商品住宅项目价格体系研究
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摘要
商品住宅项目价格体系是商品住宅市场进行有效交易的关键。建立一个合理价格体系,可以使每一具体住宅单位的价格更为合理,使每一个住宅单位拥有一个与自身品质相对应的价格,可以在一定程度上解决住宅项目销售中户型销售不均衡的问题,避免出现大量住宅滞留的现象,既能保证开发商的合理利润,同时又能适应目标消费群体的承受能力,使得消费者能够感到物有所值。
本论文建立在商品住宅项目的研究基础上,首先阐述了一般商品的价格形成机理,对商品住宅的概念进行了界定,阐述了商品住宅及其价格的特点,从系统论的角度分析了商品住宅价格的形成。其次对商品住宅项目的价格构成,住宅价格的影响因素以及商品住宅项目的定价流程、定价方法进行了深入的研究,在此基础上建立了住宅项目价格指标体系,运用层次分析法确定了各指标的权重,运用灰色关联分析法建立了住宅灰色关联定价模型,确定住宅项目的均价；然后深入研究了商品住宅项目价格体系的制定原则和制定过程,分析了商品住宅项目价格系数的制定,通过制定各楼座位置系数、垂直系数和水平系数确定了各栋楼的价格、垂直价差以及水平价差,计算出了各楼层以及各户型的价格,建立了住宅项目的价格体系；最后将建立起来的住宅项目价格体系运用于实践,选取了具体的商品住宅项目实例对其建立价格体系。
通过对商品住宅项目价格体系的研究,本文基本上形成了一套较为合理的价格体系,于理论有补充之益,于实践有较强的指导和借鉴意义。
The price system of commercial residence is the key to effective trading in the commercial residential market. Establishing a reasonable price system can make the price of every concrete residential units more reasonable, make each residential unit has a price that corresponds with their own quality, to a certain extent,it can resolve the unit sales'non-equilibrium in the residential sales, avoid the phenomenon of a large number of residential detained, so that it can not only guarantee the developer reasonable profit, but also adapt the capacity of target consumer groups, make the consumers fell that the residential unit is good value for money.
This paper is established on the basis of the research of commercial residential project, first it expounds the price formation mechanism of general merchandise, defines the concept of commercial residence, expounds the characteristics of commercial residence and prices, analyses the formation of commercial residence from the perspective of system theory; Second, it has in-depth study on the price composition of commercial residential project, the influencing factors of the price of residential buildings as well as the pricing process and pricing method, on this basis, establishing the residential price index system, using AHP to determine the weight of each index, using the gray relational analysis to establish residential grey associated pricing model to determine the average price of residential projects; And then it has thoroughly study on the formulation principle and formulation method of the price system of commercial residential project, analyses the formulation of price coefficient of commercial residence, through the formulation of location coefficient vertical coefficient and horizontal coefficient, the price of each residential building、the vertical and horizontal spread is defined, calculates the price of each floor and each unit, establishes the price system of commercial residence; Finally, it applies the established price system to practice, selects a specific commercial residential project to establish the price system.
Through the study on price system of commercial residential project, a reasonable price system came into shape in this paper. It supplements the theory, and possesses significance in guiding and utilization aspects to the practice.
本论文建立在商品住宅项目的研究基础上,首先阐述了一般商品的价格形成机理,对商品住宅的概念进行了界定,阐述了商品住宅及其价格的特点,从系统论的角度分析了商品住宅价格的形成。其次对商品住宅项目的价格构成,住宅价格的影响因素以及商品住宅项目的定价流程、定价方法进行了深入的研究,在此基础上建立了住宅项目价格指标体系,运用层次分析法确定了各指标的权重,运用灰色关联分析法建立了住宅灰色关联定价模型,确定住宅项目的均价；然后深入研究了商品住宅项目价格体系的制定原则和制定过程,分析了商品住宅项目价格系数的制定,通过制定各楼座位置系数、垂直系数和水平系数确定了各栋楼的价格、垂直价差以及水平价差,计算出了各楼层以及各户型的价格,建立了住宅项目的价格体系；最后将建立起来的住宅项目价格体系运用于实践,选取了具体的商品住宅项目实例对其建立价格体系。
通过对商品住宅项目价格体系的研究,本文基本上形成了一套较为合理的价格体系,于理论有补充之益,于实践有较强的指导和借鉴意义。
The price system of commercial residence is the key to effective trading in the commercial residential market. Establishing a reasonable price system can make the price of every concrete residential units more reasonable, make each residential unit has a price that corresponds with their own quality, to a certain extent,it can resolve the unit sales'non-equilibrium in the residential sales, avoid the phenomenon of a large number of residential detained, so that it can not only guarantee the developer reasonable profit, but also adapt the capacity of target consumer groups, make the consumers fell that the residential unit is good value for money.
This paper is established on the basis of the research of commercial residential project, first it expounds the price formation mechanism of general merchandise, defines the concept of commercial residence, expounds the characteristics of commercial residence and prices, analyses the formation of commercial residence from the perspective of system theory; Second, it has in-depth study on the price composition of commercial residential project, the influencing factors of the price of residential buildings as well as the pricing process and pricing method, on this basis, establishing the residential price index system, using AHP to determine the weight of each index, using the gray relational analysis to establish residential grey associated pricing model to determine the average price of residential projects; And then it has thoroughly study on the formulation principle and formulation method of the price system of commercial residential project, analyses the formulation of price coefficient of commercial residence, through the formulation of location coefficient vertical coefficient and horizontal coefficient, the price of each residential building、the vertical and horizontal spread is defined, calculates the price of each floor and each unit, establishes the price system of commercial residence; Finally, it applies the established price system to practice, selects a specific commercial residential project to establish the price system.
Through the study on price system of commercial residential project, a reasonable price system came into shape in this paper. It supplements the theory, and possesses significance in guiding and utilization aspects to the practice.
引文
[1]张泓铭.住宅经济学[M].上海：上海财经大学出版社,1998
[2]马柄权.论社会主义地租与地价[M].北京：中国农业科技出版社,1991
[3]毕宝德.土地经济学[M].北京：中国人民大学出版社,1998
[4]K. E. Case, R. J. Shiller. Forecasting Prices and Excess Returns in the Housing Market [J]. AREUEA Journal.1990,18(3):253-273
[5]J. M. Poterba. House Price Dynamics:The Role of Tax Policy and Demography [J]. Brookings Papers on Economic Activity.1991,(2):143-148
[6]M. J. Potepan. Explaining Intermetropolitan Variation in Housing Prices、Rents and Land Prices [J]. Real Estate Economic.1996,(24):219-245
[7]J. Quigley. Real Estate Prices and Economic Cycles [J]. International Real Estate Review. 1999,20(1):1-20
[8]Geoffrey Meen, Mark Andrew. Modeling Regional House Prices:A Review of the Literature by ISBN0704913054. The Centre for Spatial and Real Estate Economics, Department of Economics [D]. The University of Reading.
[9]G.Donald Jud, Daniel T. Winkler. The Dynamics of Metropolitan Housing Price.2001,8
[10]Diana Kasparova, Michael White. The Responsiveness of House Prices to Macroeconomic Forces:A Cross-country Comparison [J]. European Journal of Housing Policy.2001,1(3)
[11]Matteo Iacoviello. House Prices and Business Cycles in Europe:a VAR Analysis[EB/OL].http://www.bc.edu/EC-P/WP540.2003,11.
[12]Stuart A. Gabried, Joe P. Mattey and Willian L. Wascher. Housing Price Differentials and Dynamics Evidence from the Los Angeles and San Francisco Metropolitan Areas.2000
[13]Tiebout Charles. A Pure Theory of Local Expenditures [J]. Journal of Political Economy. 1956:416-424
[14]S. Rosen. Hedonic Prices and Implicit Markets:Product Differentiation in Pure Competition [J]. Journal of Political Economy.1976,82(1):35-55
[15]Paul K. Asabere, Forrest E. Huffman. Thoroughfares and Apartment Values [J]. Journal of Estate Research.1996,(12):9-16
[16]Lee Cockerill, Denise Stanley. How will the Centerline Affect Property Values in Orange County? [J] Institute of Economic and Environmental Studies.2002:53-61
[17]H. M. So, Y. C.Raymond, S. Ganesan. Estimating the Influence of Transport on House Prices:Evidence from Hong Kong [J]. Journal of Property Valuation and Investment. 1997,15(1):40-47
[18]V. K. Smith, J.C. Huang. Can Markets Value Air Quality? A Meta-analysis of Hedonic Property Values [J]. Journal of Political Economy.1995,(10):209-227
[19]J. D. Benjamin, G. S. Sirmans. Mass Transportation, Apartment and Property Values [J]. The Journal of Real Estate Research.1996,12(1):1-8
[20]S. Laakso. Public Transportation Investment and Residential Property Values in Helsinki [J]. Scandinavian Housing and Planning Research.1992,(9):217-229
[21]Kathy J. Hayes, Lori L. Taylor. Neighborhood School Characteristics:What Signals Quality to Homebuyers? Federal Reserve Bank of Dallas Economic Review.1996,(3):2-9
[22]David M. Brasington. Which Measures of School Quality Does the Housing Market Value [J]. Journal of Real Estate Research.1999,18(3):395-4137
[23]Thomas A. Downes, Jeffrey E. Zabel. The Impact of School Characteristics on House Prices:Chicago 1987-1991 [J]. Journal of Urban Economics.2002,(22):1-25
[24]Black, E. Sandra. Do Better Schools Matter? Parental Valuation of Elementary Education [J]. The Quarterly Journal of Economics. Journal of Political Economy.1995,(10):209-221
[25]Walden Michael. Magnet Schools and the Differential Impact of School Quality on Residential Property Values [J]. Journal of Real Estate Research.1990,5(2):221-230
[26]Lisa Tyrvainen, Antti Mietiinen.Property Prices and Urban Forest Amenities [J]. Journal of Management and Economics.2000,(39):205-223
[27]Su Han Chan, Shin-Herring Michelle, George H. Lentz. Intra-Project Externality and Layout Variables in Residential Condominium Appraisals [J]. The Journal of Real Estate Research.1998,(15):131-145
[28]Benson, D. Earl. Pricing Residential Amenities:The Value of a View [J]. Journal of Real Estate Finance and Economics.1998,16(1):55-73
[29]Lan J. Bateman, Brett Day, Lain R. Lake, Andrew A. Lovett. The Effect of Road Traffic on Residential Property Values:A Literature Review and Hedonic Pricing Study. The Stationary Office.2001:62-77
[30]温桂芳.对我国住房价格的一点看法[J].价格理论与实践.1998,(2)：28-31
[31]李红云.我国住宅价格过高的成因分析及对策建议[J].中国房地产金融.2000,(10)：13-16
[32]包宗华.住宅与房地产[M].北京：中国建筑工业出版社,2002：125-129
[33]吴群,高慧琼.供求关系对大都市商品住宅价格作用机理的分析[J].不动产开发与投资和不动产金融——2005年海峡两岸土地学术研讨会论文集,2005,(8)：273-284
[34]王金明,高铁梅.对我国房地产市场需求和供给函数的动态分析[J].中国软科学.2004,(4)：69-74
[35]涂一峰.重庆市住宅价格影响因素实证分析[D].厦门大学.2008,3
[36]董智勇.深圳住宅价格影响因素实证研究[D].浙江大学.2005,12
[37]庄彬惠.关于商品住宅价格影响因素的理论研究与数量分析[D].厦门大学.2007,3
[38]张红.基于均衡价格形成机制的住宅价格变化特征研究[J].土木工程学报.2007,40(8)：100-105
[39]董化伟.普通商品住宅价格形成机制研究[D].西北农林科技大学.2008,5
[40]李薇薇.北京市城镇住房价格竞争博弈分析[D].首都经济贸易大学.2008,3
[41]张建农.基于博弈论的商品住宅定价研究[D].浙江大学.2004,2
[42]陈素理.我国住宅价格研究[D].重庆大学.2004,4
[43]张红,李文诞.北京商品住宅价格变动实证分析[J].中国房地产金融.2001,(3)：3-7
[44]陈薇.商品房价格构成分析[J].上海房地产.2005,(11)：34-37
[45]刘琳,刘洪玉.地价和房价关系的经济学分析[J].数量经济技术经济研究.2003,(7)：18-23
[46]张娟锋.住宅价格与土地价格的城市间差异及其决定因素研究[D].浙江大学.2008,4
[47]李灿.重庆市商品住宅价格与土地价格互动性研究[D].西南大学.2008,4
[48]周燕.我国货币政策与住宅价格协整关系的实证研究[D].厦门大学.2007,4
[49]张红,章辉赞.通货膨胀与商品住宅价格关系的实证分析[J].清华大学学报.2008,3
[50]岳阳慧敏.中国货币政策调控商品住宅价格研究[D].暨南大学.2008,5
[51]郭戬.城市化对城市住宅价格影响的定量分析研究[D].浙江大学.2006,10
[52]王江梅.房价与城市经济发展水平关系研究[D].首都经济贸易大学.2007,3
[53]温招.基于城市价值理论的房价研究[D].重庆大学.2008,1
[54]徐俊.新建城市轨道交通项目对周边住宅价格的影响研究[D].西南交通大学.2007,6
[55]尹爱青,唐焱.轨道交通对住宅价格的影响——以南京市地铁一号线为例[J].城市问题.2008,(2)：29-34
[56]刘阳,笪可宁.消费者预期对商品住宅价格影响的研究[J].沈阳建筑大学学报.2007,9(2)：210-212
[57]宋晗.汇率变化与房地产市场的联动趋势——预期及其他因素的实证浅析[J].技术经济.2007,26(9)：41-44
[58]Michael Carline. House Price Bubble Babble. Housing Economics.2002,4
[59]许树柏.层次分析法原理[M].天津：天津大学出版社,1988.9
[2]马柄权.论社会主义地租与地价[M].北京：中国农业科技出版社,1991
[3]毕宝德.土地经济学[M].北京：中国人民大学出版社,1998
[4]K. E. Case, R. J. Shiller. Forecasting Prices and Excess Returns in the Housing Market [J]. AREUEA Journal.1990,18(3):253-273
[5]J. M. Poterba. House Price Dynamics:The Role of Tax Policy and Demography [J]. Brookings Papers on Economic Activity.1991,(2):143-148
[6]M. J. Potepan. Explaining Intermetropolitan Variation in Housing Prices、Rents and Land Prices [J]. Real Estate Economic.1996,(24):219-245
[7]J. Quigley. Real Estate Prices and Economic Cycles [J]. International Real Estate Review. 1999,20(1):1-20
[8]Geoffrey Meen, Mark Andrew. Modeling Regional House Prices:A Review of the Literature by ISBN0704913054. The Centre for Spatial and Real Estate Economics, Department of Economics [D]. The University of Reading.
[9]G.Donald Jud, Daniel T. Winkler. The Dynamics of Metropolitan Housing Price.2001,8
[10]Diana Kasparova, Michael White. The Responsiveness of House Prices to Macroeconomic Forces:A Cross-country Comparison [J]. European Journal of Housing Policy.2001,1(3)
[11]Matteo Iacoviello. House Prices and Business Cycles in Europe:a VAR Analysis[EB/OL].http://www.bc.edu/EC-P/WP540.2003,11.
[12]Stuart A. Gabried, Joe P. Mattey and Willian L. Wascher. Housing Price Differentials and Dynamics Evidence from the Los Angeles and San Francisco Metropolitan Areas.2000
[13]Tiebout Charles. A Pure Theory of Local Expenditures [J]. Journal of Political Economy. 1956:416-424
[14]S. Rosen. Hedonic Prices and Implicit Markets:Product Differentiation in Pure Competition [J]. Journal of Political Economy.1976,82(1):35-55
[15]Paul K. Asabere, Forrest E. Huffman. Thoroughfares and Apartment Values [J]. Journal of Estate Research.1996,(12):9-16
[16]Lee Cockerill, Denise Stanley. How will the Centerline Affect Property Values in Orange County? [J] Institute of Economic and Environmental Studies.2002:53-61
[17]H. M. So, Y. C.Raymond, S. Ganesan. Estimating the Influence of Transport on House Prices:Evidence from Hong Kong [J]. Journal of Property Valuation and Investment. 1997,15(1):40-47
[18]V. K. Smith, J.C. Huang. Can Markets Value Air Quality? A Meta-analysis of Hedonic Property Values [J]. Journal of Political Economy.1995,(10):209-227
[19]J. D. Benjamin, G. S. Sirmans. Mass Transportation, Apartment and Property Values [J]. The Journal of Real Estate Research.1996,12(1):1-8
[20]S. Laakso. Public Transportation Investment and Residential Property Values in Helsinki [J]. Scandinavian Housing and Planning Research.1992,(9):217-229
[21]Kathy J. Hayes, Lori L. Taylor. Neighborhood School Characteristics:What Signals Quality to Homebuyers? Federal Reserve Bank of Dallas Economic Review.1996,(3):2-9
[22]David M. Brasington. Which Measures of School Quality Does the Housing Market Value [J]. Journal of Real Estate Research.1999,18(3):395-4137
[23]Thomas A. Downes, Jeffrey E. Zabel. The Impact of School Characteristics on House Prices:Chicago 1987-1991 [J]. Journal of Urban Economics.2002,(22):1-25
[24]Black, E. Sandra. Do Better Schools Matter? Parental Valuation of Elementary Education [J]. The Quarterly Journal of Economics. Journal of Political Economy.1995,(10):209-221
[25]Walden Michael. Magnet Schools and the Differential Impact of School Quality on Residential Property Values [J]. Journal of Real Estate Research.1990,5(2):221-230
[26]Lisa Tyrvainen, Antti Mietiinen.Property Prices and Urban Forest Amenities [J]. Journal of Management and Economics.2000,(39):205-223
[27]Su Han Chan, Shin-Herring Michelle, George H. Lentz. Intra-Project Externality and Layout Variables in Residential Condominium Appraisals [J]. The Journal of Real Estate Research.1998,(15):131-145
[28]Benson, D. Earl. Pricing Residential Amenities:The Value of a View [J]. Journal of Real Estate Finance and Economics.1998,16(1):55-73
[29]Lan J. Bateman, Brett Day, Lain R. Lake, Andrew A. Lovett. The Effect of Road Traffic on Residential Property Values:A Literature Review and Hedonic Pricing Study. The Stationary Office.2001:62-77
[30]温桂芳.对我国住房价格的一点看法[J].价格理论与实践.1998,(2)：28-31
[31]李红云.我国住宅价格过高的成因分析及对策建议[J].中国房地产金融.2000,(10)：13-16
[32]包宗华.住宅与房地产[M].北京：中国建筑工业出版社,2002：125-129
[33]吴群,高慧琼.供求关系对大都市商品住宅价格作用机理的分析[J].不动产开发与投资和不动产金融——2005年海峡两岸土地学术研讨会论文集,2005,(8)：273-284
[34]王金明,高铁梅.对我国房地产市场需求和供给函数的动态分析[J].中国软科学.2004,(4)：69-74
[35]涂一峰.重庆市住宅价格影响因素实证分析[D].厦门大学.2008,3
[36]董智勇.深圳住宅价格影响因素实证研究[D].浙江大学.2005,12
[37]庄彬惠.关于商品住宅价格影响因素的理论研究与数量分析[D].厦门大学.2007,3
[38]张红.基于均衡价格形成机制的住宅价格变化特征研究[J].土木工程学报.2007,40(8)：100-105
[39]董化伟.普通商品住宅价格形成机制研究[D].西北农林科技大学.2008,5
[40]李薇薇.北京市城镇住房价格竞争博弈分析[D].首都经济贸易大学.2008,3
[41]张建农.基于博弈论的商品住宅定价研究[D].浙江大学.2004,2
[42]陈素理.我国住宅价格研究[D].重庆大学.2004,4
[43]张红,李文诞.北京商品住宅价格变动实证分析[J].中国房地产金融.2001,(3)：3-7
[44]陈薇.商品房价格构成分析[J].上海房地产.2005,(11)：34-37
[45]刘琳,刘洪玉.地价和房价关系的经济学分析[J].数量经济技术经济研究.2003,(7)：18-23
[46]张娟锋.住宅价格与土地价格的城市间差异及其决定因素研究[D].浙江大学.2008,4
[47]李灿.重庆市商品住宅价格与土地价格互动性研究[D].西南大学.2008,4
[48]周燕.我国货币政策与住宅价格协整关系的实证研究[D].厦门大学.2007,4
[49]张红,章辉赞.通货膨胀与商品住宅价格关系的实证分析[J].清华大学学报.2008,3
[50]岳阳慧敏.中国货币政策调控商品住宅价格研究[D].暨南大学.2008,5
[51]郭戬.城市化对城市住宅价格影响的定量分析研究[D].浙江大学.2006,10
[52]王江梅.房价与城市经济发展水平关系研究[D].首都经济贸易大学.2007,3
[53]温招.基于城市价值理论的房价研究[D].重庆大学.2008,1
[54]徐俊.新建城市轨道交通项目对周边住宅价格的影响研究[D].西南交通大学.2007,6
[55]尹爱青,唐焱.轨道交通对住宅价格的影响——以南京市地铁一号线为例[J].城市问题.2008,(2)：29-34
[56]刘阳,笪可宁.消费者预期对商品住宅价格影响的研究[J].沈阳建筑大学学报.2007,9(2)：210-212
[57]宋晗.汇率变化与房地产市场的联动趋势——预期及其他因素的实证浅析[J].技术经济.2007,26(9)：41-44
[58]Michael Carline. House Price Bubble Babble. Housing Economics.2002,4
[59]许树柏.层次分析法原理[M].天津：天津大学出版社,1988.9