基于服务饱和视角的哈尔滨市公共服务设施对住宅价格影响研究

Research on the Impact of Public Service Facilities in Harbin on Housing Price Based on Service Saturated Perspective

从服务饱和视角出发,利用哈尔滨市主城区1804个小区的住宅价格数据,构建了基于特征价格的空间计量模型(空间滞后模型SLM和空间误差模型SEM),研究了哈尔滨市整体以及部分区域公共服务设施对住宅价格影响程度.研究表明:①哈尔滨市住宅价格空间上总体自相关性较好,不同区域局部自相关性差异较大.②哈尔滨市建筑年龄显著负向影响住宅价格.③哈尔滨市各小区周边基本服务设施中交通设施多处于服务稀缺不饱和状态,正向影响住宅价格,其它服务设施处于饱和及过饱和状态,表现为对住宅价格影响不显著或负向显著.④重点学区房正向影响住宅价格,但不同层次重点学校对住宅价格房价溢价能力不同,低层次重点学校对住宅价格影响不显著.⑤通达性在哈尔滨市总体上表现为显著正向影响住宅价格,但局部环境下通达性饱和或过饱和状态的负面效应也连锁负向影响住宅价格.⑥排除学区房对住宅价格特殊性质的影响外,居住环境是影响住宅价格的重要因素.⑦通过对比典型区块会展中心、松北区大型商场,发现哈尔滨市大型综合商场在冬季有着替代大型公园等其它服务设施的功能.科学认识服务供给饱和程度,优化配置公共服务设施,提高住宅居住质量具有重要意义,同时可在一定程度上有效干预房价.

A spatial econometric model(SLM and SEM)is constructed based on the hedonic price by using the housing price data of 1804 residential districts in the main urban area of Harbin.The influence of public service facilities on the housing price in Harbin as a whole and in some regions is studied.The research shows that:(1)The housing price in Harbin has a good autocorrelation on the whole,and the local autocorrelation varies greatly in different regions.(2)The age of buildings in Harbin has a significant negative impact on housing prices.(3)Transportation facilities are scarce in basic service facilities around residential districts in Harbin,which has a positive impact on housing prices,while other service facilities are saturated and over-saturated and have no significant or significant negative impact on housing prices.(4)The key school district housing has a positive impact on housing prices,but housing prices at different levels have different price premiums on housing prices,resulting in that low-level key school district housing do not significantly affect residential price.(5)Accessibility has a significant positive impact on residential prices in Harbin,but the negative effects of better accessibility in local environments have negatively affected residential prices.(6)Excluded the impact of school district housing on the special nature of residential prices,the living environment is an important factor affecting residential prices.(7)By comparing the Huizhan center district and the large shopping malls in Songbei district,it is found that the large-scale integrated shopping malls in Harbin have the functions of replacing large-scale parks and other service facilities in winter.It is of great significance to scientifically understand the saturation degree of service supply,optimize the allocation of public service facilities,and improve the housing quality.Meanwhile,it can effectively intervene the housing price to a certain extent.