上海市地下商业空间使用权估价及空间分异

发布时间：2018-10-04 22:26

【摘要】：目前的土地估价不仅很少考虑地下空间价值,而且缺乏相对成熟的地下空间估价体系和方法。首先结合成本法、收益还原法及楼层效用比法,建立地下空间使用权价格评估模型。然后,分析了地下空间使用权价值的主要影响因素,发现区位、交通、商业经营等因素显著影响地下商业空间的效用;指出为了提高估价的准确性,地下商业空间效用应该分级、分类设置,而不能笼统地确定为同一水平,并据此测算出上海市地下空间使用权地价分配率。基于所构建的评估模型,以上海市地下商业空间为例,通过克里金内插法,廓清了上海市地下空间使用权价格的空间分布状况;最后,从典型购物中心、市级商业中心和全市商业用地成交地块三个维度,探讨上海市地下商业空间使用权价格的空间分异特征。结果表明:(1)上海市地下空间使用权价格空间分布与地上土地使用权价格分布规律基本一致,并由市中心向郊区递减;(2)地下商业空间使用权价格对地下轨道交通具有较强的依赖性;(3)与地上商业空间使用权价格分布相比,地下商业空间使用权价格分布的集聚性特征更明显。
[Abstract]:The present land valuation not only seldom considers the value of underground space, but also lacks the relatively mature evaluation system and method of underground space. Combining cost method, income reduction method and floor utility ratio method, the price evaluation model of the right to use underground space is established. Then, the paper analyzes the main influencing factors of the value of the right to use underground space, finds out that location, traffic, commercial management and other factors significantly affect the utility of underground commercial space, and points out that in order to improve the accuracy of valuation, The utility of underground commercial space should be classified, classified and set up, but can not be defined as the same level in general, and the land price distribution rate of the right to use underground space in Shanghai should be calculated accordingly. Based on the evaluation model, taking Shanghai underground commercial space as an example, the paper clarifies the spatial distribution of the price of the right to use the underground space in Shanghai by Kriging interpolation. Finally, from the typical shopping center, This paper discusses the spatial differentiation of the price of the right to use the underground commercial space in Shanghai from the three dimensions of the commercial center of the city and the transaction land of the commercial land in the whole city. The results show that: (1) the spatial distribution of the right to use the underground space in Shanghai is basically consistent with the law of the price distribution of the right to use the land above ground. (2) the price of the right to use the underground commercial space has a strong dependence on the underground rail transit; (3) compared with the distribution of the price of the right to use the above ground commercial space, The agglomeration characteristic of the price distribution of the right to use the underground commercial space is more obvious.
【作者单位】：同济大学测绘与地理信息学院;
【基金】：上海市土地利用总体规划修编重大专题研究项目(2015(D)-002(F)-11)~~
【分类号】：F299.233.32

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