基于ISM-ANP的改进市场比较法在地价评估中应用研究

发布时间：2018-03-16 14:08

本文选题：解释结构模型　切入点：网络层次分析法　出处：《哈尔滨工业大学》2014年硕士论文　论文类型：学位论文

【摘要】：土地价格一直以来都是土地市场运行态势的重要体现，如今伴随着房地产业的大行发展和土地市场的不断完善和健全，地价更是进行土地宏观调控的重要依据。因此，合理估价以降低估价结果和实际成交价格之间的较大差距、提高可信度就是目前亟待解决的地价评估问题。在如今的地价评估方法中，市场比较法是较为盛行的基本方法。但估价中的一些估价标准不易度量，而且地价与影响因素间可能具有彼此反馈、依存的关系，加之该法只能获得部分市场信息和定性解释变量。所以，，它的准确性还是有很大的提高空间，本文在市场比较法地价评估原理和网络层次分析法的基本理论分析基础上，将采用解释结构模型来先对地价各影响因素进行分析，然后利用网络层次分析法来对传统的市场比较法进行改进。改进过程中涉及到网络层次结构的构建和超矩阵、极限超矩阵计算等步骤以使改进后的市场比较法能够更加科学、合理的计算其权重。本文以深圳市2013年土地出让商业地块作为案例来进行改进市场比较法与传统市场比较法估价精准度的对比，但为了避免该案例只是个别情况的偶然性本文又在此基础上对工业用地和上年的商业用地进行估价对比，再次衡量二者的精准度。通过实证分析多宗地块案例的证明，得出利用解释结构模型和网络层次分析法改进后的市场比较法比传统的市场比较法具有更高的准确程度。
[Abstract]:Land price has always been an important embodiment of land market operation situation. Now, with the development of real estate industry and the continuous improvement and perfection of land market, land price is an important basis for land macro-control. To reduce the gap between the valuation results and the actual transaction price, to improve the credibility is the urgent problem of land price evaluation. In today's land price assessment methods, the market comparison method is a popular basic method, but some of the valuation criteria are not easy to measure, and there may be feedback and dependence between the land price and the influencing factors. In addition, the method can only obtain some market information and qualitative explanatory variables. Therefore, there is still much room for improvement in its accuracy. This paper is based on the basic theoretical analysis of the land price evaluation principle of market comparative method and the analytic hierarchy process of network. The explanatory structure model will be used to analyze the influencing factors of land price first, and then the traditional market comparison method will be improved by using the analytic hierarchy process of network. The improvement process involves the construction of network hierarchy structure and the super matrix. In order to make the improved market comparison method more scientific and reasonable to calculate its weight. In this paper, a case study of commercial land sales in 2013 in Shenzhen City was conducted to improve the accuracy of market comparison method and traditional market comparison method. But in order to avoid the contingency of this case, this paper compares the industrial land with the commercial land of the previous year, and measures the accuracy of the two again. It is concluded that the improved market comparison method by using the explanatory structure model and the analytic hierarchy process (AHP) is more accurate than the traditional market comparison method.
【学位授予单位】：哈尔滨工业大学
【学位级别】：硕士
【学位授予年份】：2014
【分类号】：F301.4;F224

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