基于hedonic模型的襄阳城市住宅特征价格研究
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摘要
人类社会经过漫长的发展历程,城镇居民住房已成为社会正常运转的必须要素。在我国,城镇房地产市场的形成始于改革开放初期,经过近30年的快速发展,房地产业已逐渐成为我国国民经济的支柱产业之一。而其中的住宅房地产业又占据着整个房地产业最为重要的位置,住宅价格的变化不仅与国民经济的发展密不可分,更关系到亿万人民的根本利益,我国房地产学术界也逐渐将关注的焦点聚集到城市住房价格问题上。所以,住宅价格研究的理论与现实意义巨大。
本质上讲,各个住宅产品在使用价值构成上是有差异的,即是一种异质性的商品。在住宅价格的研究方法上,国外学者侧重于建模定量研究,国内学者则集中于供求关系、政策等定性研究。本文则侧重于定量研究,构建襄阳城市住宅特征价格模型。
对于住宅特征的分类,多数学者认为主要有建筑结构特征、邻里特征和区位特征三个大类。本文在此基础上,根据襄阳市的具体情况,另外增加了一个大类,即品牌特征。本文通过实地搜集所得的135个襄阳城市住宅样本数据,验证了特征价格模型的可行性,在选择特征变量的过程中,结合襄阳市住宅市场的特点和数据获取的难易程度,从众多备选自变量中筛选出17个。主要有：7个结构特征变量、3个区位特征变量、6个邻里特征变量、1个品牌特征变量。通过实证分析得出结论：每个住宅特征对住宅价格影响各异,影响程度最小的是所在楼层,最大的是建筑面积。
目前,我国学者对于城市住宅价格的研究时间并不长,而对于二三线城市的研究更是少之又少。在某种意义上讲,本文是一种探索性的研究,并且实证研究范围只限于襄阳市的三个主城区,由于样本的时间跨度主要集中在2005年至2010年之间,所以得出的结论是否可靠适用,还有待时间的检验。文章最后对后续研究提出了若干合理建议。
The development of human society after a long journey, urban housing has become essential elements of social normal operation. In our country, the formation of urban real estate market reform and opening up, after initial began nearly 30 years of rapid development, real estate has gradually become China's one of pillar industries of national economy. And one of the realty holds the apartments and the real estate industry, the most important position change of housing price not only with the development of national economy, millions more closely related to the fundamental interests of the people, China's real estate academics also gradually focusing gathered to urban housing price. So, the housing price research has great theoretical and realistic significance.
Essentially, each residence products constitute the using value is different, that is a heterogeneous goods. In the housing price of the research methods, foreign scholars focused on modeling the quantitative research, domestic scholars are focused on supply and demand, policy, qualitative research. This paper is focused on quantitative research, constructing Xiangyang city residential features price model.
Residential features three commonly:building structure characteristics, neighborhood characteristics and location features. In this article, based on the specific circumstances of opening, add another one kinds big, namely brand features. Based on the field collecting income 135 Xiangyang city residential sample data, verified the feasibility of price model features, and choose the 17 residential characteristics as model variables. Including:seven structure feature variables,3 location feature variables, six neighborhoods feature variables,1 brand characteristic variables. Through empirical analysis conclusion:each house features on the housing price, influence degree have different effects smallest is the biggest is in floor, building area.
At present, Chinese scholars for the city housing price is not a long time of study, but for the study in most subordinate cities are much rarer. In a sense, this paper is an exploratory research, and empirical study only three main scope of opening the time span, because samples are mainly concentrated in 2005 to 2010, so between the conclusion is reliable applicable, remains to be the test of time. In the end, the essay proposes some follow-up study reasonable proposal.
本质上讲,各个住宅产品在使用价值构成上是有差异的,即是一种异质性的商品。在住宅价格的研究方法上,国外学者侧重于建模定量研究,国内学者则集中于供求关系、政策等定性研究。本文则侧重于定量研究,构建襄阳城市住宅特征价格模型。
对于住宅特征的分类,多数学者认为主要有建筑结构特征、邻里特征和区位特征三个大类。本文在此基础上,根据襄阳市的具体情况,另外增加了一个大类,即品牌特征。本文通过实地搜集所得的135个襄阳城市住宅样本数据,验证了特征价格模型的可行性,在选择特征变量的过程中,结合襄阳市住宅市场的特点和数据获取的难易程度,从众多备选自变量中筛选出17个。主要有：7个结构特征变量、3个区位特征变量、6个邻里特征变量、1个品牌特征变量。通过实证分析得出结论：每个住宅特征对住宅价格影响各异,影响程度最小的是所在楼层,最大的是建筑面积。
目前,我国学者对于城市住宅价格的研究时间并不长,而对于二三线城市的研究更是少之又少。在某种意义上讲,本文是一种探索性的研究,并且实证研究范围只限于襄阳市的三个主城区,由于样本的时间跨度主要集中在2005年至2010年之间,所以得出的结论是否可靠适用,还有待时间的检验。文章最后对后续研究提出了若干合理建议。
The development of human society after a long journey, urban housing has become essential elements of social normal operation. In our country, the formation of urban real estate market reform and opening up, after initial began nearly 30 years of rapid development, real estate has gradually become China's one of pillar industries of national economy. And one of the realty holds the apartments and the real estate industry, the most important position change of housing price not only with the development of national economy, millions more closely related to the fundamental interests of the people, China's real estate academics also gradually focusing gathered to urban housing price. So, the housing price research has great theoretical and realistic significance.
Essentially, each residence products constitute the using value is different, that is a heterogeneous goods. In the housing price of the research methods, foreign scholars focused on modeling the quantitative research, domestic scholars are focused on supply and demand, policy, qualitative research. This paper is focused on quantitative research, constructing Xiangyang city residential features price model.
Residential features three commonly:building structure characteristics, neighborhood characteristics and location features. In this article, based on the specific circumstances of opening, add another one kinds big, namely brand features. Based on the field collecting income 135 Xiangyang city residential sample data, verified the feasibility of price model features, and choose the 17 residential characteristics as model variables. Including:seven structure feature variables,3 location feature variables, six neighborhoods feature variables,1 brand characteristic variables. Through empirical analysis conclusion:each house features on the housing price, influence degree have different effects smallest is the biggest is in floor, building area.
At present, Chinese scholars for the city housing price is not a long time of study, but for the study in most subordinate cities are much rarer. In a sense, this paper is an exploratory research, and empirical study only three main scope of opening the time span, because samples are mainly concentrated in 2005 to 2010, so between the conclusion is reliable applicable, remains to be the test of time. In the end, the essay proposes some follow-up study reasonable proposal.
引文
①见温海珍《城市住宅的特征价格—理论分析与实证研究》第69页。
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[1]阿瑟·奥沙利文.城市经济学[M].北京：中信出版社,2008,9.
[2]查尔斯·H·温茨巴奇等.现代不动产[M].北京：中国人民大学出版社,2001,3.
[3]曹振良等.房地产经济学通论[M].北京：北京大学出版社,2003,3.
[4]谢经荣,吕萍,乔志敏.房地产经济学[M].北京：中国人民大学出版社,2002.
[5]周华.基于特征价格的西安市住宅价格空间分异研究[D].西安：西北大学,2005.
[6]罗曼黎.武汉新区住宅用地享乐价格研究[D].武汉：武汉大学,2005.
[7]何剑华.用Hedonic模型研究北京地铁13号线对住宅价格的效应[D].北京：清华大学,2004.
[8]薛晓黎.住宅价格影响因素及太原市实证研究[D].太原：山西财经大学,2007.
[9]尚鹏.基于HPM的西安城北区住宅价格实证研究[D].西安：西安建筑科技大学2009.
[10]杨宗康.生命价值评估理论方法与实证研究[D].镇江：江苏大学,2010.
[11]王冬辉,郭祖军.Hedonic模型在商品住宅价格分析中的应用——以深圳为例的实证分析[J].特区经济.2006,(12).
[12]钟海玥,张安录,蔡银莺.武汉市南湖景观对周边住宅价值的影响——基于Hedonic模型的实证研究[J].中国土地科学,2009,(12).
[13]温海珍.城市住宅的特征价格：理论分析与实证研究[D].浙江：浙江大学,2004.
[14]蒋一军,龚江辉.房地产价格指数与Hedonic模型[J].中国资产评估,1996,(4).
[15]马思新,李昂.基于Hedonic模型的北京住宅价格影响因素分析[J].土木工程学报,2003,(9).
[16]陈敬东等.享乐评价法在房地产评估中的应用[J].西安：西安理工大学学报,2002,(1).
[17]柳欣欣.大连住宅价格影响因素分析及实证研究[D].大连：大连理工大学,2005.
[18]陈静静.城市商品住宅特征价格问题研究[D].大连：东北财经大学,2007.
[19]李志辉.基于Hedonic模型的武汉住宅特征价格研究[D].武汉：华中农业大学,2008.
[20]刘振聚.城镇居民住房需求研究[D].天津：天津大学,2007.
[21]赵琰.基于Hedonic模型的石家庄城市住宅特征价格研究[D].保定：河北农业大学,2009.
[22]张冕.基于Hedonic模型的浦东新区住宅价格特征分析[D].上海：同济大学,2008.
[23]唐三阳.基于特征价格模型的商品住宅价格研究[D].哈尔滨：哈尔滨工业大学,2006.
[24]富毅.基于特征价格的杭州市住宅价格空间分异研究[D].杭州：浙江大学,2006.
[25]张鑫.基于特征价格的二手房价格评估方法研究[D].杭州：浙江大学,2007.
[26]赵琰.基于hedonic模型的石家庄城市住宅特征价格研究[D].保定：河北农业大学,2009.
[27]夏怡凡.SPSS统计分析精要与实例详解[M].北京：电子工业出版社,2010.
[28]李锋.Hedonic模型在建筑经济分析中的应用[D].山西：太原理工大学,2010.
[29]王娟.基于多种回归方法的成都市住宅Hedonic模型的实证研究[D].电子科技大学,2008.
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