基于城镇体系视角的我国城市地价时空特征研究

发布时间：2018-07-21 17:57

【摘要】：随着我国城镇化进程的不断推进，土地作为城镇工业生产、居民生活与商业活动的基本要素之一，在城市发展中发挥着越来越重要的作用，土地价格作为土地资源的价值尺度在土地资源的分配与管理中起着标定性的作用。当前，关于我国城镇土地价格方面的研究已经得到广泛开展，其中城镇地价时空分布变化方面的研究也取得丰硕的成果，为城镇土地的价格管理提供了坚实的理论基础。但是城镇土地价格时空特征的相关研究仍有值得深入探讨的空间，表现在过往研究空间范围上较为单一，仅仅局限在城镇内部。另外，在具体的城镇土地分等实践当中，由于传统的多因素综合定等方法速度慢、效率低，无法满足对城镇土地分等的及时性要求，因此考虑可以参照城镇内部以价定级建立城镇间土地以价定等的方法。但以价定等方法又需要相关的理论研究作为基础。在此背景下，本文以城镇间地价空间分布规律作为研究对象，为我国城镇土地的以价定等新方法提供基础理论支撑。此外，城镇间即城镇体系地价的时空分布变化方面的研究也能为城镇体系规划、规范城镇间土地出让价格、引导企业跨区域投资、完善地价动态监测与地价风险预警机制等领域提供有效思路。同时对引起城镇体系地价空间差异因素的探讨也能明晰城镇间土地价格差异的原因及城镇土地分等过程中因素确定的问题。因此从完善城镇土地价格相关基础研究考虑，需要对我国城镇体系地价的空间与时间分布规律特征进行深入的探讨，同时对影响城镇间地价差异的因素进行总结。围绕以上问题，依据城镇等级体系原理、国土资源部颁布的对不同级别城镇土地的分等分别进行组织管理的技术要求，本文采用分尺度分层次的研究方法，以基于地统计分析模型的GIS为工具，以城镇基准地价（包括商业基准地价、住宅基准地价与工业基准地价）为基础数据重点对我国不同层次的城镇体系三种类型的地价开展空间分布、时间变化研究，同时对地价差异的主要影响因素进行初步探讨，大体包括以下研究内容： (1)确定研究所需数据的获取方法。城镇体系地价空间规律的研究涉及众多城镇，当需要将一个城镇的地价作为一个数据样点考虑时，就涉及到如何用一个值表示一个城镇的整体地价，以及如何获得城镇地价的问题。因此需要根据数据的来源，研究城市平均地价的获取方法。 (2)探索针对城镇体系地价空间分布特征的描述方法、测度体系。由于至今城镇体系地价空间分布特征的相关研究依然较少，相关模型体系尚未建立，因此首先需要确定城镇体系地价的描述方法和测度体系，，其次才能进一步揭示城镇体系中地价的空间变化差异特性。 (3)运用地统计分析方法对各层级城镇体系的地价进行多方位空间特征规律和时间变化分析，并对它们的指标进行对比。城镇体系是一个具有多层嵌套特征的复合体，一个城镇系统通常由多个低等级城镇系统构成，同时也是更高等级城市体系的组成部分。依据城镇体系规律，探索性的将我国城镇地价体系划分为不同层级的地价体系系统进行空间分布与时间变化特征分析。同时，对我国不同层级城镇体系地价的指标进行对比，以期发现不同层级城镇体系地价的特点。 (4)遵循城镇体系地价空间分布研究的分维分尺度的研究方法，分别确定不同城市体系地价的影响因素。影响城镇地价的因素数量繁多，错综复杂，针对城镇体系的不同层级对众多繁杂的地价影响因素进行梳理，进而确定影响城镇体系地价差异的主要因素，从而为城镇间土地分等时采用的多因素综合分析方法的因素选取与权重确定提供依据。通过对我国不同尺度城镇体系地价的空间分布特征、时间变化及影响地价差异的主要因素进行研究，初步发现以下规律与特征。 (1)不同用地类型地价之间差异明显。城镇地价的空间特征相当程度上与它的利用方式相关。商业地价、住宅地价和工业地价之间在价格高低、分布规律和时间变化方面表现出了不同的规律特征。 (2)在具有一般分布特征的基础上，我国各尺度、各层级城镇体系地价也存在不同的空间主导分布规律。在我国中心城镇体系中，地价具有明显的单方向空间变化特征；在省域范围城镇体系、城市群地价体系中，城镇地价通常以单中心或多中心为核心，向周围呈阶梯状下降，空间分布表现较为复杂。 (3)地价作为反映城镇特征的一个指标，也存在一定的等级体系分布，且不同等级规模的城镇地价等级体系表现出不同的特点。地级市及以上规模的中心城市地价体系表现为中间序列的城市较为发达；省域范围城市地价体系中低地价的城市占比更多；省域中地级市城镇体系与县级城镇体系存在巨大差异；同时，以上几种城镇体系规律在时间上处于不断变化中。 (4)由于城镇间错综复杂的联系，城镇体系地价也存在特定的空间关联性。在各个城镇地价体系中，城市群地价体系的相关度表现最强，但城市群的相关度的区间跨度最大；地级及以上中心城市和省域范围城市的全局相关性较为接近，整体比城市群低。在城市地价体系局域相关度和空间变异方面，因发展阶段的差异与自然条件的不同，各城市地价体系表现出各自不同的特征。 (5)在时间上，我国各城镇体系地价各项统计指标变化较为明显。近十年随着我国经济、人口等相关因素的剧烈变化，不同用地类型、不同城市等级、不同区域的城市地价均经历了显著的变化。但由于引起的原因不同，变化的形式又显现为多样性。 (6)影响城镇地价的因素复杂，对城镇地价影响因素进行分尺度研究有助于降低研究的复杂性。通过对不同空间尺度范围城市地价体系影响因素的分析发现，无论何种规模级别的城市，城镇集聚规模对城镇地价都有着重要作用，但是不同尺度城镇体系中地价空间差异的影响因素又存在较大差异。
[Abstract]:With the continuous advancement of urbanization in China, land, as one of the basic elements of urban industrial production and residential and commercial activities, plays a more and more important role in urban development. Land price, as the value scale of land resources, plays a qualitative role in the distribution and management of land resources. The research on the land price of urban land has been widely carried out, and the research on the spatial and temporal distribution of urban land price has also achieved fruitful results, which provides a solid theoretical basis for the price management of urban land. However, the research on the spatial and temporal characteristics of urban land price still has a space to be deeply discussed. The spatial scope of the study is relatively simple and confined to the interior of the town. In addition, in the concrete urban land classification practice, the traditional multi factor synthesis method is slow and inefficient, and can not meet the timeliness requirements for the urban land classification. Therefore, it is considered that the urban land can be established by reference to the price rating of the cities and towns. In this context, this paper takes the spatial distribution law of urban land price as the research object, and provides the basic theoretical support for the new method of urban land price determination in China. The research can also provide an effective way of planning for urban system, regulating the price of land transfer between cities and towns, guiding enterprises to cross regional investment, improving the dynamic monitoring of land price and the early-warning mechanism of land price risk, and also the reasons for the difference of land price between cities and towns and the urban land can be clear by the discussion of the factors causing the difference of land price in urban system. In order to improve the urban land price related basic research, it is necessary to discuss the characteristics of the spatial and temporal distribution of urban land price in China, and summarize the factors that affect the difference between cities and towns. The Ministry of soil resources has promulgated the technical requirements for the organization and management of different grades of urban land respectively. This paper uses a hierarchical and hierarchical research method, and takes the GIS as the tool based on the ground statistical analysis model, and focuses on the basic data of the base land price of cities and towns (including the commercial base land price, the residential base quasi land price and the industrial base price). The spatial distribution and time change of three types of land prices in different levels of China's urban system are studied, and the main factors affecting the land price difference are discussed, including the following research contents:
(1) to determine the method of obtaining the data required for the study. The study of the spatial law of the urban system land price involves many towns. When it is necessary to consider the land price of a town as a data sample, it involves how to express the overall land price of a town with one value, and how to obtain the urban land price. Therefore, the data need to be based on the data. Source, study the method of obtaining urban average land price.
(2) to explore the description method and measure system for the spatial distribution characteristics of urban system land price. Because of the few related researches on the spatial distribution characteristics of urban system land price, the related model system has not been established yet, so the description method and measurement system of urban land price should be determined first, and then the urban system can be further revealed. The difference characteristic of the space change of the land price.
(3) using the method of land statistical analysis to analyze the multi-directional spatial characteristics and time changes of the land prices of various levels of urban systems, and to compare their indexes. The urban system is a complex of multi-layer nested features, and a town system is usually made up of a number of low-grade urban systems and also a higher grade city. According to the law of the urban system, the spatial distribution and time change characteristics of the land price system of China's urban land price system are divided into different levels of land price system. At the same time, the index of the land price of different levels of urban system in China is compared in order to find the characteristics of the land price at different levels of urban system.
(4) according to the fractal dimension research method of the urban land price spatial distribution research method, the influence factors of the land price in different urban systems are determined respectively. The factors affecting the urban land price are numerous and complex, and the various complex land price factors are combed for the different levels of the urban system, and then the urban system is determined. The main factors of price difference, so as to provide basis for factor selection and weight determination of multi factor comprehensive analysis method for land grading in cities and towns.
Through the study of the spatial distribution characteristics, time change and the main factors affecting the difference of land price, the following laws and characteristics are found.
(1) the difference between land prices of different land types is obvious. The spatial characteristics of urban land price are related to its use method to a certain extent. The commercial land price, residential land price and industrial land price have different regularity characteristics in terms of price, distribution law and time change.
(2) on the basis of general distribution characteristics, there are different spatial dominant distribution rules of urban land prices at various levels in China. In the central urban system of China, the land price has obvious single direction spatial change characteristics; in the provincial and urban system, urban land price system usually takes a single center or a single center price system. Multicentre is the core, falling to the surrounding ladder, and the spatial distribution is more complex.
(3) as an indicator of urban characteristics, land price also has a certain grade system distribution, and the urban land price hierarchy of different scale and scale shows different characteristics. The urban land price system of the central city of the city and the above scale is more developed in the middle sequence, and the low land price in the urban land price system of the provincial area is low. There are a lot of cities in the urban system and the county town system in the province. At the same time, the rules of these systems are constantly changing in time.
(4) because of the complex relationship between cities and towns, the land price of urban system also has a specific spatial correlation. In the urban land price system, the correlation of urban land price system is the strongest, but the interval of the correlation of urban agglomeration is the largest. In terms of local correlation and spatial variability of urban land price system, the urban land price system shows different characteristics because of the difference between the development stage and the natural conditions.
(5) in time, the change of the land price statistical indexes of each urban system in our country is more obvious. In the last ten years, with the dramatic changes in the related factors, such as the economy and the population, the urban land prices of different land types, different urban grades and different regions have undergone significant changes. Pattern.
(6) the factors affecting the urban land price are complex, and the study on the factors affecting the urban land price will help to reduce the complexity of the research. There are great differences in the factors affecting the spatial difference of land price in the scale urban system.
【学位授予单位】：中国矿业大学
【学位级别】：博士
【学位授予年份】：2014
【分类号】：F299.23

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