Analýza ekonomických dopadů regulace výstavby bydlení ve vybraných městech České republiky v období 2013–2021 a důvody lokálního odporu proti bytové výstavbě

The aim of this dissertation is to analyse the reasons for local resistance to residential development and the consequences of government interventions regulating new housing supply in the Czech Republic in the period 2013-2021. The dissertation tests the hypothesis that "local residents' resistance to new residential development is caused both by fear of direct negative impacts, such as change in the character of the neighbourhood, increased population density or life near the construction site, and by alternative arguments related to perceived unfairness or envy". Research on this topic has not been carried out in the Czech Republic or in any other post-communist country, which significantly increases its added value. The main methods used were survey-experiment, framing and regression analysis. The hypothesis was verified, and it was shown that alternative arguments emphasizing perceived unfairness or envy have a stronger effect than traditional arguments based on risk aversion. The second key part of the research tested the hypothesis that "the demand for new housing in attractive areas of the Czech Republic, i.e. in cities, is manifested mainly by price growth and not by quantity growth, because supply is artificially limited by state interventions". For Prague, Brno, Olomouc and Plzeň, the implicit costs of regulation have been calculated as part of the price unexplained by the cost of its construction. The main methods used were hedonic price model, geographically weighted regression, and comparison. As a result of the research, it was found that the regulation costs of single-family houses range from 0% in Olomouc to 18% in Plzen, 22% in Brno and 25% in Prague. The highest level of burden was found in the Prague flat market, where regulation can explain up to 45% of the market price. The analysis of the implicit costs of regulation leads to the main economic policy recommendation of the dissertation: to reduce the intensity of state intervention, administrative requirements and complexity of the siting and permitting processes, and on the contrary to strengthen the principle of decentralization, the ability of owners to make decisions about their property, provided that there is no violation of the "neighbourhood rights", and thus to promote market-rate residential development in the Czech Republic.