基于特征价格模型的西安市商品住宅分套定价研究

发布时间：2018-01-07 23:02

本文关键词：基于特征价格模型的西安市商品住宅分套定价研究　出处：《西安建筑科技大学》2014年硕士论文　论文类型：学位论文

【摘要】：在商品房销售中，价格的制定对开发商产品的销售至关重要。目前开发商定价多采用比较定价法。一般先收集周边相似楼盘的均价和楼盘特征，然后将自身楼盘的特征与相似楼盘特征做比较，制定出自身楼盘的均价，再根据楼层、朝向等特征的不同，根据经验，制定出分套的价格。比较定价法是一种粗线条定价法且定价效率较低，比较依赖开发商定价的经验，开发商要根据经验制定楼盘特征的比重，然后再根据经验制定出分套之间的差价。如果开发商收集周边楼盘数量不够，就会造成制定均价不合理，造成整体销售不顺利；如果开发商对分套价差制定不合理，会造成部分产品销售不顺利。所以，开发商需要一套不再依靠经验、科学的分套商品住宅定价方法。本文在广泛的文献研究的基础上，研究和借鉴前人的研究成果，从特征价格模型的理论出发，提出应用特征价格模型来研究西安市分套商品住宅的定价。本文的主要工作有：（1）设计调查问卷，并对西安市购房者进行调查和访谈。通过对调研结果分析，得出影响西安市分套商品住宅价格的主要因素；（2）构建了西安市分套商品住宅特征因素体系，并制定了特征因素的量化标准。（3）构建了西安市分套商品住宅对数特征价格模型，并计算了西安市分套商品住宅特征因素的弹性系数和半弹性系数。（4）引入Box-cox变换理论，提高特征价格模型的拟合度。（5）选取了西安市较有特点的曲江新区和城南区域，构建区域细分市场特征价格模型，应用邹氏检验（Chow test）证明了区域细分市场的存在。（6）针对区域细分市场，引入虚拟变量，通过构建虚拟变量特征价格模型，并与西安市对数特征价格模型对比，得出了导致区域细分市场存在的原因。区域细分市场的特征价格模型的研究，补充了西安市分套商品住宅特征价格模型的研究。本文的研究为特征价格模型的研究提供了新的思路；为开发商分套商品住宅定价提供了借鉴意义；为购房者达到效用最大化提供了辅助工具；为政府对商品住宅的估价提供了新的工具。
[Abstract]:In the commercial housing sales, making the price of developers is crucial to product sales. The current developers use pricing comparative pricing. The first general collection of real estate and real estate price surrounding similar features, and then compare the characteristics of their own real estate and real estate similar characteristics, making the real estate price, according to the floor, towards such features according to the different experience, develop a set of price points. Pricing is a bold pricing method and pricing efficiency is low, rely on developers pricing experience, developers to develop real estate features according to the proportion of experience, and then according to the experience of developed sub sets of the difference between the number of the surrounding real estate developers to collect if. Not enough, will cause the price set unreasonable, resulting in the overall sales is not smooth; if developers on the set of price set unreasonable, will cause the sales of some products is not smooth So, developers need a set of methods that will no longer rely on experience and science.
Based on the extensive literature review on the research and the results from previous studies, starting from the theory of the hedonic price model, proposes the application of hedonic price model to study the city of Xi'an sets of commercial housing price. The main works of this paper are: (1) the design of the questionnaire, and the survey and interviews of buyers in Xi'an city. Through the analysis of survey results, the main factors that affect the city of Xi'an set the price of commercial housing; (2) the construction of the city of Xi'an commercial housing system factors, and establishes the quantified standard factors. (3) construction of the city of Xi'an sets of commercial housing logarithmic hedonic price model, elastic Xi'an City branch coefficient set of commercial housing characteristic factors and semi elasticity coefficient are calculated. (4) the introduction of Box-cox transform theory, improve the hedonic price model fitting degree. (5) selected Xi'an city more characteristic of the Qujiang district and the South Regional construction price, regional market segments feature model, application of the Chow test (Chow test) proved that regional market segments exist. (6) according to the regional market segments, the introduction of dummy variables, by constructing a virtual variable hedonic price model, and with the Xi'an municipal price model features logarithmic comparison, concluded that the cause of the regional breakdown study on the market. The hedonic price model of regional market segmentation, supplement the research in the city of Xi'an sets of commercial housing hedonic price model.
This research provides a new idea for the study of hedonic price model, provides reference for developers to split the price of commercial housing, provides an auxiliary tool for the buyers to maximize utility, and provides a new tool for the government to evaluate commercial housing.

【学位授予单位】：西安建筑科技大学
【学位级别】：硕士
【学位授予年份】：2014
【分类号】：F299.23

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