degrees, which

research did not include other youths graduated with other university degrees in above, youths

with no job and school or other households faced housing difficulties in Hong Kong.

Conclusion

Research questions are (a)Why is it difficult for youths to owning house in Hong Kong?(b)Can

housing policy in HKSAR solve those difficulties? From data results, it showed different reasons

caused housing difficulties of youths, included property market volatility, low income, competition
between Hong Kong residents and mainlanders purchase and sell in property market,

less responses to Hong Kong government housing measures, different values in property market

and social mobility. It was believed different values in property market was first ranked in reasons

for youth housing difficulties. For youth views of Hong Kong housing policy, more youths first

ranked reclamation and other land strategies could deliberate youth housing difficulties in Hong

Kong. However, it seemed reclamation and other land strategies had its limitations when built

houses since increased land supply was not equal to tackle housing

36
difficulties of youths. It caused different interest groups or other stakeholders to have different

interpretations of redistributive justice in society.

It was implicated to further studies as youths were still faced with housing unaffordability and low

homeownership in Hong Kong or global society. Hong Kong government housing policy was still

a focus point from different scholars in evaluation of whether it met youths housing needs or not.
 37
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 41
Appendix 1: Questionnaire
香港房屋政策影響問卷調查(survey about impact of housing policy in HKSAR)

你好，我是香港浸會大學社會政策研究課程四年級的學生，現正研究有關香港房屋政策影
響問卷調查，所得資料只用於研究分析之用，並將絕對保密，所有個人資料並不會被公開。

在研究報告撰寫之後的六個月，所有收集的資料將會被銷毀。如果你同意的請按下一步，

如果不同意請按上一頁離開。如閣下對是項研究有任何查詢，請與我聯絡 (電郵地址:

[email protected])。

Hello, I am a year 4 student of bachelor of social science(hon)in social policy at the Hong Kong

Baptist University. I am studying the impact of housing policy in HKSAR Questionnaire. The

information obtained is for research and analysis and will be kept strictly confidential. All

personal information will not be public available. After the study report was written in six months,

all collected information will be destroyed. If you agree, please click Next. If you do not agree,

please press the previous page to leave. If you have any enquiries about the study, please contact

me (email address: [email protected]).

香港年輕人買樓和供樓的狀況 current situation of owning houses of youths in HK

1.你現時所住的居屋是哪一類？What kind of house do you currently live in? □居

屋 government housing □私人住宅 Private housing

□公共房屋 public housing □村屋 villages □其他(請列明)others(please

specify):___________________________

42
2.你現時的住所是你家人(或你自己)租還是買的？Is your current living property rented or

bought?
□租 rent □自置 buy □不知道 don’t know

3.你有沒有買樓的打算？Do you have plans to purchase a house?

□有（請跳至第 4 題）yes(please move to Q4) □已經買樓 purchase already □沒有 no □不知道

don’t know

4.承上題，若你有買樓的打算，你會考慮什麼條件？From Q3, if you plan to purchase a

property, what conditions would you consider? (只選一項 choose one only) □工作收入和樓

價比例 Employment income and property price ratio □是否和家人一起居住 whether living

with family members or not □住址是否方便日常生活 whether address convenient to

everyday life or not □是否有樓宇擁有權 have homeownership or not □投資 investment □其

他(請列明)others(please specify):___________________________

5.你有沒有考慮申請公屋抽籤的打算？Do you have plans to have lucky draw applying for

public housing?

□有考慮（請跳至第 6 題）yes(please move to Q6) □已經申請抽籤 drawn already □沒有 no □

不知道 don’t know

43
 6.承上題，如有申請參與公屋抽籤，你考慮了哪一些因素而再此決定是否接受抽籤結果？

From Q6, if you participate in public housing lucky draw, what factors will you consider before

deciding whether to accept lucky draw result?(可選多項 multiple options) □房屋空間大小

housing spaces and sizes □住址方便日常生活 Address is convenient for daily life □和親朋好友

娛樂 Entertain with friends and family

□將來婚姻的環境 Environment for future marriage □親朋戚友鼓勵 Encouraged by family and

friends □其他(請列明)others(please specify):___________________________

7.你認為香港年輕人為什麼買不到樓？Why young people in Hong Kong cannot purchase a

house?

非常同意 strongly agree neutral 非常不同意 strongly

同意 agree 一般/中立 不同意 disagree disagree

樓市波動 Property market volatility 市民對政府對樓市的措施反 應不大 less citizen’s

response of Hong Kong government
低收入而需要工作多年才能 儲首期 Low income and □ □ □ □ □ □ □ □ □ □
need to work for many years to save money in first
period

內地人和香港人買賣樓市競 爭 competition of
mainlanders and Hong Kong residents purchase and □□□□□□□□□□
sell property market

44
housing property measures 對樓市買賣價值觀不同（例 如買樓會有好的生活素
質） Different values in property market (e.g.
purchase a property will have a good quality of life) 會） Social mobility (e.g.
purchasing a property will increase opportunity for
社會流動性（例如買樓會增 加年輕人向上流動機 young people to have upward mobility)
□□□□□□□□□□

對香港政府房屋政策的看法 view towards housing policy in HKSAR

8.總括來說，以下有幾段關於香港現行房屋政策的觀點和建議，你是否認同？To sum up,

following paragraphs of opinions and suggestions on Hong Kong's current housing policy. Do

you agree?

非常同意 strongly agree 同意 agree 一般/中立 不同意 disagree 非常不同意 strongly

neutral disagree

政府應該繼續推動加辣措施(例如： 雙倍印花稅） 發展郊野公園和運 用“收回土地條例”重新規劃房屋

以控制樓價升勢 government should continue on 策 略和土地供應舒緩房屋問題
measures(e.g. DSD) in controlling increase of housing □ □ □ □ □
price

推動「港人首次置業先導項目」 develop pilot

schemes for first home

政府以填海規劃（例如推行明日大 嶼願景計劃）、 □ □ □ □ □ □ □ □ □ □

45
Reclamation(e.g. Lantau Tomorrow), explore country housing issues
park and using land resumption project to replan
housing strategies and land supply in 發展過渡性房屋 develop transitional housing
deliberating housing issues
港人港地政策是應該重推 “HK land for HK
透過市區重建解決房屋問題 urban planning to solve residents” policy is needed
以累進差餉和房產稅舒緩房屋供應 短缺問題 using 性別 Gender
progressive rates and property tax to deliberate
housing supply shortages □男 Male □女 Female
擱置「綠表置居先導計劃」以重新 分配公屋資源
shelve Green Form Subsidised Home Ownership
Scheme in redistribution of housing resources
年齡 Age
重推「夾心階層住屋計劃」和「首 次置業貸款計 □□□□□□□□□□□□□□□□□□□□
劃」以置業為主導解 決房屋問題 Relaunch
“Sandwich Class Housing Scheme” and “First Time
Home Loan Scheme” as
homeownership to solve housing issue 個人資料
□□□□□□□□□□
Personal information

□小於 18 small than 18 □18-20 □21-24 □25-30 □大於 30 large than 30

46
現時就讀及就業 current study and work

□只是全職工作 full-time job only □全職工作和兼職在學 full-time job and part time in school

□只是全職在學 full-time in school only □全職在學和兼職工作 full-time in school and part time

job □不在學和不工作 no school and job

 現時就讀狀況 current education level

□毅進文憑 Yi jin □副學士/高級文憑 Associate degree/higher diploma degree □學士學位

bachelor degree □碩士 master degree □博士 doctor degree □不在學 not in school

現時就業狀況 current job status

□兼職 part-time □全職工作 full-time □未有工作 no job

個人平均每個月的收入 individual income in monthly average

□$3000 以下 below $3000 □$3,000-3,999 □$4,000-4,999 □$5,000-5,999 □$6,000-6,999

□$7,000-7,999 □$8,000-$8,999 □$9,000-9,999 □$10,000-14,999 □$15,000- 19,999 □$20,000-

29,999 □$30,000 以上$30,000 or above □收入不定 unstable income □不知道 don’t know □沒有

工作 (not in labour force)

~你已經完成問卷，多謝。End of survey, thank you~

47
Appendix 2: Figures in literatures relevant to research
Figure 1: Housing tenure in Hong Kong by number and percentage in 2014 (Campos et al,2016)
 48

Figure 2: Housing tenure structure by age groups in percent (Campos et al,2016)

49
50
 51
Figure 3: Demographic characteristics of 160 university students participation of studies in 2014 (Campos et al,2016)
 52
Figure 4: Expectation of homeownership financing of students(aged 17 to 37 years old) in Hong Kong in 2014 (Campos et
al,2016)

Figure 5: Willingness of students (aged 17 to 37 years old) in Hong Kong to buy an apartment in 2014

Figure 6: Different anticipated housing pathways (willingness to buy/financing) of students(aged 17 to 37 years old) in Hong
Kong in 2014

53
Figure 7: youth housing pathways framework in Hong Kong
 Purchase high quality
private housing

Purchase low quality private

housing or subsidized housing
Low Rent low quality Rent high quality private expectation of financial
expectation of financial private housing housing support from parents
support
High
from Rent subdivided housing
parents Public housing application

54

Figure 8: factors affected homeownership (Li,2015)

55
56
 57
Figure 9: Five most important factors affecting generation X's tenure choice (Li,2015)

Figure 10: Five most important factors affecting Generation Y's tenure choice decision (Li,2015)

58
Figure 11: Factors affecting generation X's demand for homeownership (Li,2015)
 59
Figure 12: Factors affecting generation Y's demand for homeownership (Li,2015)
 60
Figure 13: Results of principal component factor analysis for generation X (Li,2015)
 61
Figure 14: Rotated component matrix generation Y (Li,2015)
 62
Appendix 3: Tables of questionnaire

Table 1: Demographic characteristics of participants (N=72)

Frequency Percentage(%)

Gender Male 33 45.8 Female 39 54.2

 Age group 18-20yrs 21 29.2 21-24yrs 46 63.9 25-30yrs 5 6.9 Study and work Full-time
job only 2 2.8 Full-time job and part time in school 5 6.9 Full-time in school only 40
55.6 Full-time in school and part-time job 25 34.7 Education level Associate
degree/higher diploma degree 15 20.8 Bachelor degree 57 79.2 Job status Part-time job
35 48.6 Full-time job 3 4.2 No job 34 47.2 Income Below $3,000 21 29.2 $3,000-
$3,999 6 8.3 $4,000-$4,999 3 4.2 $5,000-$5,999 1 1.4 $8,000-$8,999 1 1.4 $10,000-
$14,999 2 2.8 $15,000-$19,999 2 2.8 Unstable income 9 12.5

63
Not in labour force 27 37.5 Type of housing Government housing 19 26.4 Private
housing 24 33.3 Public housing 17 23.6 Villages 12 16.7 Rent or buy Rent 29 40.3
Buy 37 51.4 Don’t know 6 8.3

Table 2: Willingness on Homeownership

Frequency Percentage(%) Plan in housing purchasement Yes 26 36.1 Purchase already 2 2.8
No 31 43.1 Don’t know 13 18.1

Consider in housing purchasement Whether living with family Whether address convenient to
Employment income and property members or not everyday life or not
price ratio 12 16.7 3 4.2 9 12.5

Plan in public housing application Yes 34 47.2

Have homeownership or not 1 1.4 Investment 1 1.4

Drawn already 6 8.3
No 26 36.1

64
Don’t know 6 8.3

Table 3: Public housing and housing difficulties of youth

 Frequency Percentage(%)

Consider in public housing Housing spaces and sizes 13 18.1

application Address is convenient for daily life 30 41.7

Entertain with friends and family Encouraged by family and friends

3 4.2 4 5.6 1 1.4
Environment for future marriage

Others: accept in all 1 1.4

Housing difficulties of youth: property market Strong agree 19 26.4 Agree 45 62.5
volatility

Neutral 4 5.6 Disagree 3 4.2 Strongly disagree 1 1.4

Housing difficulties of youth: Low income and need to Strong agree 44 61.1 Agree 13 18.1
work for many years to save money in first period

Neutral 15 20.8

Housing difficulties of youth: competition of Strong agree 26 36.1

mainlanders and Hong Kong residents purchase and
sell property market
Agree 21 29.2 Neutral 19 26.4 Disagree 6 8.3

65
Housing difficulties of youth: less citizen’s response of purchasing a property will increase
Hong Kong government housing property measures opportunity for young people to have upward
mobility)
Strong agree 15 20.8

Agree 25 34.7 Neutral 24 33.3 Disagree 7 9.7

Housing difficulties of youth: different values in Strongly disagree 1 1.4 Strongly agree 5 6.9
property market (e.g. purchase a property will have a
good quality of life) Agree 26 36.1 Neutral 33 45.8 Disagree 8 11.1
Strongly agree 17 23.6

Housing difficulties of youth: Social mobility (e.g. Agree 22 30.6 Neutral 25 34.7 Disagree 8 11.1

Table 4: Housing Market in different opinions and suggestions

 Frequency Percentage(%)

Government should continue on measures(e.g. DSD)in Develop pilot schemes for first home
controlling increase of housing price Strongly agree 9 12.5

Agree 43 59.7 Neutral 16 22.2 Disagree 3 4.2

Strongly disagree 1 1.4 Strongly agree 26 36.1

Agree 33 45.8

66

Reclamation(e.g. Lantau Agree 9 12.5 Neutral 32 44.4 Disagree 16 22.2

Tomorrow), explore country park and using land
resumption project to replan housing strategies and Strongly disagree 7 9.7
land supply in deliberating housing issues
Strongly agree 20 27.8 Agree 29 40.3 Neutral 15 20.8
Disagree 6 8.3

Strongly disagree 2 2.8

Urban planning to solve housing issues
Neutral 12 16.7 Disagree 1 1.4 Strongly agree 8 11.1

Develop transitional housing Strongly agree 4 5.6 Agree 35 48.6 Neutral 23 31.9
Disagree 8 11.1 Strongly disagree 2 2.8

“HK land for HK residents” policy is needed Agree 26 36.1 Neutral 12 16.7 Disagree 6 8.3
Strongly agree 25 34.7

Strongly disagree 3 4.2

Using progressive rates and property tax to deliberate Strongly agree 12 16.7 Agree 27 37.5
housing supply shortages

67
Neutral 24 33.3
Disagree 8 11.1
Strongly disagree 1 1.4

Shelve Green Form Subsidised Home Ownership Relaunch “Sandwich Class Housing Scheme” and
Scheme in redistribution of housing resources “First Time Home Loan Scheme” as homeownership
to solve housing issue Consider in public housing application
Strongly agree 6 8.3 Housing spaces and sizes 13 25 38.2

Agree 31 43.1 Neutral 25 34.7 Disagree 8 11.1

Address is convenient for
Strongly disagree 2 2.8
daily life
Strongly agree 9 12.5

Entertain with friends and

Agree 29 40.3 Neutral 24 33.3 Disagree 9 12.5 family
Strongly disagree 1 1.4 Environment for future
marriage
Table 5: Frequency in multiple response in public housing consideration 30 57.7 88.2 3 5.8 8.8 4 7.7 11.8

Frequency Percentage( %) Encouraged by family and friends

Percent of case(%) 1 1.9 2.9

68
Others: accept in all 1 1.9 2.9 Total 52 100 152.9 a. Dichotomy group tabulated at value 1.

Table 6: Cross Tabulation of multiple response in public housing consideration

Number of le) Number of Percentag e(%)
count(Ma Percentag e(%) count(Fe male)

Consider in public housing Address is convenient for daily life 12 92.3 18 85.7 2 15.4 1 4.8 0 0 4
application
Entertain with friends and family
19 0 0 1 4.8
Environment for future marriage

Encouraged by family and friends

Housing spaces and sizes
4 30.8 9 42.9

Others: accept in all 0 0 1 4.8

Percentages and totals are based on respondents.
a. Dichotomy group tabulated at value 1.

Table 7: Mean and SD of Public housing and housing difficulties of youth

Mean SD Rank Property market volatility 1.92 .783 5

Low income and need to work for many years to save Competition of mainlanders and Hong Kong residents
money in first period purchase and sell property market
1.60 .816 6 2.07 .983 4

Less citizen’s response of Hong Kong government housing 2.36 .969 2

69
property measures increase opportunity for young people to have upward
mobility)
Different values in property market (e.g. purchase a
property will have a good quality of life)
2.61 .779 1 2.33 .964 3
Social mobility (e.g. purchasing a property will

Table 8: Mean and SD of Housing market in different opinions and suggestions

Mean SD Rank
Government should continue on measures(e.g. DSD)in 2.22 .773 5
controlling increase of housing price

Develop pilot schemes for first home 1.83 .751 8

Reclamation(e.g. Lantau Tomorrow), explore country housing issues

park and using land resumption project to replan 3.07 1.09 1
housing strategies and land supply in deliberating

Urban planning to solve housing issues 2.18 1.03 6 Develop transitional housing 2.57 .869 2

“HK land for HK residents” policy is needed 2.11 1.11 7

Using progressive rates and property tax to deliberate Relaunch “Sandwich Class Housing Scheme” and
housing supply shortages “First Time Home Loan Scheme” as homeownership
to solve housing issue
Shelve Green Form Subsidised Home Ownership
Scheme in redistribution of housing resources

2.43 .947 4 2.57 .901 2 2.50 .919 3

 70
Appendix 4: Ethical Approval Email

From: Gloria K S Chak <[email protected]> To:

[email protected]

Cc: [email protected],
[email protected]
Date: Dec 18, 2019, 4:13 PM
Subject: Re: Application for the ethical/safety clearance procedures
Dear Chan Chun Sum Brian,

Please be informed that your application for the ethical/safety clearance procedures for the
Project " A study on the impact of Hong Kong housing policy on youth homeownership" has
been approved.

Thank you for your attention.

Best regards,
Faculty of Social Sciences

71
Appendix 5: Borrowing Consent Form
HONG KONG BAPTIST UNIVERSITY
DEPARTMENT OF SOCIAL WORK

Honours Project

I agree that the Department may provide other social work students with softcopy or

a copy of my project for purposes of private study or research, on the understanding

that any such copy is not further reproduced or published in any form without my

special written consent.

AUTHOR: ____Chan Chun Sum Brian __________________________________

STDUENT NUMBER: _18672361_________________________________________

TITLE: _ A study on the impact of Hong Kong housing policy on youth

homeownership____________________________________

_____________________________________________________________

_____________________________________________________________

_____________________________________________________________

Signed __ ______________________________ Date ______________________

72
Append
dix 6: Sampl
 le Informed
Consent Fo
orm

浸會大學 學
社
香港浸

參 與畢業研

我是陳駿
駿森，是香

社會工作 研究問卷
卷調查同意
作系
意書

香港浸會大學 和青年人住
學國際學院 住屋困難的原
院（社會政策
策專業）四 原因。特別
四年級學生 ，旨在瞭解 解香
關於「香
，正進行一 一項 調查，過
過程約 20-2
香港房屋政
25 分鐘。參
政策對青年房
參與純屬自
房屋擁有權
別邀請您參加
權的影響研究
加是次的問
究」畢業論
問卷
論文的研究
願性質。是
港房屋政
益。
政策對青年
年人的影響和
收集到的資 者提供個人利
資料將會絕 利
是次研究並不
不為參加者
對保密，並
是次所 料，將不會 並只用作研 是次所得到
訊或資料 會出現在任何 究用途。是 的所有個人 人資

何的報告中
中，研究結束
束後，所有
有的資料將會
會銷毀。

1. 本人
人________
______同意參 影響研究」
參與「香港 查。
港房屋政策對 2. 本人
對青年房屋 問卷調
屋擁有權的影

人明白參與
與是項研究純
純粹自願性
性質的。本人
人可以在問
問卷調查開始
始前隨時可
可以
退出，而
而不會影響
響本人任何方
方面的發展
展。
3. 本人
人明白研究
究的目的及用
 用途，並同
同意進行此項
項活動。

日後如對
對是項研究
究有任何查詢
詢，請與研
研究員陳駿森
森聯絡。

白以上內容
容，並願意參
參與是項研
研究，請在下
如你明 (姓名
名﹕
參加者簽
簽名﹕____ 參加者監
___________ ___________
____
)
__________
下方簽署。

監護人簽名
名﹕_______
___________
___________
____

研究者簽 簽名﹕____ (姓名﹕

)

___________
__________
___________
____
(姓名
 名﹕ )

日期：_
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73