基于特征价格理论的长沙市商品住宅估价方法研究

发布时间：2018-05-01 01:26

本文选题：商品住宅估价 + 特征价格模型　；参考：《长沙理工大学》2013年硕士论文

【摘要】：住房是人类生活的必需品，近年来，强劲的消费需求导致商品住宅的价格波动大、上涨快，成为了社会各界共同关注的焦点。商品住宅的价格关系到居民消费者的切身利益，但商品住宅具有异质性，影响其价格的因素众多，因此对商品住宅进行合理地估价就显得尤为重要。国内学者对对二三线城市住宅特征价格的研究很少，而且研究者多针对整个房地产市场进行研究，没有考虑到特定区域内细分市场的存在所引起的价格影响因素产生的差异。本文试图按建筑类型进行市场细分，以长沙市内五区新建高层商品住宅为研究对象，从消费者对高层住宅特征的需求角度进行估价。在对大量文献进行分析总结后发现，，国内外学者常采用的住宅特征变量是区位特征、建筑结构特征和邻里环境特征三大类。本文根据长沙市商品住宅市场的现状，将房地产开发商的资质作为一类新的住宅特征，即品牌效应特征。所以本文选用了CBD距离、交通便利性、建筑面积、容积率、相对楼层、朝向、车库、生活配套、绿化率、物业管理、教育配套、文体设施配套、周边自然景观、开发商资质作为长沙市新建高层商品住宅估价模型的自变量。根据收集的研究区域内的交易实例资料，运用统计回归分析软件SPSS进行回归分析，通过对比线性、半对数、对数函数形式下方程的拟合程度的优劣，发现对数函数拟合程度最高，最符合长沙市商品住宅市场交易情况，所以选择了对数函数构建长沙市新建高层商品住宅估价模型。实证证明该估价方法可以有效提高估价的科学性和可靠性，且容易操作，为政府制定政策、开发商建设选址和楼盘设计以及购房者选择合适住房提供了更为科学的估价方法。
[Abstract]:Housing is a necessity of human life. In recent years, the strong consumer demand has caused the commodity housing prices to fluctuate greatly and rise rapidly, which has become the focus of attention of all walks of life. The price of commercial housing is related to the vital interests of consumers, but the price of commercial housing is heterogeneous, and there are many factors affecting its price, so it is particularly important to evaluate the commercial housing reasonably. Domestic scholars have done little research on the characteristic price of housing in the second and third tier cities, and most of them have done research on the whole real estate market, without considering the difference of the price influence factors caused by the existence of the subdivision market in the specific region. This paper attempts to carry on the market segmentation according to the building type, takes the five districts of Changsha city as the research object, carries on the appraisal from the consumer's demand angle to the high-rise housing characteristic. After analyzing and summarizing a large number of literatures, it is found that there are three kinds of residential characteristic variables used by domestic and foreign scholars: location feature, building structure feature and neighborhood environment feature. According to the present situation of the commercial housing market in Changsha, this paper regards the qualification of real estate developers as a new kind of residential feature, that is, the brand effect feature. So this paper chooses CBD distance, traffic convenience, building area, volume ratio, relative floor, orientation, garage, life matching, green rate, property management, education, cultural and cultural facilities, surrounding natural landscape. Developer's qualification is the independent variable of the evaluation model of new high-rise commercial housing in Changsha. According to the data collected from the transaction cases in the study area, the regression analysis is carried out by using the statistical regression analysis software SPSS. By comparing the fit degree of the equation in the form of linear, semi-logarithmic and logarithmic functions, It is found that the logarithmic function is the best fit for the commercial housing market in Changsha, so the logarithmic function is chosen to construct the evaluation model of the new high-rise residential building in Changsha. It is proved that the evaluation method can effectively improve the scientific and reliability of the valuation and is easy to operate. It provides a more scientific evaluation method for the government to formulate policies, the developer to choose the site and the real estate design, and the buyers to choose the suitable housing.
【学位授予单位】：长沙理工大学
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：F299.23

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