重庆市主城区住房售租分异格局及影响因素

Spatial Differentiation Characteristics and Driving Factors of Housing Prices and Rents in Chongqing Urban Area

当前“租购同权”成为全国热点话题背景下,中国多数城市住房售价与租金价格存在明显的比例差异和空间差异,“租购同权”改革推进存在较多盲区和障碍,探讨重庆市主城区住房销售价格与租赁价格的空间分异格局及其影响因素,对于认识山地城市住房价格与租金空间差异、推进租购同权改革具有重要理论和实践价值。本研究利用重庆市主城区二手普通商品房住宅小区的住房销售价格和租赁价格数据,采用空间趋势面分析等地理空间分析方法,研究重庆市主城区住房销售价格与租赁价格的空间分异格局及影响因素。研究发现:第一,重庆市主城区住房销售价格和租赁价格在空间上均呈现“中间高、两边低”的特点,但住房租赁价格的空间分异性更弱。第二,重庆市主城区住房销售价格的热点区集中在嘉陵江段、中心城区北部区域,而冷点主要分散在外围地区。住房租赁价格的冷热点分布格局与其一致,但范围更小,且没有滨江特点。第三,重庆市主城区住房销售价格在空间上总体呈现中心—外围模式扩展,住房租赁价格则呈现多中心扩展的特点。第四,从影响因素来看,区位因素(主要是到中心商务区的距离、到地铁站点距离)、社会属性因素(主要是到最近医院距离、到最近幼儿园的距离、到最近小学的距离)和自然因素(到江的距离)是对重庆住房销售价格和住房租赁价格产生主要显著影响的因素。其中,对住房销售价格影响力由大到小为到中心商务区的距离、到地铁站点距离、到最近医院距离、到江的距离、到最近幼儿园的距离、到最近小学的距离;住房租赁价格的影响因素贡献度由大到小为到地铁站点距离、到中心商务区的距离、到最近购物中心的距离、到江的距离,且影响性质和影响程度存在明显空间差异。

The housing price and rental price of urban housing are related to the national economy and people’s livelihood,and are important research topics in urban geography,sociology,and economics.In the context of the market-oriented reform of urban housing supply in China,the issue of housing prices in large cities has attracted the attention of scholars in relevant fields domestic and abroad.At present,“renting and purchasing”housing system has become a hot topic in the country.Due to the many blind spots and obstacles in the promotion of the“rent-purchase equal rights”reform,there are obvious proportional and spatial differences between housing prices and rental prices in most cities in China.Therefore,it is necessary to explore the spatial differentiation pattern and influencing factors of housing sales and rental prices in the main urban areas of Chongqing.Meanwhile,it has important theoretical and practical value for understanding the spatial differences in housing and rental prices in mountain urban cities and promoting the reform of the same rights.In this paper,it takes urban area of Chongqing as the study area.Based on the big data of housing price and rental price of second hand residential units from official website of Lianjia in Jan 2020.Using geospatial analysis methods such as spatial trend surface analysis,this research aims to investigate the spatial characteristics of housing price and renting price by spatial analysis.The research reveals:1)Both housing and rental price in urban area in Chongqing shows an inverted“U”shape from south to north,and a gradually increasing trend from west to east,but rental price shows weaker spatial differentiation than housing price.2)The hot spots of housing prices in the main urban areas of Chongqing are concentrated in the Jialing River section and the northern part of the central urban area.While the cold spots are mainly scattered in the peripheral areas.The distribution pattern of cold and hot spots of rental price is consistent with that of housing price,but the scope is smaller,and the hot spots do not have the characteristics of riverside proximity.3)In terms of spatial distribution,the layout of housing price in urban area in Chongqing shows core-peripheral structure,and the distribution characteristic of rental price is multi polar nuclei pattern.4)The driving factors distribution of housing price and rental price in urban Chongqing include its economic location,transportation location,public service facilities,Yangtze and Jialing Rivers.5)The influencing mechanism of the same driving factor on the housing price and rental price in different areas shows spatial heterogeneity.Firstly,the distance to the central business district in the economic location factor has a premium effect on both house prices and housing rental prices.Economic factors have a greater impact on house prices,while their impact on housing rental prices is broader.Secondly,in transportation factors,the distance to rail transit has a premium effect on both,but the housing price is mainly affected by hub stations,while the housing rental price is affected along the rail transit line.So the distance to rail transit has a greater impact on the housing rental price.Thirdly,kindergartens,primary schools,and hospitals all have a significant impact on housing prices.The only social attribute factor that has an impact on housing rental prices is shopping centers,and its impact on housing rental prices is gradually weakening.Fourth,the impact of natural factors on housing prices is mainly negative correlation,and there is a significant premium effect on area along both two rivers.For tenants with high requirements for transportation convenience,river view is not attractive to tenants.In general,the factors of economic location and transportation conditions in Chongqing play greater roles in residential rental transactions than in sales transactions,while the factors of public service facilities,especially education and medical facilities,as well as the two rivers,play greater roles in residential sales transactions than in rental transactions.The implementation of rent and purchase equal rights is to reduce the demand for commercial housing through the decomposition of demand,so as to stabilize the commercial housing at a reasonable level.Compared to the housing sales price,the change in housing rental prices in Chongqing is relatively stable.The imbalance between housing prices and rents represented by the sale to rent ratio is due to speculation,low security for rental housing,and significant disparities in rental and purchase rights.Although Chongqing has introduced specific implementation measures for“equal rights for rent and purchase”,due to insufficient supply capacity of high-quality public resources,Chongqing has not achieved true“equal rights”.Therefore,there is an urgent need to improve the allocation of public resources such as education and medical care facilities in Chongqing,in order to better promote the rational development of“rent-purchase equal rights”and achieve the synchronous development of the housing rental market and the housing sales market.