This report looks at cheap homes for poor people. It talks about Australia, South Africa, and Austria.

本報告探討針對低收入族群的廉價住宅，涵蓋澳洲、南非與奧地利。

Australia does not have enough cheap homes. Many people wait for a house. The government wants to build more homes, but it is expensive to build now.

澳洲缺乏足夠的廉價住宅。許多人正在等待分屋。政府希望興建更多住宅，但目前的建築成本過高。

South Africa also has a big problem. Millions of people need homes. The government asks private companies to help, but the homes are still too expensive for many families.

南非也面臨嚴重問題。數百萬人需要住房。政府要求私營企業協助，但對許多家庭來說，這些房屋依然太貴。

Austria is different. In Vienna, the government helps many people get cheap homes. Almost half of the homes there are cheap because the government manages the land.

奧地利則有所不同。在維也納，政府幫助許多人獲得廉價住宅。由於政府管理土地，當地幾乎有一半的住宅價格低廉。

In New South Wales, the government is changing one area called Bellambi. They will build more homes for different people. Some people like this, but some old residents are sad.

在新南威爾士州，政府正在改造一個名為 Bellambi 的地區。他們將為不同族群興建更多住宅。有些人對此表示認同，但部分原居民則感到憂心。

Many countries need more cheap homes. Vienna shows that the government can help people live together in a good way.

許多國家需要更多廉價住宅。維也納證明了政府能協助人們以良好的方式共同生活。

This report examines the serious lack of social housing in Australia and South Africa. It compares these problems with the successful integrated housing model used in Vienna, Austria, and discusses specific redevelopment projects in New South Wales.

本報告研究了澳洲與南非社會住宅嚴重不足的問題。報告將這些問題與奧地利維也納成功的綜合住宅模式進行比較，並討論了新南威爾斯州具體的重建計畫。

The social housing sector in Australia has seen a steady decline, dropping from 4.8% of all housing in 2011 to 4.1% in 2024, which is well below the OECD average of 7%. Consequently, there are long waiting lists, with about 185,000 people nationwide and 69,000 in New South Wales waiting for a home. Homes NSW emphasized that this shortage is caused by rising construction costs after the pandemic and poor maintenance of old buildings. Although the federal government plans to build 55,000 new units by 2029, many advocates assert that this is not enough to keep up with population growth.

澳洲的社會住宅部門呈現持續下降趨勢，從2011年佔所有住宅的4.8%下降至2024年的4.1%，遠低於經濟合作與發展組織（OECD）7%的平均水準。因此，目前有很長的等待名單，全國約有18.5萬人，而新南威爾斯州則有6.9萬人在等待住房。Homes NSW強調，這種短缺是由疫情後建築成本上升以及舊建築維護不周引起的。儘管聯邦政府計劃在2029年前興建5.5萬個新單位，但許多倡導者主張這不足以追上人口增長。

Similar failures are visible in South Africa, where there is a shortage of 2.6 million homes. The government has shifted toward a policy that encourages private companies to provide 'affordable housing'; however, these homes are often too expensive for the average household. In contrast, Vienna, Austria, has a strong system where 43% of housing is subsidized by the state. This model works because of strong political support and a proactive government that manages land to ensure people from different backgrounds live together and are not pushed to the edges of the city.

南非也出現了類似的失敗，當地短缺260萬套住房。政府已將政策轉向鼓勵私人公司提供「可負擔住宅」；然而，這些住宅對一般家庭來說通常太貴。相比之下，奧地利維也納擁有強大的系統，43%的住宅由國家補貼。這個模式之所以有效，是因為有強大的政治支持以及積極管理土地的政府，以確保不同背景的人能共同生活，而不會被推向城市邊緣。

In New South Wales, the Bellambi Estate project shows a move toward 'mixed-tenure' developments. The plan is to replace 465 old homes with up to 2,500 new units. While the total number of social housing units will increase to at least 750, the percentage of social housing in the area will drop from 90% to 30%. Community housing providers argue that this mix reduces social stigma and makes better use of the land. On the other hand, current residents oppose the plan, fearing they will lose their community ties and that private buyers will take over the best coastal views.

在新南威爾斯州，Bellambi Estate項目顯示出向「混合持有權」開發轉型的趨勢。該計劃旨在用最多2,500個新單位取代465棟舊屋。雖然社會住宅單位的總數將增加至至少750個，但該地區社會住宅的比例將從90%下降至30%。社區住宅供應商認為，這種混合模式能減少社會標籤並更有效地利用土地。另一方面，現有居民則反對該計劃，擔心會失去社區聯繫，且私人買家將佔領最佳的海景視野。

Current global trends show a conflict between the need for more high-density social housing and the desire to protect existing communities. Vienna serves as a positive example of how the state can successfully lead this integration.

目前的全球趨勢顯示，對高密度社會住宅的需求與保護現有社區的願望之間存在衝突。維也納是一個正面例子，展示了國家如何能成功領導這種整合。

This report examines the systemic shortages in social housing across Australia and South Africa, contrasting these deficits with the integrated housing model utilized in Vienna, Austria, and detailing specific redevelopment initiatives in New South Wales.

本報告探討澳洲與南非社會住宅的系統性短缺情況，將這些不足與奧地利維也納採用的綜合住宅模式進行對比，並詳細說明新南威爾斯州的特定更新計劃。

The Australian social housing sector is characterized by a longitudinal contraction in stock proportion, descending from 4.8% in 2011 to 4.1% in 2024, significantly trailing OECD averages of 7%. This scarcity has resulted in extensive waitlists, with approximately 185,000 individuals nationally and 69,000 in New South Wales awaiting placement. Institutional failures in processing priority applications for individuals with complex medical requirements have been noted, while the Homes NSW administration attributes the supply shortfall to escalating post-pandemic construction costs and inadequate maintenance of existing assets. Although the federal government has committed to the delivery of 55,000 units by 2029, advocates contend that such measures are insufficient to counteract population growth and decades of underinvestment.

澳洲社會住宅部門的特徵是房屋比例長期縮減，從2011年的4.8%下降至2024年的4.1%，顯著低於 OECD 7%的平均值。這種短缺導致了龐大的候選名單，全國約有18.5萬人以及新南威爾斯州有6.9萬人在等待安置。有記錄指出，在處理具有複雜醫療需求者的優先申請時出現了制度性失效，而 Homes NSW 行政部門將供應短缺歸咎於疫情後建築成本攀升以及對現有資產維護不足。

Parallel systemic failures are evident in South Africa, where a housing backlog of 2.6 million units persists. The South African state has transitioned toward a policy favoring private sector provision of 'affordable housing'; however, a significant disparity exists between the private sector's target income bracket and the national median household income. In contrast, Vienna, Austria, maintains a robust social housing framework where 43% of the stock is state-subsidized. The Viennese model is predicated on sustained political commitment, the utilization of limited-profit housing associations, and a proactive state role in land management to ensure social integration and the prevention of peripheralization.

南非同樣出現系統性失效，房屋缺口高達260萬個單位。南非政府已轉向傾向由私營部門提供「可負擔住宅」的政策；然而，私營部門的目標收入層級與全國家庭收入中位數之間存在顯著差距。相比之下，奧地利維也納維持著強健的社會住宅框架，43%的住宅為政府補貼。維也納模式基於持續的政治承諾、利用有限利潤的住宅協會，以及政府在土地管理上的主動角色，以確保社會融合並防止邊緣化。

Within New South Wales, the Bellambi Estate redevelopment exemplifies a shift toward a mixed-tenure model. The proposal involves replacing 465 existing dwellings—predominantly social housing—with up to 2,500 units. While the absolute volume of social housing would increase to a minimum of 750 units, the proportional concentration would decrease from 90% to 30%. This strategic pivot is supported by community housing providers who argue that mixed-tenure developments mitigate social stigma and optimize land use. Conversely, current residents have expressed opposition, citing the potential dissolution of established community bonds and the perceived redistribution of high-value coastal views to private interests.

在新南威爾斯州，Bellambi Estate 的更新體現了向混合持有權模式的轉型。該提案涉及將現有的 465 個住宅（主要為社會住宅）更換為最多 2,500 個單位。雖然社會住宅的絕對數量將增加至至少 750 個單位，但比例濃度將從 90% 降至 30%。這一策略轉向得到了社區住宅供應商的支持，他們認為混合持有權開發能減輕社會污名並優化土地利用。相反，現有居民表示反對，理由是可能會瓦解既有的社區紐帶，且認為高價值的海岸景觀將被重新分配給私營利益團體。

Current global trends indicate a tension between the necessity for increased social housing density and the preservation of existing community structures, with Vienna providing a potential benchmark for state-led integration.

目前的全球趨勢顯示，增加社會住宅密度的必要性與保留既有社區結構之間存在緊張關係，而維也納為政府主導的融合提供了潛在的基準。