基于GIS的上杭县城区地价动态监测
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摘要
土地，是社会经济活动和人类生存发展的载体，每个国家和地区都非常重视土地市场的运作。要宏观调控土地市场发展，必须清楚市场动态，而土地价格是反映市场运作的最敏感指标，因此，对地价动态的研究成为土地管理工作的重点之一。
本研究是以上杭县城区为样区，对城镇土地的地价动态进行分析，以《城镇土地估价规程》及《房地产估价规程》为技术依据，以地理信息系统(GIS)为技术支撑，根据地价动态变化的三大特性时间波动性、空间区域性和个别性，进行地价随时间、空间变化的规律性分析，以及前两者结合下的单宗宗地的个体独特性研究。在研究中将城区划分12个调查区片，按级别范围分级探讨，搜集样本地价总数253个，在三个阶段逐步分析中，首先论证地价随时间波动状况，分析地价波动与城区土地利用发展的联系；其次，测算区域平均地价，推算级别-地价模型，说明土地级别与地价之间联系，体现地价的区域性特色；其三，分析城区中具体宗地，其影响价格由一般区域平均状态转向个别性的因素，确定影响因素的影响效果。在三个阶段推导下，循序渐进的评估出某一具体宗地在某估价时点的价格，该估价时点可以是过去时，也可是未来时。采用这三步骤分析，应该可以建立地价测算模型，进行城镇地价的动态监测。
完善地价动态监测的主要措施有：进行土地管理信息化，便于地价信息收集处理；动态追踪，根据国家规定，两年一次修订基准地价；随城镇发展，及时更新地价信息的空间数据和属性数据，实时监控发展。
Land, is the carrier of social economic activities and the existence of mankind. Each nation and region attaches great importance to the operation of the land market In order to manipulate the macroscopic market development in land, we must make clear of the market development. The land price is the most sensitive index to reflect the market operation. Thus the dynamic study on the land price has become one of the focuses of land management.
This research therefore takes Shanghang County as a case study to analyze the trends of land price in cities and towns. It is technically based on the " Regulation of Land Quotation in Cities and Towns" and the "Regulation of Real Estate Quotation". In addition, it is supported by the geography information system (GIS) .The dynamic development of land price bears three distitict characteristics: the vibration of time, the region of space and individual. This paper probes into the regularity of the change of land price as a result of the change of time and space. Besides, it also studies the individual distinctiveness of single land under the combined influences. There are 12 inquisition areas in the research to be analyzed according to class and scope.' Two hundred and fifty three sample land prices are collected. During the gradual analysis on the three stages, it first proves that the bind price changes with the time and that the change conforms to the use and development of land in cities; Second, it measures and calculates the average price within an area, performs mathematical calculations of the class- land price model. It states that the class of land is closely related to the ground price, which embodies the special features of local area/Third, it analyzes the concrete land in the city area. The influenced price shifts from the average appearance of general district to individual factors. In this way, the effects of related factors are confirmed. Under the duce of these three stages, it follows the sequence and advances gradually to assess the price of a particular .land at some certain quotation point. This quotation point can deduce the former land price as well as predict the hereafter trend. The land price model be built with the adoption of these three -step analysis, it should be able to monitor the trends of land price in cities and towns.
The main measures to perfect the monitor of land price development are as following: to keep the information of land management to aid the collection and process of the land price information; to track the trends. According to the national regulation, the standard ground price should be revised every two years. With the town development, to renew the space data and property of ground price in time, so as to supervise and control the development
本研究是以上杭县城区为样区，对城镇土地的地价动态进行分析，以《城镇土地估价规程》及《房地产估价规程》为技术依据，以地理信息系统(GIS)为技术支撑，根据地价动态变化的三大特性时间波动性、空间区域性和个别性，进行地价随时间、空间变化的规律性分析，以及前两者结合下的单宗宗地的个体独特性研究。在研究中将城区划分12个调查区片，按级别范围分级探讨，搜集样本地价总数253个，在三个阶段逐步分析中，首先论证地价随时间波动状况，分析地价波动与城区土地利用发展的联系；其次，测算区域平均地价，推算级别-地价模型，说明土地级别与地价之间联系，体现地价的区域性特色；其三，分析城区中具体宗地，其影响价格由一般区域平均状态转向个别性的因素，确定影响因素的影响效果。在三个阶段推导下，循序渐进的评估出某一具体宗地在某估价时点的价格，该估价时点可以是过去时，也可是未来时。采用这三步骤分析，应该可以建立地价测算模型，进行城镇地价的动态监测。
完善地价动态监测的主要措施有：进行土地管理信息化，便于地价信息收集处理；动态追踪，根据国家规定，两年一次修订基准地价；随城镇发展，及时更新地价信息的空间数据和属性数据，实时监控发展。
Land, is the carrier of social economic activities and the existence of mankind. Each nation and region attaches great importance to the operation of the land market In order to manipulate the macroscopic market development in land, we must make clear of the market development. The land price is the most sensitive index to reflect the market operation. Thus the dynamic study on the land price has become one of the focuses of land management.
This research therefore takes Shanghang County as a case study to analyze the trends of land price in cities and towns. It is technically based on the " Regulation of Land Quotation in Cities and Towns" and the "Regulation of Real Estate Quotation". In addition, it is supported by the geography information system (GIS) .The dynamic development of land price bears three distitict characteristics: the vibration of time, the region of space and individual. This paper probes into the regularity of the change of land price as a result of the change of time and space. Besides, it also studies the individual distinctiveness of single land under the combined influences. There are 12 inquisition areas in the research to be analyzed according to class and scope.' Two hundred and fifty three sample land prices are collected. During the gradual analysis on the three stages, it first proves that the bind price changes with the time and that the change conforms to the use and development of land in cities; Second, it measures and calculates the average price within an area, performs mathematical calculations of the class- land price model. It states that the class of land is closely related to the ground price, which embodies the special features of local area/Third, it analyzes the concrete land in the city area. The influenced price shifts from the average appearance of general district to individual factors. In this way, the effects of related factors are confirmed. Under the duce of these three stages, it follows the sequence and advances gradually to assess the price of a particular .land at some certain quotation point. This quotation point can deduce the former land price as well as predict the hereafter trend. The land price model be built with the adoption of these three -step analysis, it should be able to monitor the trends of land price in cities and towns.
The main measures to perfect the monitor of land price development are as following: to keep the information of land management to aid the collection and process of the land price information; to track the trends. According to the national regulation, the standard ground price should be revised every two years. With the town development, to renew the space data and property of ground price in time, so as to supervise and control the development
引文
[1] 毕宝德主编 土地经济学(M) 中国人民大学出版社 3-5
[2] 沙县土地管理局 中国人民大学土地管理系 沙县城市地价指数编制报告(M) 1997 8-13
[3] 胡存智等 土地估价理论与方法(M) 地质出版社 2000 296-404
[4] 李铃 地产价格指数研究 中国土地科学(J) 1999(4) 31-34
[5] 雷利·巴洛维(谷树忠等译) 土地资源经济学(M) 北京农业大学出版社 1989 220-230
[6] 毕宝德主编 土地经济学(M) 中国人民大学出版社 1998 320-360
[7] 张显胜 建立我国地价指数体系技术设想(J) 中国土地科学 1998(5) 14-17
[8] 严星 林增杰主编 城市地产评估(M) 中国人民大学出版社 1993 200-312
[9] 记者夏君 我国将初步建成地价动态监测系统(P) 人民日报 2001-12-6
[10] 古志新 加拿大安大略省的地产管理信息化建设(J) 中国土地科学 1999(3) 37-40
[11] 邹小平 陈军 基于GIS的城镇土地定级估价方法研究 武汉测绘大学学报 1995 20(4) 366-670
[12] 赵松 姜栋 基于GIS开发房地产估价信息系统的设想(J) 中国土地科学 1999(4) 38-42
[13] 上杭县志编撰委员会 上杭县志(M) 1996 5-30
[14] 上杭县城建局 上杭县城区规划(M) 1996
[15] 上杭县土地定级报告(M) 上杭县土地管理局 1999
[16] 上杭县土地管理局99年上杭县城区基准地价评估技术报告(M) 1999
[17] 叶剑平等 城镇地价指数及其编制 (J) 中国土地科学 1998(3) 35-37，40
[18] 赵耀文 地产估价中的模糊数学模型．数量经济．技术研究 1996(3) 59-61
[19] 国土资源部《城镇土地估价规程》(M) 北京测绘出版社 10-40
[20] 中华人民共和国建设部 国家质量监督管理局联合发布 《房地产估价规程》 中国建筑工业出版社 1999 10-30
[21] 杨柏编著 房地产估价理论与实务(M) 安徽科技出版社 1998
[22] 上杭县土地管理局 上杭县城区土地利用总体规划 1997
[23] 叶艳妹 城市地价动态监测网的建立及其应用：以义乌市为例 经济与管理研究 1996(3) 42-44
[24] 江小群 城市土地价格的动力学模型及其空间分布规律研究城市规划 1991 34-39
[25] 张所地 李怀祖 城市土地定级估价综合模型研究(J) 1998(5)21-24
[26] 陶立新 胡援成 地价评估模型新探 当代财经 1995(6) 36-38
[27] 宋鸿良 运用均质地域原理建立标准宗地体系的研究(J) 中国土地科学 1998(5) 25-28
[28] 李满良 邱友良 城镇宗地地价评估信息系统设计与实践 经济地理 1995，15(3) 46-49
[2] 沙县土地管理局 中国人民大学土地管理系 沙县城市地价指数编制报告(M) 1997 8-13
[3] 胡存智等 土地估价理论与方法(M) 地质出版社 2000 296-404
[4] 李铃 地产价格指数研究 中国土地科学(J) 1999(4) 31-34
[5] 雷利·巴洛维(谷树忠等译) 土地资源经济学(M) 北京农业大学出版社 1989 220-230
[6] 毕宝德主编 土地经济学(M) 中国人民大学出版社 1998 320-360
[7] 张显胜 建立我国地价指数体系技术设想(J) 中国土地科学 1998(5) 14-17
[8] 严星 林增杰主编 城市地产评估(M) 中国人民大学出版社 1993 200-312
[9] 记者夏君 我国将初步建成地价动态监测系统(P) 人民日报 2001-12-6
[10] 古志新 加拿大安大略省的地产管理信息化建设(J) 中国土地科学 1999(3) 37-40
[11] 邹小平 陈军 基于GIS的城镇土地定级估价方法研究 武汉测绘大学学报 1995 20(4) 366-670
[12] 赵松 姜栋 基于GIS开发房地产估价信息系统的设想(J) 中国土地科学 1999(4) 38-42
[13] 上杭县志编撰委员会 上杭县志(M) 1996 5-30
[14] 上杭县城建局 上杭县城区规划(M) 1996
[15] 上杭县土地定级报告(M) 上杭县土地管理局 1999
[16] 上杭县土地管理局99年上杭县城区基准地价评估技术报告(M) 1999
[17] 叶剑平等 城镇地价指数及其编制 (J) 中国土地科学 1998(3) 35-37，40
[18] 赵耀文 地产估价中的模糊数学模型．数量经济．技术研究 1996(3) 59-61
[19] 国土资源部《城镇土地估价规程》(M) 北京测绘出版社 10-40
[20] 中华人民共和国建设部 国家质量监督管理局联合发布 《房地产估价规程》 中国建筑工业出版社 1999 10-30
[21] 杨柏编著 房地产估价理论与实务(M) 安徽科技出版社 1998
[22] 上杭县土地管理局 上杭县城区土地利用总体规划 1997
[23] 叶艳妹 城市地价动态监测网的建立及其应用：以义乌市为例 经济与管理研究 1996(3) 42-44
[24] 江小群 城市土地价格的动力学模型及其空间分布规律研究城市规划 1991 34-39
[25] 张所地 李怀祖 城市土地定级估价综合模型研究(J) 1998(5)21-24
[26] 陶立新 胡援成 地价评估模型新探 当代财经 1995(6) 36-38
[27] 宋鸿良 运用均质地域原理建立标准宗地体系的研究(J) 中国土地科学 1998(5) 25-28
[28] 李满良 邱友良 城镇宗地地价评估信息系统设计与实践 经济地理 1995，15(3) 46-49
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