绅士化租差理论反思与实证——以南京为例

doi:10.13959/j.issn.1003-2398.2025.04.004

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摘要中国近年来开始摒弃以大规模强拆和失所为特征的绅士化模式，同时政府在分配租差时，更加重视社会公平公正公开。同时政府在分配租差时更加重视社会公平公正公开。政府治理方式的转变对于租差理论发展有重要作用，值得进一步探讨。本文研究了南京市以政府主导的两种绅士化模式：微更新及学区房改革。前者为留改为主的老旧街区改造，后者为行政手段限制学区房引发的教育绅士化。两者旨在限制开发商和学区房业主等利益方在城市更新过程中投机租差。微更新模式改善了原住民的居住条件，保障了其利益，但该模式很大程度上依赖于公共财政补贴，经济上难以可持续。学区房改革虽然部分缓解了学区房投机，其效果也有待加强。政府干预在一定程度上促进了社会公平，但难以短时间从根本上阻止资本对租差的追逐，尚不足以使租差理论不成立。未来需通过不断构建“社会可接受的”城市更新，逐步实现全体居民城市权。

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关键词 ：政府干预, 城市更新, 微更新, 教育绅士化, 学区房

Abstract：China has recently moved away from the gentrification model characterized by large-scale demolitions and displacements. Instead, the government adopted a more cautious approach in the allocation of rent gaps, emphasizing social equity and transparency. This study examines two government-led gentrification models in Nanjing: micro-regeneration and edu-apartment reform. The former focuses on revitalization and preservation of old neighborhoods, while the latter uses administrative measures to curb jiaoyufication driven by speculative investments in edu-apartment. Both aim to limit excessive rent gap appropriation by developers and homeowners. Micro-regeneration has enhanced the living conditions of original residents, maintained the community's social structure and neighborhood relationships, and effectively mitigated the drawbacks commonly associated with traditional gentrification. However, micro-regeneration requires substantial funding to create use value and preserve historic buildings; however, its internal revenue-generating capacity is far from sufficient to achieve financial sustainability. While government intervention has promoted social equity to some extent, it has struggled to fundamentally halt capital's pursuit of rent gaps in the short term.

Key words： state intervention urban redevelopment micro-regeneration jiaoyufication edu-apartment

收稿日期: 2024-02-09

PACS:

K901.2

基金资助:国家自然科学基金项目（42271220，41801166）；中央高校基本科研业务费专项资金资助（2042024kf0004）

通讯作者: 石义（1983—），男，湖北荆门人，高级工程师，主要研究方向为国土空间规划、土地政策。E-mail: shiyifly@163.com。 E-mail: shiyifly@163.com

作者简介: 刘成（1985—），男，湖南岳阳人，博士，副教授，博士生导师，主要研究方向为绅士化、城市更新。E-mail: chengliu85@hotmail.com。

引用本文:

刘成, 石义, 张楷涛, 雷超. 绅士化租差理论反思与实证——以南京为例[J]. 人文地理, 2025, 40(4): 36-46. LIU Cheng, SHI Yi, ZHANG Kai-tao, LEI Chao. REFLECTIONS AND EMPIRICAL ANALYSIS OF RENT GAP THEORY: A CASE STUDY OF NANJING. HUMAN GEOGRAPHY, 2025, 40(4): 36-46.

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http://rwdl.xisu.edu.cn/CN/10.13959/j.issn.1003-2398.2025.04.004 或 http://rwdl.xisu.edu.cn/CN/Y2025/V40/I4/36

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