武汉市轨道交通二号线外部效益计算及溢价回收模式研究

发布时间：2018-04-12 21:09

本文选题：城市轨道交通 + 投融资　；参考：《武汉理工大学》2012年硕士论文

【摘要】：城市轨道交通的迅猛发展,得到了社会各界的广泛关注,它不仅仅是城市现代化的标志,更重要的是城市轨道交通因为改变沿线土地价值而成为拉开城市布局,保证城市可持续发展的一项战略决策。发展城市轨道交通的核心难题是筹集资金,一方面初始投资巨大,政府财政难以负担,另一方面房地产商无偿享受轨道交通的外部效益,造成市场失灵,因此如何将轨道交通的外在影响内部化,扩宽融资渠道,促进轨道交通建设投资进入良性循环是需要进行研究的课题。本文首先以外部性理论、区位理论和地租理论为基础,从定性的角度分析城市轨道交通对沿线土地的增值规律,通过对轨道交通对房地产价值影响的外在表现和内在机理进行剖析,并且结合基本的规划理论,探究了城市轨道交通与房地产之间相互影响的理论依据、原因和表现。其次,以武汉市轨道交通二号线为例,对其外部效益进行了量化估算。该定量计算分为两大块,一是对轨道交通开发利益的影响范围进行预测,二是基于广义交通成本理论和投资收益原理,对轨道交通周边的住宅及商业房地产的增值幅度进行预测,结果表明轨道交通对邻近的房地产价格有显著地提升作用,并且越远离城市核心区,轨道交通对房地产价格的影响越大。并在此基础上提出一种有效的城市轨道交通车站周边土地的估价方法,以期对土地规划、地价评估、确定合理返还率、制定切实可行的收费办法起到一定的参考作用。最后,本文在定量分析的基础上,对增值效益的利益还原做了理论分析,提出了城市轨道交通外部性内在化的两种对策：征收物业税和进行轨道交通与土地利用一体规划,赋予轨道交通公司沿线地产的开发权,进行联合开发。进而总结了物业税的实施要点和联合开发的具体流程,并以中南路站为例,探讨了武汉市轨道交通车站周边土地利用成熟区域的联合开发。
[Abstract]:The rapid development of urban rail transit has received extensive attention from all walks of life. It is not only the symbol of urban modernization, but also the urban rail transit has become the urban layout because of changing the value of land along the city.A strategic decision to ensure the sustainable development of a city.The core problem of developing urban rail transit is to raise funds. On the one hand, the initial investment is huge, the government finance is difficult to bear; on the other hand, real estate developers enjoy the external benefits of rail transit for free, resulting in market failure.Therefore, how to internalize the external influence of rail transit, broaden the financing channels, and promote the construction of rail transit investment into a virtuous circle is a subject that needs to be studied.Based on externality theory, location theory and land rent theory, this paper first analyzes the law of urban rail transit's increment of land along the line from the qualitative point of view.By analyzing the external performance and internal mechanism of the impact of rail transit on real estate value, and combining with the basic planning theory, this paper probes into the theoretical basis, causes and performance of the interaction between urban rail transit and real estate.Secondly, taking Wuhan rail transit line 2 as an example, the external benefit is estimated quantitatively.The quantitative calculation is divided into two parts, one is to predict the impact of rail transit development benefits, the other is based on the generalized transportation cost theory and investment return principle.Forecasting the increment of residential and commercial real estate around rail transit, the results show that rail transit has a significant role in raising the prices of neighboring real estate, and the farther away from the urban core area,Rail transit has a greater impact on real estate prices.On this basis, an effective evaluation method of the land around the urban rail transit station is put forward, which is expected to play a certain reference role in land planning, land price evaluation, determination of reasonable return rate, and formulation of feasible charging methods.Finally, on the basis of quantitative analysis, this paper makes a theoretical analysis on the benefit reduction of value-added benefits, and puts forward two countermeasures for internalizing the externality of urban rail transit: levying property tax and planning the integration of rail transit and land use.Give rail transit company along the development of real estate rights, joint development.Then it summarizes the main points of the implementation of property tax and the concrete process of joint development, and takes the Zhongnan Road Station as an example, discusses the joint development of the mature land use area around the railway station in Wuhan.
【学位授予单位】：武汉理工大学
【学位级别】：硕士
【学位授予年份】：2012
【分类号】：F572.88

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