城市居民居住区位选择研究
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摘要
随着我国城镇住房制度改革的推进,诱发了房地产市场机制的巨大变革,主要包括:其一,购房主体由集团转变为个人,居民消费成为了房地产市场的主体;其二,房地产的开发由政府行为转变为市场行为;其三,居民对居住区位的选择由被动转为主动,自主择居性不断增强。
住房作为一种特殊的商品,其最大的特点是空间位置固定。房屋的价格不仅因其质量、面积、结构而有所变化,而且也有区位上的显著差异,对于消费者而言,居住区位和建筑本身都有一定的居住效用,且两者在全部居住效用中可以相互替代。欧美和日本的研究表明,区位价值可占到住房总价格的一半还多,因此,区位因素的重要性可想而知了。我国住房市场的建设体制尚不完善,对城市居住区位的研究比较缺乏,因此,在社会主义市场经济体制下,进行城市居民居住区位选择的研究,具有重要的现实意义。
城市居住区位(Residential Location of urban),不仅指城市空间中居住区所坐落的地理位置,而是指与之发生关联的各种社会关系的总和。本文从城市居民的角度切入,通过定性定量分析、模型分析和实证分析来进行研究。在实证研究上,本文选择唐山市中心城区居民作为实证研究对象,通过问卷调查,获得研究所需数据。
本文共有5章,主要内容有:
第一章:主要阐述了研究的背景、意义、目的、内容、方法、框架、创新点;
第二章:主要介绍居住区位选择的相关理论以及国内外学者对居住区位选择的研究成果;
第三章:定性分析部分,主要从宏、微观两方面对当前城市居民居住区位选择上的影响因素进行分析,并结合唐山的一些实际情况进行定性研究。并在此基础上,基于回归理论构建居住区位选择的支付意愿模型。
第四章:主要针对唐山市中心城区的居民进行研究分析。该实证研究分两部分进行:模型分析和定量分析,均通过调查问卷获得所需数据;前者将可量化因素带入模型进行分析,重在说明唐山市城市居民进行居住区位选择时各影响因素的关联度;后者参照问卷调查结果,通过统计分析的方法对唐山市城市居民居住区位选择的现状及发展趋势进行分析。
第五章:研究结论总结,并指出文章的研究不足和研究展望。
The revolutionary changes of real estate market have ignited by the implementation of China’s housing system reform. Three main features highlight the tremendous changes. First, the main house consumers have shifted from group to individual. Second, the development of real estate has evolved from government-oriented policy to market law-abiding one. Third, the choice of urban residential location is rather active than passive and there is a stronger trend among consumers of selecting house location actively. Housing is a special commodity which boasts the prominent feature of unchangeable special location. House prices vary not only because of their quality, size, and structure, but also their locations. The location of house and house itself both contributed to the effectiveness of consideration and satisfaction of customers and the two can be replaced each other. A research, conducted by European countries, America and Japan, illustrate that above half of the housing total price are from the value of residential location which clearly explained its importance. On the circumstances that the immature housing constructive system and efficient urban residential research, study on the select of urban residential location under the socialist market economic system has important practical significance.
Residential location of urban means not only the geographical sites of residential areas in downtown but also various social connections caused by the sites. In this paper, analysis is mainly made from the perspective of urban citizens on the basis of hedonic price model and supplemented by the application of mathematical statistics method. Empirical studies in this paper do not follow old way of selecting the first-tier city, but second-tier cities---Tang Shan as empirical objects. Studies are carried out through the questionnaire, the introduction of model analysis, qualitative analysis and quantitative analysis.
There are five chapters in this paper and its main contents are:
Chapter 1: Mainly expatiate on the background, purpose, content, method and significance of the study.
Chapter 2: Mainly introduce the theories, research situation and research progress at home and abroad concerning the select of residential location.
Chapter 3: Qualitative analysis. The factors influencing the select of residential location of current urban residents are analyzed from the macro and micro aspects and qualitative research is conducted with some of the actual situation in Tang Shan province. On this basis, comments are given to the research model of residential location selection and finally confirmed the adoption of hedonic price model as this paper’s empirical analysis.
Chapter 4: The key point of this paper is the combination of quantitative analysis and empirical research.. Analysis mainly target at the actual situation of housing market and urban residential location in Tang Shan. The quantitative analysis is divided into two parts: a model based on Hedonic analysis and a survey analysis. The former focus on the analysis of quantifiable factors, mainly expatiate on the associative degree of those factors when citizens of Tang Shan province select residential locations, while the latter supplemented the analysis on the current situation and development trends of the selection which made by Tang Shan citizens through mathematical statistical analysis and with the referring to the research findings.
Chapter 5: Conclusion on this research findings, provide of the insufficiency of this paper and research prospects.
住房作为一种特殊的商品,其最大的特点是空间位置固定。房屋的价格不仅因其质量、面积、结构而有所变化,而且也有区位上的显著差异,对于消费者而言,居住区位和建筑本身都有一定的居住效用,且两者在全部居住效用中可以相互替代。欧美和日本的研究表明,区位价值可占到住房总价格的一半还多,因此,区位因素的重要性可想而知了。我国住房市场的建设体制尚不完善,对城市居住区位的研究比较缺乏,因此,在社会主义市场经济体制下,进行城市居民居住区位选择的研究,具有重要的现实意义。
城市居住区位(Residential Location of urban),不仅指城市空间中居住区所坐落的地理位置,而是指与之发生关联的各种社会关系的总和。本文从城市居民的角度切入,通过定性定量分析、模型分析和实证分析来进行研究。在实证研究上,本文选择唐山市中心城区居民作为实证研究对象,通过问卷调查,获得研究所需数据。
本文共有5章,主要内容有:
第一章:主要阐述了研究的背景、意义、目的、内容、方法、框架、创新点;
第二章:主要介绍居住区位选择的相关理论以及国内外学者对居住区位选择的研究成果;
第三章:定性分析部分,主要从宏、微观两方面对当前城市居民居住区位选择上的影响因素进行分析,并结合唐山的一些实际情况进行定性研究。并在此基础上,基于回归理论构建居住区位选择的支付意愿模型。
第四章:主要针对唐山市中心城区的居民进行研究分析。该实证研究分两部分进行:模型分析和定量分析,均通过调查问卷获得所需数据;前者将可量化因素带入模型进行分析,重在说明唐山市城市居民进行居住区位选择时各影响因素的关联度;后者参照问卷调查结果,通过统计分析的方法对唐山市城市居民居住区位选择的现状及发展趋势进行分析。
第五章:研究结论总结,并指出文章的研究不足和研究展望。
The revolutionary changes of real estate market have ignited by the implementation of China’s housing system reform. Three main features highlight the tremendous changes. First, the main house consumers have shifted from group to individual. Second, the development of real estate has evolved from government-oriented policy to market law-abiding one. Third, the choice of urban residential location is rather active than passive and there is a stronger trend among consumers of selecting house location actively. Housing is a special commodity which boasts the prominent feature of unchangeable special location. House prices vary not only because of their quality, size, and structure, but also their locations. The location of house and house itself both contributed to the effectiveness of consideration and satisfaction of customers and the two can be replaced each other. A research, conducted by European countries, America and Japan, illustrate that above half of the housing total price are from the value of residential location which clearly explained its importance. On the circumstances that the immature housing constructive system and efficient urban residential research, study on the select of urban residential location under the socialist market economic system has important practical significance.
Residential location of urban means not only the geographical sites of residential areas in downtown but also various social connections caused by the sites. In this paper, analysis is mainly made from the perspective of urban citizens on the basis of hedonic price model and supplemented by the application of mathematical statistics method. Empirical studies in this paper do not follow old way of selecting the first-tier city, but second-tier cities---Tang Shan as empirical objects. Studies are carried out through the questionnaire, the introduction of model analysis, qualitative analysis and quantitative analysis.
There are five chapters in this paper and its main contents are:
Chapter 1: Mainly expatiate on the background, purpose, content, method and significance of the study.
Chapter 2: Mainly introduce the theories, research situation and research progress at home and abroad concerning the select of residential location.
Chapter 3: Qualitative analysis. The factors influencing the select of residential location of current urban residents are analyzed from the macro and micro aspects and qualitative research is conducted with some of the actual situation in Tang Shan province. On this basis, comments are given to the research model of residential location selection and finally confirmed the adoption of hedonic price model as this paper’s empirical analysis.
Chapter 4: The key point of this paper is the combination of quantitative analysis and empirical research.. Analysis mainly target at the actual situation of housing market and urban residential location in Tang Shan. The quantitative analysis is divided into two parts: a model based on Hedonic analysis and a survey analysis. The former focus on the analysis of quantifiable factors, mainly expatiate on the associative degree of those factors when citizens of Tang Shan province select residential locations, while the latter supplemented the analysis on the current situation and development trends of the selection which made by Tang Shan citizens through mathematical statistical analysis and with the referring to the research findings.
Chapter 5: Conclusion on this research findings, provide of the insufficiency of this paper and research prospects.
引文
[1]陆大道.区位论及区域研究方法[M].科学出版社,1991,5-10.
[2]白光润.微区位研究[J].上海师范大学学报,2003,6:79-80.
[3]杨吾扬.区位论中的宏观和一般均衡[J].经济地理,2005,5:23-26.
[4]吴启焰.大城市居住空间分异研究的理论与实践[D].科学出版社,2001,49.
[5] Muth, R. City and Housing: The Spatial Pattern of Urban Residential Land Use [M]. Chicago: University of Chicago Press,1969,56-78.
[6] Alfred Weber. (translated by Friedrich C J). Theory of the Location of Industries[N]. The University of Chicago Press,1929,45-56.
[7] Losch A. ( translated by Stelper W F). The Economics of Location[N]. Yale University Press,1954,3-5.
[8] Alonso, W. Location and Land Use [M]. Massachusetts[N]: Harvard University Press,1964,3-5.
[9] Geertman, S.C.M. , Ritsema, van Eck, J.R. GIS and Models of Accessibility Potential[J]: An Application in Planning, International Journal of Geographical Information Systems,1995, 67-80.
[10] Cronin, F, an economic analysis of intra-urban search and mobility using alternative benefit measures[J], The Urban Institute,1979,5:30-35.
[11] Wilson, A.G. Entropy in urban and regional modeling[J], London,1970,5:23-26.
[12] Quigley, J.M. Housing demand in the short run: analysis of polytomous choice[J], Exploration in Economic Research,1976, 6:76-102.
[13] Frederick V. Waugh. Quality Factors Influencing Vegetable Prices [J]. Journal of Farm Economic,1928, 10:185-196.
[14] Smith. T. W.A.V. Clark J.O.Huff and P.Shapiro, A decision making and search model for intra-migration[J], Geographical Analysis,1979,11:1-22.
[15] Quiley, J.M. Housing demand in the short run: analysis of polytomous choice[J], Econometric Society ,1973,10:5-19.
[16] Goodman, Allen C. Andrew Court and the Invention of Hedonic Price Analysis [J]. Journal of Urban Economics,1998,44: 291-298.
[17] Rosen, S. Hedonic Prices and Implicit Markets: Product Differentiation in Pure Competition [J]. Journal of Political Economy,1974,82: 35-55.
[18] Grilches, Z. Hedonic Prices Indexes for Automobiles: An Econometric Analysis of QualityChang[J]. The Price Statistics of the Federal Government,1961,73:12-26.
[19] Von Thunen. ( translated by Warterberg C M). Von Thunen’s Isolated States. Pergamon Press[N],1960,8:13-26.
[20] Griliches, Z. Price Indexes and Quality Change [M]. Cambridge. Harvard University Press, 1971,13-60.
[21] Christaller W. (Translated by Bakin C W). Central Places in Southern Germany. Englewood Cliffs[J],1933,6:12-20.
[22] Court, A.T. Hedonic Prices Indexes with Automotive Examples, In the Choice of Functional Form for Hedonic Price Function [M], 1939,12-69.
[23]陈文福.西方现代区位理论评述[J].云南社会科学,2004,2: 62-66.
[24]李炯光.区域经济研究的重要理论基础[J].求索,2004,7:14-16.
[25]马国霞,甘国辉.区域经济发展空间研究进展[J].地理科学进展,2005,3: 90-99.
[26]刘旺,张文忠.城市居民居住区位选择微观机制的实证研究——以万科青青家园为例[J].经济地理,2006,9:15-18.
[27]李善民.西方经济学原理[M].中山大学出版社,1996,10-56.
[28]田凤岐.区位理论选择综述[J].辽宁行政学院学报,2006,12:10-19.
[29]黄志宏.城市居住空间结构模式的演变[D].中国社会科学院研究生院博士学位论文,2005,5.
[30]王波.城市居住空间分异研究[D].同济大学管理学硕士学位论文,2006,3.
[31]林瑜茂.城市住宅区位选择研究——以上海轨道交通沿线区域为例[D].上海师范大学硕士学位论文,2006,5.
[32]刘敬伟.丹东市城市居民居住区位选择研究[D].东北师范大学硕士学位论文,2007,6.
[33]张文忠.经济区位论[M].科学出版社,2000,15-68.
[34]曹振良.房地产经济学通论[M].北京大学出版社,2002,13-69.
[35]朱建平.殷瑞飞. SPSS在统计分析中的应[M].清华大学出版社,2007,1-168.
[2]白光润.微区位研究[J].上海师范大学学报,2003,6:79-80.
[3]杨吾扬.区位论中的宏观和一般均衡[J].经济地理,2005,5:23-26.
[4]吴启焰.大城市居住空间分异研究的理论与实践[D].科学出版社,2001,49.
[5] Muth, R. City and Housing: The Spatial Pattern of Urban Residential Land Use [M]. Chicago: University of Chicago Press,1969,56-78.
[6] Alfred Weber. (translated by Friedrich C J). Theory of the Location of Industries[N]. The University of Chicago Press,1929,45-56.
[7] Losch A. ( translated by Stelper W F). The Economics of Location[N]. Yale University Press,1954,3-5.
[8] Alonso, W. Location and Land Use [M]. Massachusetts[N]: Harvard University Press,1964,3-5.
[9] Geertman, S.C.M. , Ritsema, van Eck, J.R. GIS and Models of Accessibility Potential[J]: An Application in Planning, International Journal of Geographical Information Systems,1995, 67-80.
[10] Cronin, F, an economic analysis of intra-urban search and mobility using alternative benefit measures[J], The Urban Institute,1979,5:30-35.
[11] Wilson, A.G. Entropy in urban and regional modeling[J], London,1970,5:23-26.
[12] Quigley, J.M. Housing demand in the short run: analysis of polytomous choice[J], Exploration in Economic Research,1976, 6:76-102.
[13] Frederick V. Waugh. Quality Factors Influencing Vegetable Prices [J]. Journal of Farm Economic,1928, 10:185-196.
[14] Smith. T. W.A.V. Clark J.O.Huff and P.Shapiro, A decision making and search model for intra-migration[J], Geographical Analysis,1979,11:1-22.
[15] Quiley, J.M. Housing demand in the short run: analysis of polytomous choice[J], Econometric Society ,1973,10:5-19.
[16] Goodman, Allen C. Andrew Court and the Invention of Hedonic Price Analysis [J]. Journal of Urban Economics,1998,44: 291-298.
[17] Rosen, S. Hedonic Prices and Implicit Markets: Product Differentiation in Pure Competition [J]. Journal of Political Economy,1974,82: 35-55.
[18] Grilches, Z. Hedonic Prices Indexes for Automobiles: An Econometric Analysis of QualityChang[J]. The Price Statistics of the Federal Government,1961,73:12-26.
[19] Von Thunen. ( translated by Warterberg C M). Von Thunen’s Isolated States. Pergamon Press[N],1960,8:13-26.
[20] Griliches, Z. Price Indexes and Quality Change [M]. Cambridge. Harvard University Press, 1971,13-60.
[21] Christaller W. (Translated by Bakin C W). Central Places in Southern Germany. Englewood Cliffs[J],1933,6:12-20.
[22] Court, A.T. Hedonic Prices Indexes with Automotive Examples, In the Choice of Functional Form for Hedonic Price Function [M], 1939,12-69.
[23]陈文福.西方现代区位理论评述[J].云南社会科学,2004,2: 62-66.
[24]李炯光.区域经济研究的重要理论基础[J].求索,2004,7:14-16.
[25]马国霞,甘国辉.区域经济发展空间研究进展[J].地理科学进展,2005,3: 90-99.
[26]刘旺,张文忠.城市居民居住区位选择微观机制的实证研究——以万科青青家园为例[J].经济地理,2006,9:15-18.
[27]李善民.西方经济学原理[M].中山大学出版社,1996,10-56.
[28]田凤岐.区位理论选择综述[J].辽宁行政学院学报,2006,12:10-19.
[29]黄志宏.城市居住空间结构模式的演变[D].中国社会科学院研究生院博士学位论文,2005,5.
[30]王波.城市居住空间分异研究[D].同济大学管理学硕士学位论文,2006,3.
[31]林瑜茂.城市住宅区位选择研究——以上海轨道交通沿线区域为例[D].上海师范大学硕士学位论文,2006,5.
[32]刘敬伟.丹东市城市居民居住区位选择研究[D].东北师范大学硕士学位论文,2007,6.
[33]张文忠.经济区位论[M].科学出版社,2000,15-68.
[34]曹振良.房地产经济学通论[M].北京大学出版社,2002,13-69.
[35]朱建平.殷瑞飞. SPSS在统计分析中的应[M].清华大学出版社,2007,1-168.