基于特征价格理论的土地增值影响因素及其效应——以中山市商品住宅用地为例

The Influence Factors of the Residential Land Price of Zhongshan:a Case Study Based on Hedonic Price Model

以特征价格理论为基础,采用组合模型的形式建立了中山市商品住宅用地特征价格模型,并通过求偏导的方法测算了不同土地特征属性的边际土地增值量。结果表明:城市中心距、公共交通线路数、环境舒适度、生活便利度和建筑密度是影响中山市商品住宅土地价格的主要因素,居住用地价格与城市中心距呈现波浪形曲线关系,土地增值对"公交线路数"的敏感程度高于"建筑密度"。模型模拟结果较好地诠释了中山市土地利用空间格局与土地出让市场的实际情况,从微观层面揭示了土地增值的形成机制,为探索土地增值定量测算的规范方法和"受益者付费"的量化准则提供了新思路,可为建设科学合理的土地增值收益分配和土地税费制度提供决策参考。

To explore the influence factors of land price and measuring their impact on land value increment, the method of hedonic analysis is employed to discuss the relationship between the land price of urban residential plots and the land characteristics in Zhongshan by establishing a combination model based on the hedonic price theory. The research results reveals that the distance to the city center, the number of bus lines, the environment satisfaction, the amenities accessibility and the structure density are the most important interfluence factors of the residential land price. The relationship between the land price and the variable ＂distance to city center＂is in a form of cubic curve, the variation of residential land price is more sensitive to ＂bus lines＂ than to ＂structure density＂. It is concluded that the method of combination model provides a new and effective approach of measuring land value increment, which can be used as reference for land value increment allocation and land taxation system reform.