Housing development for low - income people in Hanoi
HOUSING DEVELOPMENT FOR LOW -
INCOME PEOPLE IN HANOI
Dr. Nguyen Thi Thanh Huyen
National Economics University, Hanoi, Vietnam
MA. Nguyen Thi Hong Quyen
Vietnam’s Bizhouse Company
MA. Le Thi Hong Anh
National Economics University, Hanoi, Vietnam
Abstract
Housing for low - income people has emerged as a major concern in
developing countries, especially Vietnam. The present study sought to define the
factors that influence the development of low - income housing in Hanoi - a densely
populated city and also the economic - cultural center of the country. We used the
statistical method, comparative method of housing data and projects implemented in
the period 2008 - present. Then systematized the basic theory and analyzed the status
quo for low - income housing. The results demonstrated that urbanization, migration,
the gap of rich and poor people, and government policies have dramatically affected
low - income housing. Therefore, building policies as well as enhancing many
incentives and raising the incomes for people is one of the optimal solutions for the
development of low - income housing.
Keywords: Housing, low income, urbanization
1. Introduction
According to the statistics, now the housing funds are not shortage but low-
income people do not have accommodations or have to stay in cramped apartments
because of the phenomenon of real estate speculation that the government has no
effective policy to prevent. According to the Hanoi Department of Construction, in
2017, about 11 million square meters of new housing has been built, but housing for
low – income people is only about 60,000 square meters. According to the statistics
of Vietnam General Confederation of Labor, housing demand for low – income
people in urban areas is expected to be 1 million units by 2020, but currently only
over 10,000 units per year. At present, only 20% of workers in industrial zones have
stable housing. It is estimated that by 2020, there will be approximately 33.6 million
370
square meters of housing for 4.2 million people. Currently, have 59 housing projects
for workers in industrial zones with the scale of 66,950 apartments meet about 30 –
40 thousand people. Due to the gap between supply and demand, 284,000 households
live simply and temporarily. The number of houses under 30 square meters (under 7
square meters / person) is 1,131,000. Most workers in industrial zones live in cramped
apartments with poor sanitation. This negatively affects the health and well - being of
workers. On the other hand, property prices in the real estate market have increased
rapidly while incomes and accumulations of people are still very low; Especially the staff
of cadres, civil servants and workers in the industrial zones are the ones who have main
incomes from wages, the rise in wages does not keep with the rise of price in general
market as well as the housing market in particular. Thus, the ability to own an apartment
of these objects increasingly difficult.
2. Methodology
The article uses statistical, described methods to analyze the factors impact on
housing for low income. In addition, inheriting selective domestic and international
researches have announced related to this topic: Selective inheritance of many related
researcharepublishedinVietnamandovertheworld. Collecting andresearchingdomestic
and foreign documents on housing issues for low - income people in Vietnam in general
as well as Hanoi in particular. Contemporaneous, this topic uses selectively the data and
information published in mass media. This article will answer the question:
What are factors that affect the development of low - income housing in Hanoi?
What is the current status of low - income housing development?
Which solutions to develop housing for low - income people?
3. Literature review on housing for low income people
3.1. Concepts
Low - income people
According to this research topic, the concept of low – income people defined
here include only those who are able to receive the support and have solutions to
return the incentives has been awarded. Those people who live in very old houses
without repair or renovation.
Low - income people are the people who have a stable income and able to
accumulate funds to improve the living condition, with the support of the State on
long-term loans for installment payments, are created preferential conditions on land
policies and infrastructure (the borrowers are able to repay the loan).
Low - income people are the people who do not have home or have a house
but in narrow area, not more than 4 square meters per person.
371
Housing for low - income people
Housing for low - income people is the term referring to houses, buildings,
housing construction projects are built to solve housing demand for low – income
people, poor people, people with economic difficulties, people who have jobs but
have difficulties in arranging housing by the Government and the support of the
benefactors through the form of the State will build, then rent or sell to these objects
at preferential prices.
Low - income housing is usually operated by local government such as the
district government or city government.
organizations and individuals of all economic sectors to invest in building for the
subjects specified by the Housing Law rent or hire - purchase (renters after a specified
period of time are entitled to buy and is recognized ownership of that house)
according to the regulations of the State.
3.2. Overview research relating to low - income housing
Up to now, there have been many research projects on housing issues in
Vietnam in general and in Hanoi in particular as well as many research topics on the
status quo of social housing, housing for low - income people… are executed by the
organization and individuals.
However, in the previous studies mainly focused on general housing
development solutions, low - income housing is mentioned only as a small component
of the housing system of the whole society, there are not many in - depth studies on
this issue. There are several related studies as following:
Nguyen Manh Ha (2008) confirmed the necessity of social housing policy for
a part of cadres and civil servants working in state agencies, the objects are entitled
to the social housing regime that the State issued in the Journal of Foreign
Information. Thereby, the article shows that the necessary to develop and finish this
policy to meet the practical requirements, ensure social security and achieve the
efficiency as desired.
Trinh Duy Luan (2009) outlined the principles for mobility, the relocation in
resettlement conditions, the problems that social relations and economic relations
cause to resettlement housing... Resettlement is not a mere movement, but a complex
problem with many different aspects of life. The article also pointed out that in order
to solve the housing problem in general and resettlement housing in particular, the
most important point to note that we are in the process of operating the socialist -
oriented market economy.
372
Le Thi Bich Thuan (2015) and research team from the Institute of Architecture
Research - Ministry of Construction have analyzed the status of low - income housing
in Vietnam’s urban and scientific basis of architecture and construction
technology to solve the problem of low - income housing in accordance with the
current socio - economic conditions. Since then, proposed synchronous solutions
from land use planning, architectural solutions, construction technologies,
building materials for low - income housing. The research team also recommended
policies and financial mechanisms for construction of housing for low - income
people in urban areas in Viet Nam to create favorable conditions for low - income
people to improve their houses.
In the world, housing programs in general and low - income housing in
particular have been implemented for many years. From the experiences of developed
countries in Europe to emerging economies countries in Asia, these projects have
brought benefits to hundreds of millions people in many countries in which we can
refer, learn. Therefore, in addition to the publiced relevant decrees and regulations,
there are many materials include books, essays, articles in specialized journals. Here is
an overview of some books, topics related to the thesis content:
Edgar O.Olsen (2001) focus studied about:
(1) Consider the justifications that have been offered for housing subsidies to
low-income households and the implications of these justifications for the evaluation
and design of housing programs.
(2) Describe the most important features of the largest rental housing programs
for low-income households in the United States.
(3) Summarize the empirical evidence on the major effects of these programs
Jingchun Lin (2011) focused on providing an overview of low – income
housing development around the world and briefly introducing the development of
this segment in China. Since then, the author has provided some appropriate policy
recommendations for the development of the affordable housing market of
Guangzhou, China from the previous experience. In particular, with similar cultural
and economic backgrounds, Guangzhou has many things to learn from experience of
Hong Kong and Singapore to develop low – income housing.
Reem Abed Elkhalik (2014) provided general information on low – income
housing in Jordan as well as the factors that influenced the demand for low – income
housing. Simultaneously, the author also showed the current status of low – income
housing here, thus designed some proposals for low – income housing development
in Jordan.
373
4. Discussion and Conclusion
4.1. Actual situation of low - income housing in Hanoi
To evaluate the development of low - income housing in Hanoi, this article
focus on the number of construction suppliers, the number of project, floor areas and
the quality of housing.
4.1.1. Achievement
Quantity of the low - income housing:
Recently, a series of housing projects for low - income people in Hanoi has
been implemented such as: Houses in Sai Dong, Long Bien; New urban Dang Xa,
Gia Lam, Ngo Thi Nham residential project, Ha Dong district, project of construction
investment houses for low - income people in North of An Khanh …
Hanoi has some housing projects for students such as housing for students at
New Urban Area in My Dinh II and housing for students at New Urban Area in Phap
Van - Tu Hiep.
Table 1: Information of low - income housing projects in Hanoi
INVESTED
AREA
(m2)
NO OF
No
PROJECTS
CAPITAL
CAPACITY
APARTMENT
(billion dong)
Low – income housing
1
647
979
45,704.4
95,000
840
4,000
in Sai Dong
Housing for students
at New Urban Area in
My Dinh II
2
3
1,300
5,196
7,500
New urban area in
North of An Khanh
3,391.45
746,650
17,485
Housing for students
at New Urban Area in
Phap Van – Tu Hiep
(Hoang Mai district)
4
1,900
210,000
1,400
20,000
https://batdongsan.com.vn)
In 2014, Hanoi has 66 social housing projects have been implemented with
5,016,977 square meters floor. Therein, 44 social housing projects, low-income
housing equivalent to 37,800 apartments; 10 housing construction projects for
students with 362,775 square meters floor, meeting 39,144 students; 12 housing
projects for workers.
374
By 2016, 36 social housing projects have been completed in Hanoi, bringing
the total floor area up to 1,347,000 square meters, only reached 75% compared with
the target of the State and practical needs. And arranged and settled accommodation
for 11,800 households.
Reported at National Online Conference about social housing, houses for
workers in 2016, Mr. Pham Hong Ha – Minister of Construction informed that 3.7
million square meters of social housing in urban areas and industrial parks has
been put into use in Hanoi up to now, contributed to solving housing for nearly
500,000 low - income people, workers in urban and industrial areas. According to
calculations of the actual housing needs, the needs of social housing, low - income
housing, official housing, resettlement housing; development results to the end of
2015 are as follows:
Table 2: Needs of social housing, low - income housing, official housing,
resettlement housing: Results of the implementation to 2015
Housing for Housing
Official
Low – income
housing (m2)
Resettlement
housing (m2)
Indicators
workers for student housing
(m2)
(m2)
(m2)
According to the
indicators of
housing
development
program was
approved by the
Prime Minister
1,800,000
1,600,000
540,000
1,400
1,600,000
According to
actual demand to
2015
1,800,000
534,734
485,034
150,320
540,000
303,037
0
1,600,000
618,360
Results of the
implementation
to 2014
900
Results of the
implementation
to 2015
1,346,670
453,330
245,749
239,285
363,008
176,992
1,400
0
839,460
760,540
Compared with
actual demand
375
Table 3: Plan for housing development in Hanoi in 2015
and the period of 2016 – 2020
Social housing
Housing
for
Housing
for
for 9 subjects
according to
Decree No. 188
in 2013 (m2)
Official Resettlemen
Indicators
housing
(m2)
t housing
(m2)
workers
(m2)
students
(m2)
According to the indicators of
housing development program was
approved by the Prime Minister
(accumulated2012–2015)
4,023,000
4,600,000 1,340,000 3,500
4,000,000
4,000,000
According to actual demand to
2020 (accumulated 2012 -2015)
6,023,000
1,346,670
813,288
1,340,000
0
Results of the implementation to
2015
245,749
567,539
363,008
978,992
900
0
839,460
Developmentindicator2016–2020 4,676,330
3,160,540
(Source: https://sotaichinh.hanoi.gov.vn)
Long - term plan from 2016 - 2020 of People's Committee of Hanoi, based on
actual demand for social housing is 6,023,000 m2, increased nearly 50% compared to
expected (4,023,000 m2). People's Committee of Hanoi has also announced plans to
develop social housing by 2020, clearly shows that there are 22 projects with a total
floor area of about 3,124,000 m2, estimated at 52% of actual demand, and reaching
78% of the target City Housing Development Program.
Table 4: Housing and Urban Indicators to 2020
INDICATORS
UNIT
Million
%
2009
25.43
29.63
3.7
2015
35
2020
44
Urban population
Urbanization’s rate
38
45
Average number of people / household Person
3.4
26
3.2
29
Average housing area /person
HOUSING DEMAND
Total of apartments/ houses
Total area
m2/ person
19.2
Million
6.76
476
10.2
905
13.5
Million m2
1260
Total increased area (compared with
the current area)
Million m2
0
429
784
(Source: Housing Profile – UN Habitat, 2010)
376
In addition, by the end of 2014, there are 21 projects in Hanoi registered to
convert from commercial housing to social housing with the scale of construction
about 11,400 with the total investment of about 9,000 billions; 12 projects registered
to adjust the structure of the apartment with the initial construction size of 3734
apartments adjusted up to 5,234 apartments.
Quality of low - income housing:
Referring to social housing, people often default think about cheap, small area,
poor utility and obvious quality is also “cheap”. However, recently, the low – income
housing is cheap housing but the quality of construction, technical infrastructure,
society and services are better. Such as, from Dai Kim project to the most recent Minh
Khai project always attracts the attention of buyers.
The low - income houses of Handico5 are always designed equivalent to
the average apartment in the market with good materials, friendly environment.
Besides, there are many smart utilities that give the residential area a beautiful
living space of the residents. Not only home but also services, utilities,
management, entertainment, community connection. For example, some projects
will be able to provide sufficient facilities and services such as Sai Dong, Long
Bien and Vinh Yen urban areas…
Many new urban areas grow up with the quality of infrastructure in accordance
with modern standards. Trade shall, sport and entertainment services meet
environmental standards, treatment of waste water such as: Linh Dam, Dinh Cong,
Trung Hoa - Nhan Chinh new urban areas. Besides, there are many housing for low-
income people, staff, teachers, students: housing for low income people in Xuan
Dinh, Nam Dai Co Viet resettlement area ...
4.1.2. Limitations
However, up to now, the picture of low – income housing, resettlement
housing in Hanoi is very fragmentary, lack of seamless.
Migration and urbanization issues
Rapid urbanization has led to a large urban-rural migration rate, especially in
large cities such as Hanoi and Ho Chi Minh City. As a result, demand for housing is
rising, especially for low – income housing. Migrants to cities often have to live in
rented houses, temporary houses.
377
Table 5: Distribution of housing in Hanoi and Ho Chi Minh City between
migrant and non - migrant households based on their current residence
Ha Noi
Ho Chi Minh
Characteristics of the
household
Non–migrant
Non–migrant
Migrant
Migrant
Kind of houses
Permanent house
Semi – permanent house
Durable wooden frame house
Simple house
52,0
31,0
4,4
78,4
17,0
1,7
11,7
81,0
1,5
28,2
70,2
0,2
12,5
100,0
2,9
5,7
1,4
Total
100,0
100,0
100,0
Ownership
Private house
52,0
0,9
96,2
0,8
17,5
0,4
70,8
0,1
Rent from state
Rent from private
Collective house
House of the state & private
House has no ownership
Total
46,5
0,1
1,2
81,6
0,1
28,9
0,0
1,7
0,4
0,1
0,3
0,2
0,0
0,0
0,1
0,0
100,0
100,0
100,0
100,0
(Source: Mid - term housing and housing census 2014)
High house prices along with large price difference
Besides, the current situation in Hanoi is many projects being implemented at the
same time, but the projects price has a very clear difference affecting the affordability to
pay of households. With the same preferential land use fee, preferential loans, but
housing projects for low income people sometimes have the price difference is double,
some projects are less than 9 million/ m2, but some up to 15-17 million/ m2
Table 6: Reference price of some housing projects for low – income people
NO
NAME OF PROJECT
PRICE (/M2)
Social housing project in Minh Duong, Son Dong,
Hoai Duc district
1
8,5 million dong
16million dong
10 –13 million dong
2
Social housing project 143 Tran Phu (Ha Dong)
Low – income housing construction project – B4–
CT1 and B5 – CT2, North of Co Nhue, Chem
Social housing project 30 Pham Van Dong
Dang Xa, Gia Lam Urban Area
3
4
5
14.9 million dong
9 million dong
Song Da high – rise apartment buildings, Tran Phu,
Van Quan, Ha Dong
6
15 – 17 million dong
(Source: http://hosomuanhathunhapthap.blogspot.com)
378
Land and housing funds for low-income people are severely lacking
Hanoi is currently in serious housing shortage, especially for low and middle
income people, and immediate needs at least 7 million m2 of housing, equivalent to
120,000 apartments for those who need home urgent in the area. According to the
investigation of JICA (Japan), the demand for housing for rent, hire purchase of
officials, civil servants, workers... about 18,000 apartments, therein the poor need to
improve housing about 30%.
In 2017, the total area of new housing in the city is about 11 million m2, of which
there are only 60,000 m2 of social housing, and 164,000 m2 of resettlement house.
According to the new results published by the Ministry of Construction,
currently only 22% of the nearly 3 million students are in the dormitory; only 20% of
1 million direct workers and about 1.2 - 1.5 million indirect workers have
accommodation; about two thirds of the 2 million officials and civil servants have
their own houses, the remainder must live in the compound, tabernacle... Thus, Hanoi
is now facing a lot of difficulties in housing. The average housing area of people
receiving salary from the State budget and especially low – income people is low and
does not guarantee the necessary living space.
With the population density is too large, housing problems become more
urgent. Simultaneously, land fund for housing is extremely limited so the planning of
housing in Hanoi needs long – term calculations to meet the needs of residents.
Figure 2. Housing quality of officials, civil servants in Hanoi
Housing quality of officials, civil servants in Hanoi
Permanent house
Temporary
house
38%
55%
Semi –
permanent house
7%
(Source: The scheme on housing policy for officials and civil servants)
Projects that serve other target groups are not as effective as expected. For
example, the registration of schools on the number of students wishing to enter before
implement to 15,000 students in the housing projects for students. The same situation
occurred in the segment of housing for workers in industrial zones. Of a total 24 units
with 1,084 rooms can serve nearly 10,000 shelters in the pilot project of Kim Chung
379
Commune, Dong Anh District serving workers in the North Thang Long Industrial
Park, now have more than 3,000 vacant
Figure 3. Hanoi’s land fund in 2015
Hanoi's land fund in 2015
168791
159419
59068
26348
8950
Agricultural land Non-agricultural
land
Urban land
Residential land
Other land
(Source: Statistics Office in Hanoi)
According to the Resolution on the ratio of residential land, housing for the
development of social housing in projects of commercial housing, new urban areas in
the city have to spend 25% for residential land, or 25% of the floor area to develop social
housing, low - income housing. However, by the end of 2015, in Hanoi, there is only the
functional urban area North of Tu Liem (with an area of about 86.5 ha with a population
of about 8,000 - 8,500 people have been approved by Hanoi People's Committee in June
2014) is to spend 25% of the land fund to develop social housing.
Support policies are incompatible and synchronous
However, while the demand for low – income housing is very high, the number
of projects has been implemented very low, many switch housing projects remains
slow have affected the target of creating low – income housing… as the national
housing strategy outlined. The package 30,000 billion to support the development of
social housing has a low disbursement rate, partly due to a lack of supply and projects
eligible disbursement.
Moreover, State preferential policies have not really reached the enterprises,
therefore, they can not encourage and attract enterprises to build social housing, low
- income housing. In addition to being exempt from land use fees, rent for
construction land for low - income housing and housing for workers, the enterprises
involved in building social housing in Hanoi as well as across the country are not
entitled to other incentives.
Enterprises which invested in construction of low - income housing are exempt
from value - added tax (VAT) and corporate income tax (CIT) for four years
380
(According to Decision no. 67/2009/QD-TTg). However, after nearly 3 months, in
Decision No. 96/QD-TTg dated 22 July 2009, the investor is entitled to a 50% reduction
in VAT only and entitled to corporate income tax exemption only in 2009. This lead to
many enterprises are depressed due to changes in preferences. In addition, the incentive
policies have indicated that enterprises are given priority loans, interest rate support... but
it does not specify which banks apply this offer, so it is not easy to access loan.
The Government has not yet issued specific price regulations that make the
prices of apartments inconsistent and lack of transparency; the standard of apartments
is only general, which leads to people do not have the correct basis to compare the
quality and price of the projects to make a reasonable choice
4.2. Some solutions to develop low - income housing
4.2.1. Facilitate to improve the low - income housing
Upgrade the quality of housing
While the quality of low - income housing is a problem, this solution aims to
safeguard people's lives, ensure minimum accommodation as well as improve living
conditions while minimizing the cost of living. Simultaneously, in terms of technical
infrastructure, it is recommended that the State and citizens work together in which
the State acts as the main investor and the citizens contribute labor to reduce the
burden on the low income people.
Development and expansion of low - income housing construction projects
with the installment payments
Buying a house for low - income people is very difficult without the support
of the State. The State can apply supportive policies to people who buy houses, such
as people can pay in different phases: pay 50% of the value in phase 1, pay 30 % of
the value in phase 2 and the rest can be paid in 5-10 years ...
4.2.2. Develop investment in low - income housing market
Liberalization of housing construction for low - income people: all
components and all types of businesses, organizations and individuals that meet
technical and financial conditions are eligible to participate in low - income housing
construction. Diversify forms of investment, types of housing development and
business organization: private, state, joint-stock, joint-venture, cooperative. Besides,
it is necessary to strongly encourage corporations, real estate investment companies,
construction companies (including foreign corporations and companies) to have
financial and technology capabilities directly invest into this field. In addition,
strengthen the building materials market and services related to the construction and
provision of housing for low - income people.
381
4.2.3. Solutions for land - use planning
For low - income housing, land funds are needed to connect with the workplace
and public services, to form “The complex”: “Industrial zone - Housing for workers-
public services”, “Universities - dormitories - public services”…
Hanoi needs to have detailed planning (including land fund assigned to
enterprises for low - income housing construction). Long-term and widespread
strategic planning must be completed, to provide a framework for linking policy and
urban space so that the planning and investment in housing, the entire social
infrastructure - urban space are basically developed according to urban planning.
4.2.4. Financial solution
Having a financial system properly to ensure adequate supply of capital for
production and maintenance of the housing fund and facilities, as well as creating
the conditions for the purchase can be repaid over a long period.
Establishing "Housing saving fund" (This fund is formed on the basis of the
restructuring of housing development fund in localities). Funds are formed by
contribution of employees salary at the prescribed rate (Some countries set 10-15%,
the lowest is 3-5%). “Housing saving fund” for low - income people to buy houses
and mortgages by itselfs and then pay off monthly for many years, maybe up to 10
years. Shift the focus from facilitating the supply side to facilitating the demand side.
When the demand side has enough capacity to pay, the market will follow the supply
and demand mechanism to meet that demand in terms of price, quantity and quality.
Gradually, the competitive mechanism will operate vigorously, adjusting supply and
demand relations and prices. In short, the market will perform its function of
effectively mobilizing the resources of the society.
4.2.5. Public-Private Partnership Solutions
Vietnam can study the model of the German House Savings Fund in the
direction of privatization and cooperation of public-private form (PPP). This is
perfectly suited with present conditions, when the state budget is not enough to fully
support the fund, while raising capital from non-state sector for funds has become the
inevitable trend.
4.3. Conclusion
Low - income housing is a problem that any nation or any city faces. The
quality of low - income housing is also a measure of the development of the social
security system life’s quality, the beauty of architecture, the landscape of a locality
and the whole country, confirm the social management level of the State and local
government. The necessary condition is the housing issue is one of the top priorities,
382
must be resolved comprehensively and stably for the country can develop in a
sustainable way in the coming time, strive to become a modern industrial country.
Under the difficult conditions of our country in general and Hanoi in particular, how
to build and develop low - income housing, social housing in a suitable way so that
these objects stabilize their lives, peace of mind to work is very necessary.
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