無殼蝸牛運動25年後再度崛起，突顯臺灣社會必須面對居住正義的民怨問題，其所以成為民怨，直接原因是房價飆漲、太高、買不起，住宅可近性（housing affordability）下滑。本文分析房價上漲的結構性因素，探討信用管制、租稅手段、興建社會與合宜住宅等手段對促進居住正義的意涵。研究結論：提升住宅可近性，除加速經濟結構轉型、促進實質投資、縮小超額儲蓄之外，尚須以政策手段提升房地持有成本、壓抑交易資本利得。全臺2013年空屋數量高達85.7萬戶，任何落實居住正義的方案，不能忽略這些空屋的去化，也要兼顧人口老化對住宅需求總量與結構的衝擊。

Rising housing prices amid stagnant household income have adversely affected housing affordability and become the focus of public outcry. This paper analyzes the structural factors behind the rise of the housing price to income ratio. It then reviews the effectiveness of credit-control, tax and social-housing policies to contain rising housing prices by raising housing holding cost and lowering speculative gains. We find that any solution to housing-price containment must take into account the current some 850 thousand vacant houses, and the possible changes in the level and composition of housing demand arising from the rapid aging of the population.