Management challenges of spontaneous settlements in ho chi minh city vietnam a case study at thoi tam thon county

Journal of Social Sciences and Humanities, Vol 2, No (2016) 575-586 Management challenges of spontaneous settlements in Ho Chi Minh City, Vietnam: A case study at Thoi Tam Thon county Hoang Cong Tri*, Pham Minh Thien Phuoc**, Nguyen Thanh Hung*** Abstract: Informal housing is an acute phenomenon in most of the megacities of the developing countries With the fast pace of urbanization, Ho Chi Minh City (HCMC) is facing rampant development of unorthodox houses However, HCMC has some distinct differences to other cities in the developing countries: (I) Living environment of informal sectors is better, and (II) most households are able to legalize their houses This is the results of flexible policies, in which local governments often legalized the ownerships and regularly upgraded infrastructures and facilities in informal areas Although local government has attempted to reduce the number of informal housing, transactions in informal housing have been steadily increased in the last few years Thoi Tam Thon County (TTTC), gathering a large number of illegally constructed houses in Hoc Mon District, HCMC, was selected as a pilot study to demonstrate the above differences and analyze policy challenges for informal housing The survey showed that the costs of houses in the informal sectors are more affordable for low-income people Additionally, living conditions in the impoverished neighborhoods are still acceptable Results also reflect the awareness of the risks in illegally constructing houses However, the affordable land prices and the opportunities to be legitimized are two major reasons encouraging low-income people take high risks From the work presented in this paper, a few recommendations have been made to the local governments in order to have appropriate strategies to sustain urban growth and reduce informal housing in HCMC Keywords: Ho Chi Minh City; informal housing; spontaneous settlement; social housing; urban growth Received: 15th March 2016; Revised: 25 th October 2016; Accepted: 27th October 2016 urbanization concepts where demographers focus on the process of agricultural population shifting into urban population Economists emphasize the development of rural economy Geographers concern the process of immigrating rural settlements into urban settlements accelerated by the growth of social productivity Whereas urbanization impulses the development of economy; the adverse influences of rapid urbanization on social and natural environment are obvious High population density apparently demands more Introduction* Urbanization is a multifaceted phenomenon stimulated by population, economic and environmental changes at different levels across countries (Bai et al 2012) Li et al (2013) pointed out the variations of * Vietnam Academy of Science and Technology, Vietnam; email: cong.hoang@uqconnect.edu.au ** Department of East Asian Economics, Ruhr Bochum Universität, Germany; email: thien.phamminh@rub.de *** Vietnam Academy of Science and Technology, Vietnam; email: nthung@vast-hcm.ac.vn 575 H C Tri, P M T Phuoc, N T Hung / Journal of Social Sciences and Humanities, Vol 2, No (2016) 575-586 infrastructure and services, which are insufficiently provided by local governments in developing countries (Pavri 2009) The scarcity or urban land may force residents settling in unplanned areas, which leads to the existence of informal settlements (Gencer 2013) Seeking more rooms for satellite towns expanded into agricultural also acutely reduces ground permeability, increases habitat fragmentation, and devastates green covers (Bizimana et al 2010) If regulations and urban planning cannot keep pace with the rapid urban transitions, urbanization would increase the number of slums and informal houses In general, the definition of informal housing depends on national contexts, and it can be further determined by classifying housing sectors to formal and informal housing There are also different methods to distinguish formal housing and informal housing The boundary of definitions between formal and informal is vague and it depends on contexts or judgments of authorities (DurandLasserve 2006) The formal housing sector is normally well planned and follows existing laws, planning, and building regulations while informal housing usually does not conform to formal standards (Ubale et al 2013) Formal and informal sectors can also be distinguished by the development orders (Majale et al 2011) Formal housing is restricted to planning zones and is built in serviced areas whereas informal housing is usually developed on vacant and un-serviced land Government then has to provide services and adjusts planning afterward to improve living conditions in these areas (Majale et al 2011) However, if the households extend or alter the properties of their houses without legal permission, formal housing can be transferred into informal housing (UN-Habitat 2004) Although informal housing can be legalized and formalized, the formalization process may has 576 negatively effects on the poorest people who cannot afford regular services (Roy 2005) Management and regulation of informal housing is one of the most challenging issues of urban development in developing cities However, most scholarly studies focus on formal market, particularly in Vietnam where there has been very little research on this field HCMC is the economic hub and accounts for over 20 percent of Vietnam’s GDP It is ranked the sixth on the list of 20 most dynamic urban cities in the world (LaSalle 2015) and attracts the largest number of migrants from rural areas due to employment opportunities The population and houses in HCMC have almost doubled over two decades (Waibel et al 2007) While property price is too high in comparison with the average income of urban households, affordable housing supplied by government has been limited to fairly small number Rapid population growth has pushed up quickly the costs of real estate for a vast proportion of the population (Majale et al 2011) In the evaluation of Do, Zhang and Zheng (2013), the real estate prices in Vietnam have increased 100 times in the last 20 years, and housing prices are 25 times higher than the average annual incomes Meanwhile, the differences between housing price and income in European countries, Thailand, and Singapore are just 7.0, 6.3 and 5.2 times, respectively According to Le (2011), about 80% of Vietnam’s population can only afford houses at the price from in the range of 128271 million VND, this range is calculated strictly based on their annual incomes The affordable range of 128-271 million VND has a enormous gap to the reality where the prices of most houses traded in the formal markets are at billions of VND (hundreds of thousands of US dollars) (Le 2011) Besides that, the numbers of current affordable and social housing projects not meet the boom of city population According to 577 H C Tri, P M T Phuoc, N T Hung / Journal of Social Sciences and Humanities, Vol 2, No (2016) 575-586 the statistics released by the Ministry of Construction, Vietnam would have needed about 250.000 houses for middle-low income people by 2015, but only 40.000 houses were constructed until the end of 2014 (16% of the demand) (Huynh 2015) There might have been several reasons accounting for this result such as ambiguity in implementation procedure, delay in acquiring land registry, corruptions in the procedure to identify lowincome inhabitants, and lack of interest of profit-oriented private developers (Nguyen 2006) Futhermore, social houses are not affordable for almost low-income people (Le 2011) Government policies give prioriy to people who are officially employed and longterm urban residents while migrants and poor workers of private firms have no assistance from foverment and cannot participate (Le 2011) This has forced many low-income people in HCMC choosing informal houses, though they imply various risks The weakness of land-related policies is also key contributions to the boom of informal settlements The Land Law of Vietnam has already been reformed four times since 1987 but there are still compliated overllap situations and applications of land-use polices Historically, the enforcement of centralplanning policies and agricultural collectivization after the US-Vietnam War ended in 1975 have made the Vietnamese economy worse Latterly, Economic Renovation called “Doi Moi” in Viet Nam starting from 1986 transformed the central control by the government into a marketoriented economy The liberalization process has pushed Vietnam to rapidly integrate into the World market economy with impressive changes (Drakakis et al 1997) However, government interventions in terms of controlling, monitoring and planning could not keep pace with the rapid urbanization As a result, urban citizens participated in informal transactions to get houses rather than followed the legal process which was too slow and costly (Wit 2011) Since “Doi Moi”, the first Land Law was established in 1987 and since then the Land Use Right Certificates were introduced However, the residential market was still officially banned until the second Land Law was introduced in 1993 Policies in the second Land Law allowed land use rights can be traded (Thu et al 2011; Waibel et al 2007) However, these land policies were still ambiguous which created many violations in property trading of these years (Thu et al 2011) In that era, many people chose to purchase cheap agricultural land or “taken” empty land to build houses and they sometimes had to pay some bribes (Huynh 2015) As a consequence of these mentioned problems and week government administration, majority of houses in HCMC were built without any regulation or permit (Waibel et al 2007) Since the Land Law 2003 was established, the HCMC government has adjusted acordingly and accepted to legalize numerous spontaneous houses and built basic infrastructures in the informal areas The implementation of Land Law 2003 has helped many families in HCMC to legalize their house ownerships and also reduced the number of illegal housing in HCMC On the other hand, it was unforeseen that implementation of the newly introduced Land Law has motivated urban citizens to deliberately to break the law with their expectations that sooner or later their illegal constructions or illegal housing will be legitimized The spread of the informal housing phenomenon is still currently out of control in some remoted areas such as Thu Duc, Hoc Mon, Binh Thanh Dictricts (Huynh 2015) It is not hard to make a prediction that the current growth rate of informal settlements will cause serious problems for the sustainable development of HCMC in the coming years H C Tri, P M T Phuoc, N T Hung / Journal of Social Sciences and Humanities, Vol 2, No (2016) 575-586 In the research presented in this paper, TTTC of Hoc Mon District, HCMC, was selected as a pilot study to analyze policy challenges for informal housing This county was nominated as a candidate for the study because it currently has a large amount of illegally constructed houses (Le 2011) The goal of this research is to assess the affordability of inhabitant's especially middle and low-income groups in order to trace the root of the problems To achieve this goal, this research will focus on answering the following questions: Why so many people choose the informal housing? Why have HCMC authorities been struggled with informal housing despite of all the new policies introduced in recent years? When the sources of the issues are identified, based on the finding we have been able to draw a few comments and recommendation to policy development authorities Case study-Informal housing status in TTTC In this research, qualitative analyses are utilised to evaluate informal housing data of TTTC Location of the research area is shown in Figure The primary data for this study were obtained from semi-structure interviews 578 with informal households, real estate experts, and local authorities This is because there is not a single official channel that is able to assist and supply the required information for this research 2.1 Study area and data The phenomenon of illegal constructions has increased rapidly over the last 10 years in TTTC as well as in any other suburban areas in HCMC The statistics on illegal constructions of Hoc Mon District are often not published To date, there were only a few cases reported by the authorities compared with the huge number of illegal constructions in reality In one official investigation of HCMC People's Committee done in late 2005, nearly 1.000 illegal constructions in TTTC were discovered and reported (Pham 2006) Therefore, the authors have selected this area to conduct the analyses In this research, the authors have conducted a survey of 37 households subjected to illegal constructions in the area of interest The research has encountered many obstructions when collecting data such as (I) informal households did not want to reveal their illegal status; (II) the interviewers were threatened by informal households; (III) local government tried to hide official data; and (iv) there were limited number of scholarly articles about informal housing in HCMC 579 H C Tri, P M T Phuoc, N T Hung / Journal of Social Sciences and Humanities, Vol 2, No (2016) 575-586 Figure 1: Location of TTTC, Hoc Mon District, HCMC, Vietnam (Source: Storch et al (2016) and Google Maps) TTTC was one of the hot spots about illegal land transfers and constructions of Hoc Mon District in 2004 and 2005 (Pham 2006) Official investigation in 2005 showed that there were 34 illegal parcel transactions occupying a total area of 20,7ha with 936 illegal houses (Pham 2006) The illegal houses are shown in the map in Figure To March 2006, the statistics continued to rise to 1.513 parcels with 1.040 houses (Pham 2006) Due to serious violations in the management of planning, the Department of Planning and Architecture in collaboration with Hoc Mon People's Committee have re-conducted detailed planning at the scale of 1:2000 for the entire area of TTTC However, that work were seriously delayed and until now, the fate of thousands illegal houses have yet to be processed Forcing informal households leaving their places is a daunting task because it may cause adverse effects on living conditions of vulnerable people such as elderly and children The real estate experts have also proposed that local governments should gradually legalize informal settlements because completely or partly demolishing illegal parcels will cause public outcry on humanity rights (opinions from land managers interviewed in March 2013) H C Tri, P M T Phuoc, N T Hung / Journal of Social Sciences and Humanities, Vol 2, No (2016) 575-586 580 Figure 2: Locations of 34 illegally selling parcels in TTTC (Source: People's Committee of Hoc Mon District) 2.2 Method A qualitative analysis from the collected survey data in TTTC has been conducted to determine why people decide to buy houses in the informal areas regardless of risks One of the obstacles to perform quantitative analysis in this case is that informal households often hide their illegal information Besides, official data of informal housing are not regularly updated and maintained in a unique schema Local authorities not want to reveal them as this may prove that their management policies are inefficient Descriptive analyses were employed to identify the compatibility between housing costs and the affordability of the people based on the sample of 30 informal households in TTTC Additionally, the research also gathered expert evaluations through discussions with the local officials in the field of land inspectors and leading experts in real estate development of HCMC Secondary data from government publications, journals, and international reports will also be analyzed The purpose was to determine both subjective and objective perceptions about the status of illegal houses in HCMC, especially in TTTC 2.3 Detail analysis and lessons learned from TTTC case Due to some obstacles provided in part 2.1, the authors have surveyed 37 informal households Of 30 samples with sufficient information were selected for the analyses The rest was omitted because the households ignored to answer the questions The objective of the survey is to identify the key factors (I) why people decide to purchase real estate without a clear legal basis, and (II) the compatibility between real estate prices and income of people Preliminary statistics of the samples are presented in Table below It generally shows that around 50m2 are often shared for four people, and normal distances to work are longer than 10km 581 H C Tri, P M T Phuoc, N T Hung / Journal of Social Sciences and Humanities, Vol 2, No (2016) 575-586 Table 1: Descriptive statistics from the survey People/household Area of a house (m2) Area of a house/person (m2/person) Individual income/month (million VND) Distance to work of main household (km) Total number of households Total people 2.3.1 Qualitative analyses 2.3.1.1 The average area of a person From the collected survey data shown in table 1, the average number of household members is 4.4 compared to 5.1 reported by HCMC in 2009 In the sample, the percents of households having and people are 37% and 30% respectively Households with two or three people occupy very little portions Housing area per person in TTTC is only 12.1m2, compared to 16.7m2 of the average housing area per person of Vietnam (Le 2011) These numbers of HCMC and Hanoi are 17.7m2 and 13.3m2, correspondingly (Huynh 2015) Although that index of TTTC is lower than that of HCMC and the country, interestingly enough, that index is still high in comparison with other informal sectors in some countries such as the city of Nairobi (Kenya) has only 3-6 m2; Manila (Philippines) has an average of about 4m2, and Los Angeles (United States) was 8.8 m2 (CORC 2010) 2.3.1.2 Education and employment Collected data about education and employment in the area of interest are plotted Mean 4,4 50,7 12,08 1,88 10,9 30 133 Min 15 5,5 0,6 Max 10 91,2 25 6,2 30 Std 1,47 19,98 5,26 1,2 8,3 in Figure Educational attainment of the families living in the informal sectors is not high The survey showed 50% of households have a high school degree This may be an explanation on the grounds of purchasing illegal parcels regardless the regulations of the land law From detailed interviews, some people said they did not feel any risks because their neighborhoods also purchased lands without valid papers Some others naively claimed that they bought their lands and houses by their own cash and had clear contracts, though those papers only reflect transaction agreements between sellers and buyers without the authorizations of local governments It is also recognized from the survey that people giving those beliefs purchased the lands from 2005 and had no problem with local authorities Most of the head of the families are workers at industrial firms and manufacturing zones in the surrounding areas such as Tan Binh District and District 12 They accounted for 43% in the employment structure of the survey (Figure 4a) Compositions of officials and civil servants, business, and services occupy 23%, 23%, and 10%, individually H C Tri, P M T Phuoc, N T Hung / Journal of Social Sciences and Humanities, Vol 2, No (2016) 575-586 582 Figure 3: Education levels of households Most of informal households in TTTC are at high school level Figure shows data about employment portions (Figure 4a) and distances to work (Figure 4b) of the people in the interviewed households Distances from informal households to the workplaces are also considered for analyzing reasons of choosing settlement locations In fact, the informal households have to travel more than 10km to work and it takes about 30-50 minutes by motorbikes (Figure 4b) This may indicate that, in order to get affordable shelters, which are compatible to their incomes, they must accept living far from the city centre and workplaces Figure 4: The employment portions (a) and their distances to work (b) Most of informal households are workers at firms and often travel more than 10 km to work 2.3.1.3 Household income Household income from the survey data is plotted in Figure The average income of households in the area is about 7.6 million VND per month occupying 43% of the survey There are 30% of households placed in the range from to million VND per month In line with the average number of people per household analyzed in part 2.3.1.1, the survey showed the average income per person is around 1.72 million VND per month According to General Statistics Office of Vietnam (GSOV) (2010), monthly income per 583 H C Tri, P M T Phuoc, N T Hung / Journal of Social Sciences and Humanities, Vol 2, No (2016) 575-586 person in HCMC is classified into five classes with group (0.96 million VND), group (1.54 million VND), group (2.02 million VND), group (2.73 million VND), and group (6.43 million VND) From the data in Figure 5, it can be concluded that average individual income at TTTC is below the standard, which falls into between group and group Figure 5: Monthly incomes of informal households (million VND/household) (author's analyses) 2.3.1.4 Land and housing prices In figure 6, house prices in TTTC in the last 15 year are plotted From figure 6, it is clear that land and housing prices in the informal sectors have been increased sharply almost times after 10 years (Figure 6) From 2002 to 2004, the prices of a parcel in TTTC were around one million VND/m2 However, at the time taking the survey, the average price is around million VND/m2 According to Le (2011), at the price of million VND/m2, informal lands in TTTC are affordable for many low-income people A household can purchase from 21 to 146 m2 informal houses, while owning only 11-75 m2 formal houses Figure 6: The increases of land prices from 2002 to 2013 at TTTC (million VND/m2) (author's analyses) 2.3.2 The grounded causes of informal housing in TTTC The strong interactions between household income and informal housing prices are the major causes of rapid growth of spontaneous settlements Results from the case of TTTC showed that formal houses are only suitable for group 5, while informal houses meet with the average income of all households as analyses H C Tri, P M T Phuoc, N T Hung / Journal of Social Sciences and Humanities, Vol 2, No (2016) 575-586 in part 2.3.1.3 (GSOV 2010) If local governments can provide a sufficient number of social houses with affordable prices as in informal sectors, the growth of informal houses may be limited (WB 2011) Meanwhile, if lowincome people can access financial sources at appropriate interest rates, they may increase their opportunities to purchase social houses (Yap 2015) In TTTC, out of 30 cases made loans to purchase houses, but they absolutely made loans from their relatives rather than the banks Perhaps, local governments only support official employees, who can guarantee the payments, rather than migrants and poor workers (Nguyen 2006) Interestingly enough, given the supports of local governments, only 17% of households in TTTC choose to purchase social houses because: (I) they cannot expand the condominiums if they have more children, and (II) they have to pay many contribution fees for parking lots, cleaning, security, and using other public facilities Meanwhile, the majority of the people who took place in the survey still want to settle in informal areas The existence of informal housing is also driven by living conditions of the neighborhoods Buyers who owned informal houses more than years ago are feeling very satisfied with their statuses because they can see the values of their real estate have been almost doubled Informal households were quite pleased to habitat, 37% rated as good, 20% as fair, 33% temporarily satisfied, and only 10% are dissatisfied Additionally, local governments gradually upgraded public infrastructures and other facilities to the neighborhoods All households were able to access power and water though they did not have any valid papers Overall, from the view of the survey, the quality of life of informal households in TTTC is acceptable 584 Conclusions From the work presented in this paper, it is clear that the government should consider developing both informal and formal markets The spontaneous development has provided affordable houses in line with appropriate solvency for the majority of the population However, informal housing still contains many risks by the absence of some basic infrastructures, services, and utilities The development of the informal housing was mainly driven by the actual needs of lowincome people, and the government often has to change urban planning to adapt to the reality The changes of policy on housing and construction in Vietnam have gradually considered the rights of informal-housing holders Title registration has been made on most parcels, and a large number of spontaneous houses were legalized However, it is essential to establish long-term strategies for diminishing spontaneous developments and avoiding the formations of future urban slums Though the research could not be generalized for HCMC due to struggling in collecting more informal data (hidden data from informal households and government officials), a few significant comments and recommendation have been provided In order to achieve sustainable growth in HCMC, there should have strong incorporations between local government, private housing suppliers, and citizens Local authorities should regularly upgrade the existing infrastructures and facilities in informal areas They may also save a portion of land in the urbanized areas in order to develop public facilities such as parks or recreational areas as adopted in the official planning areas The spontaneous process with the supports of the government will increase the supply of housing for the low-income group It is also necessary to have vibrant finance schemata supporting both private real 585 H C Tri, P M T Phuoc, N T Hung / Journal of Social Sciences and Humanities, Vol 2, No (2016) 575-586 estate developers and the urban poor If they can approach sufficient and reliable financial sources at reasonable interests, more houses will be provided and less people concern informal sectors Due to limited time and resources, the content of the research only focuses on understanding the phenomenon of informal housing in parallel with the dilemma of housing management in HCMC with a specific case of TTTC The research limits itself by small amount of data hindering an implementation of quantitative analyses However, collecting survey data is a daunting task as many informal households were not willing to reveal their illegal statues Further study should collect time-series data on the interrelations between household income and informal housing prices to produce more detailed quantitative analysis References Bai, X, Chen, J and Shi, P 2012 “Landscape Urbanization and Economic Growth in China: Positive Feedbacks and Sustainability Dilemmas,” Environmental Science & Technology, vol 46, no 1, pp 132-139 Bizimana, JP and Schilling, M 2010 “GeoInformation Technology for Infrastructural Flood Risk Analysis in Unplanned Settlements: a case study of informal settlement flood risk in the Nyabugogo flood plain, Kigali City, Rwanda,” in PS Showalter and Y Lu (eds), Geospatial techniques in urban hazard and disaster analysis, Springer, pp 99-124 CORC 2010 Los Angeles Household Enumeration Report: Informal Settlement Network,Los Angeles Community Leadership and Community Organisation Centre, Cape Town Do, MK, Zhang, W, and Zheng, K 2013 "Reasons and Countermeasures of Status Quo of Vietnam Real Estate", in R Zhang, Z Zhang, K Liu, and J Zhang (ed.), LISS 2013: Proceedings of 3rd International Conference on Logistics, Informatics and Service Science, Springer, pp 1195-1200 Drakakis-Smith, D and Dixon, C 1997 “Sustainable urbanization in Vietnam,” Geoforum, vol 28, no 1, Elsevier, pp 21-38 Durand-Lasserve, A 2006 “Informal settlements and the Millennium Development Goals: global policy debates on property ownership and security of tenure,” Global Urban Development, vol 2, no 1, pp 1-15 Gencer, EA 2013 “Natural Disasters, Urban Vulnerability, and Risk Management: A Theoretical Overview,” in EA Gencer (ed.), The Interplay between Urban Development, Vulnerability, and Risk Management, Springer Science & Business Media GSOV 2010 Niên giám thống kê 2009 Hà Nội: Nhà xuất Thống kê Huynh, D 2015, “The misuse of urban planning in Ho Chi Minh City,” Habitat International, vol 48, Elsevier, pp 11-19 LaSalle, JL 2015, "City Momentum Index 2015", JLL, viewed Feb 2016, Le, NT 2011 Phát triển nhà giá rẻ Tp.HCM, Luận văn Thạc Sĩ, Chương trình Giảng dạy Kinh tế Fulbright Li, GF, Xiang, XY, Tong, YY and Wang, HM 2013 “Impact assessment of urbanization on flood risk in the Yangtze River Delta,” Stochastic Environmental Research and Risk Assessment, vol 27, no 7, Springer, pp 1683-1693 Majale, M, Tipple, AG and French, M 2011 Affordable land and housing in Asia - volume 2, UN-HABITAT Nguyen, MA 2006 Analyzing the encroachment process of informal settlements in the periurban of Ho Chi Minh City, Vietnam, Master thesis, Master's Programme in Urban Management and Development, Lund University Pavri, F 2009 “Urban Expansion and Sea-Level Rise Related Flood Vulnerability for Mumbai (Bombay), India Using Remotely Sensed Data,” in PS Showalter and Lu (eds), Geospatial techniques in urban hazard and disaster analysis, Springer, pp 31-49 Pham, T 2006 TP HCM: Đập bỏ 1000 nhà lậu Thới Tam Thơn-Hóc Mơn?, Cơng An Nhân Dân Online, viewed Feb 2016, H C Tri, P M T Phuoc, N T Hung / Journal of Social Sciences and Humanities, Vol 2, No (2016) 575-586 Roy, A 2005 “Urban informality: toward an epistemology of planning,” Journal of the American Planning Association, vol 71, no 2, Taylor & Francis, pp 147-158 Storch, H, Downes, NK, Schmidt, M, Nguyen, TCV, Le, CD, and Bao, T 2016 “Adaptation: Integrative Planning Framework for Adapted Land-Use Planning,” in A Katzschner, M Waibel, D Schwede, L Katzschner, M Schmidt, and H Storch (ed.), Sustainable Ho Chi Minh City: Climate Policies for Emerging Mega Cities, Springer, pp 51-73 Thu, TT and Perera, R 2011 “Intermediate levels of property rights and the emerging housing market in Ho Chi Minh City, Vietnam,” Land use policy, vol 28, no 1, Elsevier, pp 124-138 Ubale, MY, Diah, M, Lizam, M and Sulaiman, N 2013, “Exploring consequences of the informal sector in residential property market in Bauchi Nigeria,” 2nd International Conference on Technology Management, Business and Entrepreneurship, Mahkota Hotel Melaka Malaysia, ICTMBE, pp 204-215 586 UN-Habitat 2004 “The challenge of slums: global report on human settlements 2003,” Management of Environmental Quality: An International Journal, vol 15, no 3, Emerald Group Publishing Limited, pp 337-338 Waibel, M, Eckert, R, Bose, M and Volker, M 2007 “Housing for Low Income Groups in Ho Chi Minh City, between Re-integration and Fragmentation,” Asien, vol 103, Citeseer, pp.5978 WB 2011, Đánh giá Đô thị hóa Việt Nam - Báo cáo Hỗ trợ Kỹ thuật, WB and Cities Alliance Wit, JW de 2011 "Land governance of suburban areas of Vietnam: Dynamics and contestations of planning, housing and the environment," ISS Working Paper Series/General Series, vol 561, Erasmus University Rotterdam, pp 1-34 Yap KS 2015 "The enabling strategy and its discontent: Low-income housing policies and practices in Asia", Habitat International, pp.1-7, doi:10.1016/j.habitatint.2015.11.026 H C Tri, P M T Phuoc, N T Hung / Journal of Social Sciences and Humanities, Vol 2, No (2016) 575-586 Những thách thức mặt quản lý tượng định cư tự phát Thành phố Hồ Chí Minh, Việt Nam: Trường hợp xã Thới Tam Thơn Hồng Cơng Trí, Phạm Minh Thiên Phước, Nguyễn Thanh Hùng Tóm tắt: Nhà phi thức tượng nhức nhối diễn hầu hết siêu đô thị quốc gia phát triển Thành phố Hồ Chí Minh (TP.HCM) với tốc độ thị hóa nhanh phải đối mặt với vấn nạn nhà khơng thống phát triển tràn lan Tuy nhiên, TP.HCM có điểm khác biệt so với thành phố khác nước phát triển là: (I) Mơi trường sống thuộc khu vực phi thức tốt (II) hầu hết hộ gia đình có khả hợp thức hóa nhà Điều xuất phát từ nới lỏng sách việc hợp thức hóa phần nhà khơng đầy đủ giấy tờ hợp lệ Nhà nước thường xuyên nâng cấp hệ thống sở hạ tầng khu vực hình thành khu dân cư; giá đất xây dựng khu vực phi thức phải so với kênh thức giúp đại đa số người dân có nhà Thới Tam Thơn, xã tập trung đông nhà xây dựng trái phép Huyện Hóc Mơn, TP.HCM, chọn làm thí điểm nghiên để chứng minh cho điểm khác biệt phân tích khó khăn mặt sách thành phố nhà phi thức Kết điều tra số liệu thu thập cho thấy chi phí nhà khu vực phi thức phù hợp với khả chi trả người dân, điều kiện sinh sống người dân khu vực phi thức chấp nhận Kết phản ánh nhận thức rủi ro phần lớn người dân giao dịch nhà xây dựng trái phép, giá phù hợp với mức thu nhập với hy vọng khả hợp thức hóa khiến cho nhiều người lựa chọn khu vực Từ kết nghiên cứu thí điểm này, vài nhận định đề xuất nhằm quản lý nhà phi thức tốt đảm bảo phát triển bền vững TP.HCM Từ khóa: Thành phố Hồ Chí Minh; nhà phi thức; định cư tự phát; nhà xã hội; phát triển đô thị  ... development authorities Case study- Informal housing status in TTTC In this research, qualitative analyses are utilised to evaluate informal housing data of TTTC Location of the research area is shown in. .. official data of informal housing are not regularly updated and maintained in a unique schema Local authorities not want to reveal them as this may prove that their management policies are inefficient... dilemma of housing management in HCMC with a specific case of TTTC The research limits itself by small amount of data hindering an implementation of quantitative analyses However, collecting survey