城市住宅微观区位选择及实证研究
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摘要
城市住宅的微观区位成为决定其价值的关键因素。对我国城市住宅微观区位选择的研究能够为住宅投资者和购房者的提供科学的依据,为我国城市住宅的合理布局及住宅业可持续发展提供理论参考。
论文在系统讨论国内外城市住宅区位发展历程和研究现状的前提下,针对我国城市住宅微观区位选择存在问题,以住宅互换论、过滤论、生态区位论等理论为基础,结合我国社会经济的发展过程和市场经济体制的变革,从不同角度分析了影响我国城市住宅微观区位选择的各种因素及其演变;研究了不同收入阶层城市住宅微观区位选择的评价标准;提出了我国城市住宅微观区位选择的评价指标;运用熵权法对层次分析法确定的评价指标权重进行了改进,将基于数据的熵权法权重与基于专家判断的层次分析法权重通过线性加权法有机的结合起来,用于对我国城市住宅微观区位选择的评价,降低了人为因素对评价结果的影响,并进行了实证分析。
研究结果显示,城市住宅微观区位选择的影响因素具有时效性;居民的社会属性、个人因素对于其住宅微观区位选择具有根本的影响;房价和经济实力对年轻型家庭居住区位的选择具有约束作用,通勤成本决定了居住地选择的空间范围;具有相同社会经济属性的群体趋向于选择相同的居住区位。本文的研究可为政府相关部门、企业投资和居民选择住宅提供决策依据和参考。
The micro-location of urban housing is the key factor to determine its value. Study on the selection of China's urban residential micro-location will provide the scientific basis for residential investors and property buyers, and will provide a theoretical reference for rational distribution of China's urban residential housing and the sustainable development of the domestic industry.
On the premise of the systematic discussion about the development and the research of the urban housing location at home and abroad, and according to the social and economic development and market economy transformation, the paper analyzes various factors and the evolution that may influence the selection of urban residential micro-district, basing on the housing exchanging theory, the housing filtration theory, ecology location theory and so on. It studies the evaluation criteria for different income groups to choose the urban residential micro-location, and puts forward a rating index. The weight of evaluation index determined by AHP is improved basing on Entropy Method. Data-based Entropy Method weight and the AHP weight from specialists’estimation are combined together by means of linear weighting method, which can be used in the evaluation of the urban residential micro-location so as to reduce the contrived influence on the result of the evaluation. Case studies are carried out in the paper.
The results show that it is time-sensitive to the factors of the selection of urban residential micro-location. The community property and personal factors of residents have fundamental impact on their selections of micro-residential location. To young families, prices and the economic strength will constraint the selection of location. The cost of commuting decides the scope of the space when to choosing the place to live. People belong to the same socio-economic groups tend to choose to live in the same location. This paper studies provide basis for decision-making and reference for government departments, business investment and residential housing.
论文在系统讨论国内外城市住宅区位发展历程和研究现状的前提下,针对我国城市住宅微观区位选择存在问题,以住宅互换论、过滤论、生态区位论等理论为基础,结合我国社会经济的发展过程和市场经济体制的变革,从不同角度分析了影响我国城市住宅微观区位选择的各种因素及其演变;研究了不同收入阶层城市住宅微观区位选择的评价标准;提出了我国城市住宅微观区位选择的评价指标;运用熵权法对层次分析法确定的评价指标权重进行了改进,将基于数据的熵权法权重与基于专家判断的层次分析法权重通过线性加权法有机的结合起来,用于对我国城市住宅微观区位选择的评价,降低了人为因素对评价结果的影响,并进行了实证分析。
研究结果显示,城市住宅微观区位选择的影响因素具有时效性;居民的社会属性、个人因素对于其住宅微观区位选择具有根本的影响;房价和经济实力对年轻型家庭居住区位的选择具有约束作用,通勤成本决定了居住地选择的空间范围;具有相同社会经济属性的群体趋向于选择相同的居住区位。本文的研究可为政府相关部门、企业投资和居民选择住宅提供决策依据和参考。
The micro-location of urban housing is the key factor to determine its value. Study on the selection of China's urban residential micro-location will provide the scientific basis for residential investors and property buyers, and will provide a theoretical reference for rational distribution of China's urban residential housing and the sustainable development of the domestic industry.
On the premise of the systematic discussion about the development and the research of the urban housing location at home and abroad, and according to the social and economic development and market economy transformation, the paper analyzes various factors and the evolution that may influence the selection of urban residential micro-district, basing on the housing exchanging theory, the housing filtration theory, ecology location theory and so on. It studies the evaluation criteria for different income groups to choose the urban residential micro-location, and puts forward a rating index. The weight of evaluation index determined by AHP is improved basing on Entropy Method. Data-based Entropy Method weight and the AHP weight from specialists’estimation are combined together by means of linear weighting method, which can be used in the evaluation of the urban residential micro-location so as to reduce the contrived influence on the result of the evaluation. Case studies are carried out in the paper.
The results show that it is time-sensitive to the factors of the selection of urban residential micro-location. The community property and personal factors of residents have fundamental impact on their selections of micro-residential location. To young families, prices and the economic strength will constraint the selection of location. The cost of commuting decides the scope of the space when to choosing the place to live. People belong to the same socio-economic groups tend to choose to live in the same location. This paper studies provide basis for decision-making and reference for government departments, business investment and residential housing.
引文
[1]刘卫红,西方区位和区域经济理论及其借鉴,北方经贸,2005,10:10～11
[2]杨绍媛,住宅过滤模型在中国的适用性分析,地方财政研究,2007,9:13～17
[3]金相郁,20世纪区位理论的五个发展阶段及其评述,经济地理,2004,3:294～298
[4]张燕,西方区域经济理论综述,当代财经,2003,12:86～88
[5] Alonso, W. Location Theory .In regional development and planning, A Reader. Ed. John Friedmann and William Alonso. Cambridge. Mass: MIT Press, 1964.83～84
[6] Kurt, Income segregation and local progressive taxation: Empirical evidence from Switzerland. Journal of Public Economies, 2006, 9:429～458
[7] Christopher. Estimating spatial differences in the Brazilian cost of living with household location choices. Journal of Development Economies, 2005
[8] Bhat, C.R. and Guo J. Operationalizing the concept of neighborhood: Application to residential location choice analysis. Journal of Transport Geography, 2006
[9] Kim, Horner and Marans. Life cycle and environmental factors in selecting residential and job locations. Housing Studies, 2005, 20(3):457～473
[10] Maude, T.C. and Rhine, S.L. The relationship between Hispanic residential location and homeownership, 2004
[11] Ben-Akiva, M. and Bowman, J.L. Integration of an Activity-based Model System and a Residential Location Model. Urban Studies, 1998,35(7):1131～1153
[12] Sermons, M.W. and Koppelman, F.S. Representing the differences between female and male commute behavior in residential location choice models. Journal of Transport Geography, 2001, 9:101～110
[13] Gayda, S. Stated Preference survey on residential location choice and modal choice in Brussels, 1998
[14] Harold, W.E. and Leonard, V.Z. Tenure Choice, Housing Demand and Residential Location.The Journal of Real Estate Research, 1991:341～355
[15] Deng, T.H. and Ross, S.L., and wachter. S.M. Racial differences in homeownership: the effect of residential location. Regional Science and Urban Economies, 2003, 33:517～556
[16]张文忠,刘旺,西方城市居住区位决策与再选择模型的评述,地理科学进展,2004,1:89～95
[17]赵凤,城市居住空间分异现状及分析,经济与社会发展,2007,8:19～20
[18]张文忠,城市居民住宅区位选择的因子分析,地理科学进展,2001,3:268～275
[19]董昕,城市住宅区位及其影响因素分析,城市规划,2001,2:33～39
[20]程海燕,施建刚,房地产市场区位性及其投资影响分析,上海房地,2000,10:22～26
[21]蒋立红,李庆花,影响房价的区位因素分析,城市开发,2005,4:79～81
[22]杨盛元,大城市居住区位演变浅议──以重庆为例,经济地理,1996,2: 12-17
[23]江曼琦,聚集效应与城市空间结构的形成与演变,天津社会科学,2001, 4:69～71
[24]向大庆,商品住宅消费中的择居意向与价值观,新建筑,1995,2:47～49
[25]张文忠,刘旺,北京市住宅区位空间特征研究,城市规划,2002,12:86～89
[26]吴启焰,张京祥,朱喜钢等,现代中国城市居住空间分异机制的理论研究,人文地理,2002,3:26～30
[27]蒋芳,朱道林,住宅地价的区位模型研究——以北京市为例,乡镇经济,2004,3:39～41
[28]何雄浪,专业化产业集聚、要素流动与区域工业化——克鲁格曼中心——外围模型新发展,财经研究,2007,2:16～19
[29]张敏燕,韩太祥,克鲁格曼的不平衡发展模型及其对中国的启示,工业技术经济,2005,8:53～55
[30]刘安国,杨开忠,克鲁格曼的多中心城市空间自组织模型评析,地理科学,2001,4:315～322
[31]曹嵘,白光润,王琳,城市住宅的生态区位探析,人文地理,2004,1:13～16
[32]王启仿,闵一峰,叶依广,大城市房地产区位演变趋势探讨,城市开发,2002,4:36～38
[33]张文忠,孟斌,吕昕等.交通通道对住宅空间扩展和居民住宅区位选择的作用——以北京市为例,地理科学,2004,1:7～13
[34]杨波,邓立丽,城市住宅区位的理论分析与范式透视,上海城市管理职业技术学院学报,2007,4:40～43
[35]李长虹,创新区位的经济分析,经济界,2002,2:47～50
[36]夏涛,知识经济时代与工业经济时代影响城市住宅区位因素的差异,特区经济,2004,11:45～46
[37]Kasem Choocharukul, Hong Tan Van, Satoshi Fujii. Psychological effects of travel behavior on preference of residential location choice. Transportation Research Part A 42, 2008,116～124
[38] Katherine A. Kiel, Jeffrey E. Zabel. Location, Location, Location: The 3L approach to house price determination. Journal of Housing Economics, 2008
[39]Matthew A. Turner. Landscape preferences and patterns of residential development. Journal of Urban Economics,2005, 57:19～54
[40]孙建,城市土地集约利用评价研究:[硕士学位论文],天津;天津大学,2006
[41]赵姚阳,濮励杰,卜崇峰.基于模糊逻辑的城市土地集约化利用评价,人文地理,2006,1:17～21
[42]张培学,姚慧,郑新奇,基于信息熵的济南市城乡用地结构及分布动态研究,国土资源科技管理,2006,2:74～78
[43]邱菀华,管理决策与应用熵学,北京:机械工业出版社,2002.87～90
[44]王任一,巨亚明,石家骧,基于熵权系数与DTOPSIS集成油田生产能耗评价研究,资源调查与评价,2005,22:51～53
[45]徐梅,当代西方区位选择理论研究的新进展,贵州财经学院学报,2004,5:71～75
[46]张文忠,刘旺,孟斌,北京市区居住环境的区位优势度分析,地理学报,2005,1:115～121
[47]唐秀文,城市化过程中住宅建设问题与对策,产业经济,2007,11:15～16
[48]张卫东,李南成,城市家庭住址选择模型,数量经济技术经济研究,2001,5:88～91
[49]洪开荣,战略性区位理论及其发展,地域研究与开发,2002,3:1～4
[50]Ryosuke Okamoto. Location choices of firms and workers in an urban model with heterogeneities in skills and preferences. Regional Science and Urban Economics,2007,37:670～687
[51]郑思齐,符育明,刘洪玉,城市居民对居住区位的偏好及其区位选择的实证研究,经济地理,2005,2:194～198
[52]刘洪玉,中国住房市场的现状和未来发展,建筑经济,2007,7:8～12
[53]朱奎,地租问题的一般均衡分析,教学与研究,2007,2:19～24
[54]彭补拙,周生路,土地利用规划学,南京:东南大学出版社,2003.10～13
[55]朱晨,中国中心城市第二住宅的地理空间分布特征,经济地理,2006,6:945～948
[56]钱伟,区位理论三大学派的分析与评价,科技创业月刊,2006,2:179～180
[57]刘旺,张文忠,城市居民居住区位选择微观机制的实证研究,经济地理,2006,9:802～805
[2]杨绍媛,住宅过滤模型在中国的适用性分析,地方财政研究,2007,9:13～17
[3]金相郁,20世纪区位理论的五个发展阶段及其评述,经济地理,2004,3:294～298
[4]张燕,西方区域经济理论综述,当代财经,2003,12:86～88
[5] Alonso, W. Location Theory .In regional development and planning, A Reader. Ed. John Friedmann and William Alonso. Cambridge. Mass: MIT Press, 1964.83～84
[6] Kurt, Income segregation and local progressive taxation: Empirical evidence from Switzerland. Journal of Public Economies, 2006, 9:429～458
[7] Christopher. Estimating spatial differences in the Brazilian cost of living with household location choices. Journal of Development Economies, 2005
[8] Bhat, C.R. and Guo J. Operationalizing the concept of neighborhood: Application to residential location choice analysis. Journal of Transport Geography, 2006
[9] Kim, Horner and Marans. Life cycle and environmental factors in selecting residential and job locations. Housing Studies, 2005, 20(3):457～473
[10] Maude, T.C. and Rhine, S.L. The relationship between Hispanic residential location and homeownership, 2004
[11] Ben-Akiva, M. and Bowman, J.L. Integration of an Activity-based Model System and a Residential Location Model. Urban Studies, 1998,35(7):1131～1153
[12] Sermons, M.W. and Koppelman, F.S. Representing the differences between female and male commute behavior in residential location choice models. Journal of Transport Geography, 2001, 9:101～110
[13] Gayda, S. Stated Preference survey on residential location choice and modal choice in Brussels, 1998
[14] Harold, W.E. and Leonard, V.Z. Tenure Choice, Housing Demand and Residential Location.The Journal of Real Estate Research, 1991:341～355
[15] Deng, T.H. and Ross, S.L., and wachter. S.M. Racial differences in homeownership: the effect of residential location. Regional Science and Urban Economies, 2003, 33:517～556
[16]张文忠,刘旺,西方城市居住区位决策与再选择模型的评述,地理科学进展,2004,1:89～95
[17]赵凤,城市居住空间分异现状及分析,经济与社会发展,2007,8:19～20
[18]张文忠,城市居民住宅区位选择的因子分析,地理科学进展,2001,3:268～275
[19]董昕,城市住宅区位及其影响因素分析,城市规划,2001,2:33～39
[20]程海燕,施建刚,房地产市场区位性及其投资影响分析,上海房地,2000,10:22～26
[21]蒋立红,李庆花,影响房价的区位因素分析,城市开发,2005,4:79～81
[22]杨盛元,大城市居住区位演变浅议──以重庆为例,经济地理,1996,2: 12-17
[23]江曼琦,聚集效应与城市空间结构的形成与演变,天津社会科学,2001, 4:69～71
[24]向大庆,商品住宅消费中的择居意向与价值观,新建筑,1995,2:47～49
[25]张文忠,刘旺,北京市住宅区位空间特征研究,城市规划,2002,12:86～89
[26]吴启焰,张京祥,朱喜钢等,现代中国城市居住空间分异机制的理论研究,人文地理,2002,3:26～30
[27]蒋芳,朱道林,住宅地价的区位模型研究——以北京市为例,乡镇经济,2004,3:39～41
[28]何雄浪,专业化产业集聚、要素流动与区域工业化——克鲁格曼中心——外围模型新发展,财经研究,2007,2:16～19
[29]张敏燕,韩太祥,克鲁格曼的不平衡发展模型及其对中国的启示,工业技术经济,2005,8:53～55
[30]刘安国,杨开忠,克鲁格曼的多中心城市空间自组织模型评析,地理科学,2001,4:315～322
[31]曹嵘,白光润,王琳,城市住宅的生态区位探析,人文地理,2004,1:13～16
[32]王启仿,闵一峰,叶依广,大城市房地产区位演变趋势探讨,城市开发,2002,4:36～38
[33]张文忠,孟斌,吕昕等.交通通道对住宅空间扩展和居民住宅区位选择的作用——以北京市为例,地理科学,2004,1:7～13
[34]杨波,邓立丽,城市住宅区位的理论分析与范式透视,上海城市管理职业技术学院学报,2007,4:40～43
[35]李长虹,创新区位的经济分析,经济界,2002,2:47～50
[36]夏涛,知识经济时代与工业经济时代影响城市住宅区位因素的差异,特区经济,2004,11:45～46
[37]Kasem Choocharukul, Hong Tan Van, Satoshi Fujii. Psychological effects of travel behavior on preference of residential location choice. Transportation Research Part A 42, 2008,116～124
[38] Katherine A. Kiel, Jeffrey E. Zabel. Location, Location, Location: The 3L approach to house price determination. Journal of Housing Economics, 2008
[39]Matthew A. Turner. Landscape preferences and patterns of residential development. Journal of Urban Economics,2005, 57:19～54
[40]孙建,城市土地集约利用评价研究:[硕士学位论文],天津;天津大学,2006
[41]赵姚阳,濮励杰,卜崇峰.基于模糊逻辑的城市土地集约化利用评价,人文地理,2006,1:17～21
[42]张培学,姚慧,郑新奇,基于信息熵的济南市城乡用地结构及分布动态研究,国土资源科技管理,2006,2:74～78
[43]邱菀华,管理决策与应用熵学,北京:机械工业出版社,2002.87～90
[44]王任一,巨亚明,石家骧,基于熵权系数与DTOPSIS集成油田生产能耗评价研究,资源调查与评价,2005,22:51～53
[45]徐梅,当代西方区位选择理论研究的新进展,贵州财经学院学报,2004,5:71～75
[46]张文忠,刘旺,孟斌,北京市区居住环境的区位优势度分析,地理学报,2005,1:115～121
[47]唐秀文,城市化过程中住宅建设问题与对策,产业经济,2007,11:15～16
[48]张卫东,李南成,城市家庭住址选择模型,数量经济技术经济研究,2001,5:88～91
[49]洪开荣,战略性区位理论及其发展,地域研究与开发,2002,3:1～4
[50]Ryosuke Okamoto. Location choices of firms and workers in an urban model with heterogeneities in skills and preferences. Regional Science and Urban Economics,2007,37:670～687
[51]郑思齐,符育明,刘洪玉,城市居民对居住区位的偏好及其区位选择的实证研究,经济地理,2005,2:194～198
[52]刘洪玉,中国住房市场的现状和未来发展,建筑经济,2007,7:8～12
[53]朱奎,地租问题的一般均衡分析,教学与研究,2007,2:19～24
[54]彭补拙,周生路,土地利用规划学,南京:东南大学出版社,2003.10～13
[55]朱晨,中国中心城市第二住宅的地理空间分布特征,经济地理,2006,6:945～948
[56]钱伟,区位理论三大学派的分析与评价,科技创业月刊,2006,2:179～180
[57]刘旺,张文忠,城市居民居住区位选择微观机制的实证研究,经济地理,2006,9:802～805