房地产交易价格微观驱动力分析——以北京市为例

Driving Forces Analysis of Housing Price in Beijing City

采用特征价格法,分析了北京市2003—2006年包括楼盘所在区域的土地交易价格、容积率、公交线路数及楼盘距商业中心、火车站、医院和学校等的距离10项参数指标,以及3项非参数指标对房地产交易价格的影响。利用相关分析和t检验筛选出主要影响因素,并通过因子分析和多元统计分析识别出各主要影响因素对于房地产交易价格的影响程度。研究结果表明,北京市房地产交易价格主要受土地交易价格、到市中心距离、容积率、轨道交通和文体配套设施5种因素的影响。其中,土地交易价格对楼盘交易价格具有十分明显的提升作用,而容积率则是导致交易价格下降的最主要因素。

Multivariate statistical analysis and hedonic pricing method were employed to analyze the effects of structural variables, including land transaction price, bus lines, distance to downtown area, central business district, railway station and hospital, floor area ratio （FAR） , and dichotomous variables, including nearness to rail transit, recreational facilities and parks on housing transaction price in Beijing city. Results indicate that the main determinants of real estate price in Beijing are land transaction price, distance to downtown area, FAR, existence of nearby rail transit and recreational facilities. Among which, land transaction price have a considerably positive effect on transaction price, while FAR and distance from housing to the downtown area are the main negative driving forces for housing transaction price in Beijing.