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Challenges of Affordable Housing Finance in Idb Member Countries Using Islamic Modes

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Challenges of Affordable Housing Finance in Idb Member Countries Using Islamic Modes CHALLENGES OF AFFORDABLE HOUSING FINANCE IN IDB MEMBER COUNTRIES USING ISLAMIC MODES i ii iii iv Challenges of Affordable Housing Finance in IDB Member Countries Using Islamic Modes Nasim Shah Shirazi, IRTI Muhammad Zulkhibri,ERPD Salman Syed Ali, IRTI in collaboration with SHAPE Financial Corp. Occasional Paper No.13 v © 2012 Islamic Research & Training Institute, a member of the Islamic Development Bank Group. All rights reserved. No part of this publication may be reproduced , stored in a retrieval system or transmitted in any form or by any means, electronic, mechanical, photocopying, recording, or otherwise without the prior written permission of the copyright holder, except reference and citation, but must be properly acknowledged. The view expressed in this publication are those of the authors and do not necessarily reflect the views of the Islamic Research and Training Institute of the Islamic Development Bank Group Cover Design By Mohammad Ali Asiri 2012© First Published 1433H (2012) Islamic Research and Training Institute P.O. Box 9201, Jeddah 21413, Saudi Arabia King Fahad National Library Cataloguing-in-Publication Data Shirazi, Nasim Shah, Challenges of Affordable Housing Finance in IDB Member Countries Using Islamic Modes / Nasim Shah Shirazi, Muhammad Zulkhibri, Salman Syed Ali, and SHAPE Financial Corporation. 266 p+(xxvii); 24x17 cm Includes references, appendices and glossary. ISBN 978-9960-32-203-2 L.D. No. 1433/3365 1. Housing. 2. Islamic—Finance. 3. Housing—Finance. I. Shirazi, Nasim. II. Zulkhibri, Muhammad. III. Ali, Salman. IV. SHAPE V. Title VI. Occasional Paper 363.5 – dc HD7287 vi Table of Contents Table of Contents vii List of Figures ix List of Tables x List of Boxes xi List of Abbreviation xiii List of Glossary xvii Foreword xxi Acknowledgements xxiii Executive Summary xxv CHAPTER 1 ................................................................................................... 1 1.1 Introduction .......................................................................................... 1 1.2 Objective of the Occasional paper ........................................................ 6 1.3 Methodology Used ................................................................................ 7 1.4 Structure of the Occasional Paper ........................................................ 7 PART I : Affordable Housing Needs and Challenges CHAPTER 2 ................................................................................................. 11 Housing Demand and Supply in IDB Member Countries .......................... 11 2.1 Housing Demand ....................................................................... 12 2.1.1 Population growth ............................................................. 12 2.1.2 Urbanization ...................................................................... 13 2.1.3 Household Formation and Demography ........................... 14 2.1.4 Property Rights .................................................................. 15 2.1.5 Housing Finance ................................................................ 17 2.1.6 Macroeconomic Conditions .............................................. 20 2.2 Housing Supply .......................................................................... 21 vii 2.2.1 Land Availability ................................................................. 21 2.2.2 Infrastructure Quality ........................................................ 22 2.2.3 Housing Industry and Materials .......................................... 24 2.2.4 Property Registration ........................................................ 27 2.3 Housing Needs and Cost for IDB Member Countries ................ 28 CHAPTER 3 ................................................................................................. 35 Challenges and Issues of the Housing Sector ............................................ 35 3.1 Registration and Title Transfer of Property .............................. 35 3.2 Foreclosure on Property ........................................................... 40 3.3 Credit Information ..................................................................... 43 3.4. Long Term Financing ................................................................. 45 PART II : Financing Products and Models CHAPTER 4 ................................................................................................. 49 Housing Finance ........................................................................................ 49 4.1. Existing Practices of Islamic Housing Finance (in IDB-Member Countries and Muslim Communities in Non-Member Countries) ........ 49 4.1.1. Selected Models of Islamic Housing Finance .......................... 54 4.1.1.1 Mur ba ah Housing Finance ................................................ 55 4.1.1.2 Commodity Mur ba ah for Housing Finance:...................... 59 4.1.1.3 Ij rah Housing Finance: ........................................................ 61 4.1.1.4 Mush rakah Mutanaqisah .................................................... 66 4.1.1.5. Wak lah ............................................................................... 68 4.1.1.6. Isti n ................................................................................. 68 4.1.1.7. Ij rah Mawsoofa Bi -Dhimma ............................................ 69 4.1.1.8. IMBD + Isti n ..................................................................... 70 4.2. Experience of IDB in Housing Finance ....................................... 72 CHAPTER 5 ................................................................................................. 77 Evaluation and Comparison of Models ..................................................... 77 5.1. Introduction ................................................................................... 77 5.2. Conventional Housing Finance Solutions ....................................... 77 5.2.1. Common non-lending Concepts ............................................. 77 5.2.2. Summary of Conventional Housing Finance Models ............. 80 5.3. Evaluation of the Conventional Housing Finance Models ............. 88 5.3.1. Evaluation Basis ...................................................................... 88 5.3.2 Results of Evaluation................................................................ 91 5.4. Evaluation of Different Islamic Instruments .................................. 95 viii PART III : The Way Forward CHAPTER 6 ............................................................................................... 105 Suggested Models and Infrastructure Requirements ............................. 105 6.1. Suggested Model for Innovative Islamic Housing Finance .......... 105 6.1.1. DBP - Financing Instrument .................................................. 106 6.1.2. Cooperative Society .............................................................. 112 6.1.3. Communalized REOC: ........................................................... 117 6.1.4. Communalized REIT: ............................................................. 121 6.2. Infrastructure Requirement: ........................................................ 126 6.2.1. General Needs: ..................................................................... 127 6.2.2. Specific Legal and Regulatory Requirement: ........................ 137 6.3. Speculation, Real Estate & Housing: ............................................ 141 CHAPTER 7 ............................................................................................... 145 Summary of Findings and Suggestions .................................................... 145 7.1 Summary of Findings ..................................................................... 145 7.1.1 Importance of Housing .......................................................... 145 7.1.2 Estimates for Housing Demand ............................................. 145 7.1.3 Estimates for Financial Requirements ................................... 146 7.1.4 Challenges and Issues Constraining the Housing Supply ....... 146 7.1.5 State of Use of Various Islamic Modes for Housing Finance . 147 7.1.6 The Role of IDB In Housing Finance ....................................... 148 7.1.7 Survey of World-Wide Housing Finance Models (Conventional Finance Models) ............................................................................. 148 7.1.8 Suggested Models and Infrastructure Requirements ........... 152 7.2: Suggestions ............................................................................. 155 7.2.1: Suggestions for the IDB Member Countries .................... 155 7.2.2: Suggestions for the IDB Group ........................................ 157 References ............................................................................................... 161 Appendices Appendix 1. Age Composition in IDB Member Countries ....................... 177 Appendix 2 : Index of Access to Land for IDB Member Countries .......... 180 Appendix 3: List of Websites for Institutions Surveyed in Chapter 4...... 181 Appendix 4: Survey of Islamic Housing Finance Method ........................ 187 Appendix 5 Survey of World-Wide Housing Finance Models ................. 209 ix List of Figures Figure 2.1: Proportion of Urban Population by Regions, 1950-2050 ........ 13 Figure 2.2: House Financing System .......................................................... 18 Figure 2.3: Housing Finance Depth ............................................................ 19 Figure 2.4:
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