跨江通道对滨江副城住宅地价增值效应的测算——以南京市浦口区为例

Estimation of the value-added effect on residential land price in riverfront sub-city owing to river-crossing channels: A case study of Pukou District of Nanjing City, China

跨江通道是支持城市跨江发展的重要设施,能有效地突破天然水系阻隔并加速各类生产要素的跨江流动,可有力地促进滨江副城的城市发展与土地增值。本文提出地价趋势分离法,借助GIS空间分析工具,以南京市浦口区为例开展跨江通道对滨江副城住宅地价增值的测算研究。结果表明:单通道各区段的住宅地价梯度及通道贡献值随着与通道节点距离的增加呈现出逐级递减现象,多通道作用下住宅地价的增值效应则呈多中心的波浪推移模式;2020年,各跨江通道节点区域通勤类通道对住宅地价的增值约为一级基准地价的52.54%,过境类通道仅为31.52%,同时可测算到多通道作用下"浦口新城"住宅地价的溢价潜力高达404.76亿元,这将为浦口区城市基础设施建设筹集大量资金,利于切实贯彻南京市的城市跨江发展战略。

River-crossing channel, as an important infrastructure to support city river-crossing development, can break through the barrier of natural waterway and accelerate the river-crossing flow of all kinds of production factors, and effectively promote the urban development and land value increment of riverfront sub-city. This paper puts forward the method of land price trend separation, and combined with other methods such as coefficient correction and factors superposition, it uses GIS to carry out the estimation of added value on residential land price in riverfront sub-city owing to the single channel as well as the multiple channels with Pukou District as an example. Research shows that residential land price gradients and contribution rates of single-channel decline gradually as the distance increase from the channel node, while the value-added effect of multi-channels presents a pattern of multi-center wave processing. By the predicted year （2020）, the residential land price rise of commuter channels can reach about 52.54% around the node region of channels, while transiting channels only 31.52%. Based on the value-added effect of multi-channels, it can be estimated that the total increment of residential land price in ＂Pukou New Town＂ can go up to 40.48 billion yuan. This will raise large amounts of money for the urban infrastructure construction of Pukou District, and implement the river-crossing development strategy effectively.