基于区位和邻里特征的住宅价格影响研究

发布时间：2018-03-29 06:22

本文选题：特征价格法　切入点：住宅价格　出处：《复旦大学》2014年硕士论文

【摘要】：房地产行业在国民经济中占有举足轻重的地位,房地产行业的运行状态直接影响我国经济的平稳健康发展和金融体系的安全,同时,房地产的财富效应也直接或间接的影响着居民的生活水平。因此,房地产价格,作为房地产价值的外在体现,成为社会各界广泛关注的焦点。伴随着2013上半年“新国五条”的上一届政府调控收官之举,新一届政府的“去行政、重市场”理念,房产税证收扩围和新一轮的城镇化浪潮兴起,有必要进一步深入研究和探讨房地产价格问题。实际数据显示,不同的城市,以及城市中不同区位的住宅价格的价格差别很大,有的甚至相差数十倍；相同的区位,不同的邻里环境,也会给住宅价格带来很大的差异。本文希望以房地产行业比较发达的上海为例,运用特征价格模型,研究区位和邻里特征对于住宅价格的影响。本文从国内外对于住宅价格的研究现状出发,使用特征价格法研究区位和邻里特征对住宅价格的影响。通过理论分析构建模型,实证分析得出结论。首先,通过理论分析梳理了特征价格模型的起源和发展、详细阐述了特征价格模型的理论基础,总结了特征价格模型的应用。然后,对住宅价格进行实证分析。本文的实证分析主要集中于分析区位(到CBD的距离、小区地铁可达性)和邻里(学区、社区)特征对住宅价格的影响。采用循序渐进的思路,第一步,分析区位对住宅价格的影响。第二步,在区位的基础上加入学区和社区变量,进一步分析各特征对住宅价格的影响。本文的创新性主要在于：(1) 本文采用小区住宅成交均价作为特征分析的价格,剔除了住房微观建筑特征信息,而将模型主要构建于住宅的区位和邻里特征上,以研究住宅整体的区位和邻里特征对住宅价格的影响。(2) 本文在住宅区位特征中的交通便利性的研究中选择了小区的地铁可达性而非使用得较多的公交线路条数作为研究变量,由于地铁作为现代化的交通工具,方便快捷,逐渐成为人们广泛且更愿意选择的出行工具。(3) 本文研究了邻里特征中的住宅学区和社区特征对住宅价格的影响,关于学区和社区对住宅价格的影响,国内相应的实证研究不多,本文在此对其进行一些探讨。(4) 本文的数据为2014年最新的住房成交数据,对于政府合理进行城实规划和开发商合理进行房地产开发都具有新的现实参考意义。
[Abstract]:The real estate industry plays an important role in the national economy. The running state of the real estate industry directly affects the steady and healthy development of our economy and the safety of the financial system, at the same time, The wealth effect of the real estate also directly or indirectly affects the living standard of the residents. Therefore, the real estate price, as the external embodiment of the real estate value, It has become the focus of attention from all walks of life. Along with the actions of the previous government in the first half of 2013, the concept of "going to administration and emphasizing the market", the new government has adopted the principle of "going to administration and paying more attention to the market." With the expansion of property tax and the rise of a new wave of urbanization, it is necessary to further study and explore the problem of real estate prices. The actual data show that the prices of housing prices vary greatly in different cities, as well as in different areas of cities. Some are even tens of times different; the same location, different neighborhood environment, will also bring great differences in housing prices. This paper hopes to take Shanghai, where the real estate industry is more developed, as an example, using the characteristic price model. This paper studies the influence of location and neighborhood characteristics on housing price. Based on the current situation of research on housing price at home and abroad, this paper uses the method of characteristic price to study the influence of location and neighborhood characteristics on housing price. First of all, the origin and development of feature price model are combed through theoretical analysis, the theoretical basis of feature price model is expounded in detail, and the application of feature price model is summarized. This paper mainly focuses on the impact of location (distance to CBD, subway accessibility) and neighborhood (school district, community) characteristics on housing prices. The first step is to analyze the influence of location on housing price. The second step is to add school district and community variables on the basis of location. The main innovation of this paper is that the average transaction price of residential housing is used as the price of characteristic analysis, and the information of micro building features of housing is excluded, and the main innovation of this paper is that the average transaction price of residential buildings is taken as the price of characteristic analysis. The model is mainly based on the residential location and neighborhood characteristics. In order to study the impact of residential location and neighborhood characteristics on housing price. 2) in the study of traffic convenience in residential location, this paper chooses the subway accessibility rather than the number of bus lines used more as the research variables. As a modern means of transportation, subway has gradually become a popular and more willing travel tool.) this paper studies the influence of residential school district and community characteristics on housing price. There are few empirical studies on the impact of school districts and communities on housing prices in China. This paper discusses the impacts of school districts and communities on housing prices. The data in this paper are the latest data on housing transactions in 2014. It has new practical reference significance for the government to carry out reasonable urban planning and developers to develop real estate reasonably.
【学位授予单位】：复旦大学
【学位级别】：硕士
【学位授予年份】：2014
【分类号】：F299.23

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