基于GWR模型的南京市住宅价格影响因素与机制研究

Research on Influencing Factors and Mechanism of Housing Price in Nanjing Based on GWR Model

住宅商品化现象给房地产行业乃至城市发展都带来了重大影响。本文基于南京市2018年开盘的小区住宅平均价格数据,构建地理加权回归模型,采用"影响因素-内在机制"的分析框架,探索了南京市住宅价格的影响因素以及其内在作用机制。研究结果表明:1)不同因子对住宅价格的影响存在差异,分别为物业费、距地铁站点距离、距超市距离、1 000 m内公交站点数量和距小学距离;2)不同管理水平的的主观吸引、公共交通条件的区位差异、新型学区概念的变相刺激、便民服务设施的区位指向和政府政策的宏观调控成为住宅价格的主要驱动力,不同要素之间相互作用、相互影响,共同促进南京市住宅价格的空间分异。

The phenomenon of residential commercialization has brought great influence to the real estate industry and even urban development. Based on the average housing price data of residential communities opened in Nanjing in 2018,inverse distance weighting method was used to construct the geographical weighted regression model,and the analysis framework of " housing price differentiation-influencing factors-driving force" was adopted to explore the influencing factors of housing price and its internal mechanism. The research results show that:( 1) The housing price varies with the impact of different factors,such as property fee,distance from bank,distance from subway station,distance from supermarket,number of bus station in 1 000 meters,and distance from primary school.( 2) Subjective attraction of different levels of management,the regional differences of public transport conditions,the disguised stimulation of the new school district concept,convenient service facilities location,the macroeconomic regulation and control of government policy have been major driving factors in home prices. The interaction and mutual influence between different elements drive the space differentiation of Nanjing residential price.