基于特征价格模型的城市住宅用地出让价格影响因素研究

A STUDY ON THE INFLUENCE FACTORS OF LAND GRANTING PRICE OF THE URBAN RESIDENTIAL LAND BASED ON HEDONIC PRICE MODEL

通过借鉴国内外特征价格模型的理论研究和实证研究成果,构建反映城市住宅用地市场现状的土地特征价格模型,并对2007—2009年南京市公开出让的156块住宅用地的出让价格进行实证研究,进而探讨城市住宅用地出让价格的影响因素及其影响机制。结果表明:①城市中心影响度、土地交易条件、土地交易方式、容积率、政府公共服务设施、医院、企业、金融密集度、公交站点、时间因素对南京市城市住宅用地出让价格有显著影响,并且城市中心影响度为负向影响;②邻里特征对城市住宅用地土地出让价格的贡献率为53.4%,个别特征为31.1%,区位特征为9.7%,其它特征为5.8%;③公交线路对城市住宅用地出让价格影响最大,其次分别为政府公共服务设施、金融密集度、企业、土地交易方式、医院、城市中心影响度、土地交易条件、容积率。据此,从转变土地管理部门职能、科学确定住宅用地出让价格、合理地确定住宅用地价格指数、完善城市基础设施建设等方面提出相应的政策建议。

This study use the reference of the theoretical and empirical research of the hedonic price model,build a hedonic price model to reflect the status of residential urban land market,using the transfer price of residential land from 2007to 2009 in Nanjing City,to discuss the influence factors and mechanisms of the land granting price of the urban residential land.The result show that it is the significant effect of centre、conditio、mode、cubage、govt、hospital、enterpri、finance、station、date,centre is the negative effect;the contribution rate of neighborhood characteristics is 53.4%,the contribution rate of individual characteristics is 31.1%,the contribution rate of locational characteristics is 9.7%;the contribution rate of other characteristics is 5.8%;the most important influence factor is station,govt、finance、enterpri、mode、hospital、centre、conditio、cubage.Hereby,this study puts forward the policy suggestions to change government function、scientifically determine land granting price、reasonably determine the residential land price index、improve the urban infrastructure construction.