Until recently, urban land and housing markets in Indonesia seemed to function well. Informalsector development provided low-income housing affordably . Through government programs, formalsector developers could build housing for all but the poor. Since 1989, however, daily conversation pictures land speculation as rampant and formal-sector housing as rising beyond the means of the middle class. Newspapers carry stones of conflicts between small landowners and large developers with government officials in between. This article investigates this situation by addressing two related questions: are urban land prices rising "too fast?"; how do land regulations and development practices affect costs, and who pays these costs? The article includes quantitative estimates of urban land prices, changes in urban land supply, movement of land through the permitting process, and the effect of development regulations on costs. Data come from a literature survey and interviews of some of the largest formal-sector developers in Indonesia. A principal finding concerns a development regulation called a "location permit'' and the "social function" of land in Indonesian law. Although helpful as a means of assembling land in Indonesia's highly fragmented land markets, location permits allow formal-sector developers to hold land off the market and pay low prices to small landowners. Ultimately, the "social function" of land under Indonesian law holds down the price formal-sector developers pay for land, but not at the price at which they sell their product. The article concludes by proposing reforms to the regulatory process.
No abstract
Municipal Development Funds (MDFs) have become the preferred means of many donors and, increasingly, national governments for the finance of urban infrastructure. This article assesses their performance and design based on extensive data collection on ten MDFs and recommends changes. MDFs have two overall goals: credit and development. The greatest appeal of MDFs as credit providers is that they can wholesale funds for a wide variety of small urban infrastructure project to many local governments. However, they have largely failed to move toward market principles, and, too often, have succeeded in buiIding infrastructure without strategically promoting local development. In this context, donors have focussed on gearing MDFs to promoting local developmentimproving project appraisal, rationalizing the inter-governmental transfer system, establishing capital budgeting and fiscal planning, distributing funds among regions and municipalsize categories, and promoting community participation. But MDFs have also produced uneven results in achieving these goals. At bottom, MDFs have failed to connect with local demand. Local governments often have little idea what local peopleparticularly poor communitieswant and need. Not surprisingly, they often fail to accept or repay charges for MDF projects. The best hope for improving MDFs lies in relating these funds closer to local people's preferences. Means to this end include: involving neighborhood associations and households in project selection; relying on project revenues rather than transfers as the main guarantee and source for loan repayment; using commercial financial institutions to underwrite, disburse, and collect loans; and hiring community development staff at the MDF.who had participated in an MDF--RAM--and many staff of the implementing agency.
scite is a Brooklyn-based organization that helps researchers better discover and understand research articles through Smart Citations–citations that display the context of the citation and describe whether the article provides supporting or contrasting evidence. scite is used by students and researchers from around the world and is funded in part by the National Science Foundation and the National Institute on Drug Abuse of the National Institutes of Health.
hi@scite.ai
10624 S. Eastern Ave., Ste. A-614
Henderson, NV 89052, USA
Copyright © 2024 scite LLC. All rights reserved.
Made with 💙 for researchers
Part of the Research Solutions Family.