Ambiguous property rights as a double-edged sword: A case study of industrial land redevelopment in Shanghai, China

In the global discourse of ambiguous property rights, the prevailing argument is that ambiguous property rights are blamed for myriad land-related problems in the Global South. In the absence of secure land property rights, China provides new insights into this prevailing argument; however, whether China's ambiguous land property rights have led to land-related problems is still under heated debate. Through an empirical investigation of the Shanghai No.10 Iron and Steel Works redevelopment, this paper explains the ambiguity of property rights over state-owned industrial land in relation to the ambiguous property rights approach and evaluates its impacts on industrial land redevelopment. The case study analyzes the major stakeholders and their de jure rights and de facto rights, reveals the land rents redistribution, and examines how ambiguous property rights fundamentally impacted the spatial outcomes of the No.10 Steelworks site. With the evidence of the two-sided impacts caused by ambiguous property rights in China, this paper criticizes the monolithic understanding of ambiguous property rights in the global discourse and argues that the introduction of ambiguous property rights has been a doubleedged sword for land redevelopment in non-Western countries. New thinking concerning alternatives to land institutions is finally discussed within and beyond China.