多中心作用下大城市房价空间分异的特征及影响因素——以合肥市为例

Characteristics and Influencing Factors of Urban Housing Price Spatial Differentiation Under the Effect of Polycentric Structure:Taking Hefei City as An Example

随着城镇化水平迅速提高,大城市通过外延式扩张与内涵式发展逐渐形成了多中心,在多中心作用下城市空间,尤其是房价空间的变化表现出异质性与复杂性。以快速发展的合肥市为例,从不同空间尺度利用地统计法研究城市房价的空间分异特征,并通过构建特征价格模型分析房价空间分异的主导因素,以揭示城市空间结构与房价空间分异的逻辑关联。结果表明:(1)在主城区尺度上,房价空间分布与多中心结构相符,在各中心范围内形成了3个高房价区;(2)在中心区尺度上,各中心区房价呈现出圈层与扇形相混合的分布特征,不同规模等级的中心对其周边房价影响范围的差异,形成了不同的空间变异模式;(3)影响房价空间分异的三类特征中,结构特征与邻里特征在主城区尺度上对房价空间分异产生了较大的作用;(4)不同功能的中心区房价空间分异的主导因素各异,区位特征对旧城中心的影响最大,结构特征与区位特征均对行政中心有较大影响,结构特征是新区中心影响房价最主要的因素。

With the rapid improvement of urbanization,large cities have gradually formed a polycentric spatial structure through epitaxial expansion and connotative development.Under the effect of polycentric spatial structure,urban space,especially the change of housing price space,shows heterogeneity and complexity.Taking the fast-developing Hefei City as an example,this paper uses the geostatistical method to study the spatial differentiation characteristics of urban housing prices from different spatial scales,and analyzes the dominant factors of housing price differentiation by constructing the hedonic price model,to reveal the logical relationship between urban spatial structure and housing price space.The results show that:(1)On the scale of the main city,the spatial distribution of housing price is consistent with the polycentric structure,and three high housing price zones are formed in each center;(2)On the scale of central areas,the housing prices in each central area present a mixed distribution of circle layers and and fan-shaped.The difference in the impact scope of centers of different scales on their surrounding housing prices has formed different spatial variation patterns;(3)Among the three types of characteristics that influence the spatial differentiation of house prices,the structural and neighborhood characteristics have great influence on the main city,and scarce landscapes,educational resources and greening rate are the most important factors for spatial differentiation of housing prices in the main city;(4)The main factors of the spatial differentiation of house price in different central areas are various.The location characteristics have the greatest impact on the old city center,and the structural characteristics and location characteristics have a large impact in administrative center.Besides,the structural characteristics are the most important factors affecting housing prices in the center of the new district.