禹城市集体工业用地价格评估与影响因素研究

Evaluation and Influencing Factors Research of Collective Industrial Land Price in Yucheng City

为科学评估农村集体工业用地价格,探究其影响因素与空间异质性,丰富土地价格理论,以山东省唯一农村土地制度改革试点——禹城市为研究区,综合运用意愿租金–收益还原法与成本逼近法对采集的224个样点的集体工业用地价格进行评估,在此基础上,运用OLS模型与GWR模型对样点地价的影响因素进行分析,研究发现:1) 禹城市集体工业用地价格平均为151元/m2,整体呈自市中心向外逐渐降低的趋势。2) 距高速路口距离、距火车站距离、产业集聚度、村民人均收入、距镇驻地距离和道路通达度等6个因素通过了1%的显著性检验,是影响集体工业用地价格的关键因素。3) 显著影响因素具有空间异质性,其中产业集聚度呈正向影响,距高速路口距离和距镇驻地距离呈负向影响,而村民人均收入、距火车站距离和道路通达度既有正向影响也有负向影响。交通条件为集体工业用地价格最关键影响因素,综合应用OLS和GWR模型可较好地揭示集体工业用地价格作用机理,研究结果对国家制订集体工业用地定级指标体系和禹城市集体工业用地定级工作有指导作用。

In order to scientifically assess the price of rural collective industrial land, explore its influencing factors and spatial heterogeneity, and enrich the land price theory, the only pilot rural land system reform in Shandong Province, Yucheng City, was used as the research area. And the collective industrial land price of 224 sample sites collected was evaluated by a combination of the willing rent-income capitalization method and the cost-approaching method, on the basis of which the in-fluencing factors of the land price of the sample sites were analyzed by OLS model and GWR model. The study found that: 1) The average price of collective industrial land in Yucheng City was 151 yuan per square meter, which gradually decreased from the downtown to the outside. 2) Six factors, including distance from highway intersection, distance from railway station, industrial ag-glomeration, villagers’ per capita income, distance from the town site and road accessibility, passed the 1% significance test and were the key factors influencing the price of collective industrial land. 3) The significant influencing factors are spatially heterogeneous, among which industrial ag-glomeration is positively influenced, distance from the highway intersection and distance from the town site are negatively influenced, while villagers’ per capita income, distance from the railway station and road accessibility are both positively and negatively influenced. Traffic conditions are the most critical influencing factors on the price of collective industrial land. The combined appli-cation of OLS and GWR models can better reveal the mechanism of collective industrial land price, and the results of the study can guide the national development of collective industrial land grading index system and the grading of collective industrial land in Yucheng City.