基于HPM的西安曲江新区住宅特征价格分析

发布时间：2018-04-11 13:07

本文选题：曲江新区 + HPM　；参考：《西安外国语大学》2013年硕士论文

【摘要】：HPM(Hedonic Price Model)即特征价格模型，是欧美国家估计房地产住宅价格的重要方法，其基本原理是将住宅产品看成由一系列不同特征组成的异质性商品，以消费者偏好和效用为基础研究影响住宅价格的各个特征属性。HPM能够改进物业评估的操作方法且测算结果是无偏的，因此，在国外被广泛的应用到价值评估、指数构建和非市场物品估价等方面。我国长期实行计划经济体制，住宅产品特征对住宅价格影响不显著，加之数据采集困难等原因，使得这种方法在国内研究起步较晚。2003年西安市政府着手打造“文化历史+价值+新城市”全国独特的“曲江模式”，曲江新区凭借自身良好的自然环境以及宜居的人文气息吸引了一大批国内外知名房地产企业。曲江新区房地产住宅市场呈现出建筑风格、建筑结构多样等特点，一些高中档楼盘如中海国际社区、万科·金域曲江、金地·湖城大境等的建造，带动曲江新区住宅价格攀升。2012年曲江新区商品房销售面积为198.44万平方米，，占西安市商品房销售面积的17%，同比上涨6.18%。本文试图将HPM引入西安曲江新区住宅价格研究，构建西安曲江新区特征价格模型，分析该区域住宅特征和住宅价格的关系。本文阐述了特征价格理论及模型的发展，对HPM在住宅市场的国内外研究进行述评，系统分析了HPM相关理论，基于HPM对曲江新区住宅价格进行实证研究，从住宅特征角度确定了影响曲江新区住宅价格的13个主要特征变量。本文借助SPSS16.0统计软件，采用线性、对数和半对数3种函数形式对住宅变量进行量化，通过对曲江新区住宅小区实地调查以及网上公开的挂牌资料数据的整合，基于对西安曲江新区住宅市场的实证研究，得出曲江新区普通住宅价格和住宅特征之间的数量关系。结果发现车位是影响曲江新区住宅价格最重要的特征因素，最后对曲江管委会和开发商提出完善车位建设和管理的相关建议。本文的创新点主要有两个方面，一是总结出影响西安曲江新区住宅价格的特征变量，构建了曲江新区特征价格理论模型。二是对影响曲江新区住宅市场特征变量的影响程度做了分类和排序，以期为曲江管委会和开发商做一参考。
[Abstract]:HPM(Hedonic Price Model, or feature price model, is an important method to estimate the real estate price in Europe and America. The basic principle of which is to regard housing products as heterogeneous goods composed of a series of different characteristics.On the basis of consumer preference and utility, the research on the characteristics of housing price. HPM can improve the operation method of property evaluation and the calculation result is unbiased. Therefore, it is widely used in value assessment abroad.Index construction and non-market goods valuation and so on.The planned economy system has been implemented for a long time in our country, and the characteristics of housing products have no significant impact on the housing prices, and the data collection is difficult, and so on.In 2003, the Xi'an Municipal Government began to create a "new city of cultural and historical value", a unique "Qujiang model" throughout the country.Qujiang New District attracts a large number of famous real estate enterprises at home and abroad by virtue of its good natural environment and livable humanistic atmosphere.The real estate housing market in the new area of Qujiang has the characteristics of architectural style and diverse architectural structure. Some high and middle grade buildings such as Zhonghai International Community, Vanke Jinyu Qujiang, Jindi Lake City, etc., have been built.In 2012, the area of commercial housing sales in Qujiang New District was 1.9844 million square meters, accounting for 17 percent of the area sold in Xi'an, up 6.18 percent from the same period last year.This paper attempts to introduce HPM into the study of housing prices in Xi'an Qujiang New District, and to construct the characteristic price model of Xi'an Qujiang New District, and to analyze the relationship between housing characteristics and housing prices in this area.This paper expounds the development of characteristic price theory and model, reviews the domestic and foreign research of HPM in the housing market, systematically analyzes the relevant theories of HPM, and makes an empirical study on the housing price in Qujiang New area based on HPM.From the point of view of housing characteristics, 13 main characteristic variables affecting housing price in Qujiang New District are determined.With the help of SPSS16.0 software, this paper uses linear, logarithmic and semi-logarithmic functions to quantify the residential variables, and through the field investigation of residential quarters in Qujiang New District and the integration of the online public listing data.Based on the empirical study of the housing market in Qujiang New District of Xi'an, the quantitative relationship between the common housing price and the housing characteristics in Qujiang New area is obtained.The results show that the parking space is the most important characteristic factor affecting the housing price in Qujiang New District. Finally, the relevant suggestions to improve the construction and management of the parking space are put forward to the Qujiang Administrative Committee and the developers.There are two main innovation points in this paper. One is to summarize the characteristic variables that affect the housing price in Qujiang New District of Xi'an, and to construct the theoretical model of the characteristic price in Qujiang New area.Secondly, the paper classifies and sorts the influence degree of the characteristic variables of the residential market in Qujiang New District, in order to make a reference for the Qujiang Administrative Committee and the developers.
【学位授予单位】：西安外国语大学
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：F299.23

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