城市宗地地价评估的人工神经网络模型研究——以南京市土地交易为例

AN ANALYSIS OF THE MODEL FOR THE EVALUATION OF A PARCELLAND PRICE BASED ON THE ARTIFICIAL NEURAL NETWORK A CASE STUDY OF NANJING CITY

由于城市宗地地价的影响因素较为复杂，并且各宗地特征的区域差异性很大，一般方法很难适应各类土地的评估．针对上述特点建立了一种人工神经网络综合评判模型，科学地、公正地、简洁地评估宗地地价．并与城市土地有偿出让工作紧密结合，具有很强的实践意义，为城市宗地评估的现代化、智能化提供一个可借鉴的范式．

In this paper, the author explored major factors affecting the parcel land price of city, and then developed an analytical model and a neural network based model to assess and estimate its level of the parcel land price connected with the land trade, the datum price, grades and ranks of the land. The assessment modes were analyzed and tested on a number of parcel land examples collected from three ranks in Nanjing City. The analytical model highlights that location and quality index are the most important factors of parcel land. The location effect is expressed in the model through the area weighting factor. The quality index is calculated from a number of quality attributes. The quantitative factor is used to interpret and quantify linguistic values of the attributes. The proposed analytical price model still has limitations. First, in evaluating the quality index, we did not consider the difference of typicality in the quality attributes. Typical attributes may outperform atypical ones and may make a more significant contribution to the quality index. Our next step is to normalize these attributes to reflect the typicality. Second, the number of land trade examples used in this study is relatively small. To ensure the appropriateness of the analytical price model, further research is needed to test the analytical model for parcel land examples from other ranks. The artificial neural network model has been used for the parcel land evaluating and appraising in Nanjing city and has comparatively good theoretical and practical research significance in deepening the reform of the land use with compensation system of china, establishing the reasonable land market, and making the land resource a property. The paper provides an example for the evaluation of parcel land in other cities in the future.