基于特征价格模型的城际快速轨道交通站点综合开发用地价值测度研究
|
摘要
土地价值评估是城际快速轨道交通综合开发的关键难点之一,但传统估算方法难以反映轨道交通站点周边土地的对外交通优势。针对城际快速轨道交通站点周边土地自身特点,通过收集广深高速铁路与广珠城际铁路已建成站点周边土地价格数据,利用特征价格理论构建土地估价模型,并通过实例验证模型的适用性。研究表明:模型拟合度较优,能解释样本站点1.5???km范围内87%的土地价值变化;基于特征价格模型的土地估价方法适用于城际快速轨道交通站点综合开发用地的价值估算,但在已有数据基础上构建的数学模型存在一定的局限性;与传统评估方法相比,基于特征价格模型构建的土地估算模型在应用条件及应用范围方面存在明显的优越性。
It is found that the evaluation of land value is one of the key difficulties in the comprehensive development mode of intercity rapid rail transit. The traditional estimation method has its own limitations on the evaluation of the land value around the site, which leads to the inaccurate result of the evaluation of the land value. In view of the particularity of the land itself in the inter-city rapid rail transit station, this paper collects the data of the land value around the station about Guangzhou-Shenzhen high-speed railway and Guangzhou-Zhuhai Intercity Railway, and constructs the land value estimation model by using the hedonic price model(HPM), and verifies the applicability of the model through an example. The results are as follows: 1) the model constructed in this paper has a better fit degree, which can explain 87% of the land value change within 1.5 km of the sample site; 2) the land value estimation method based on HPM is suitable for the evaluation of the land value around the intercity rapid rail transit stations, however, there are some limitations in the mathematical model based on the existing data; 3) compared with the traditional evaluation method, the estimation model constructed by HPM has obvious advantages in terms of application conditions and application scope.
It is found that the evaluation of land value is one of the key difficulties in the comprehensive development mode of intercity rapid rail transit. The traditional estimation method has its own limitations on the evaluation of the land value around the site, which leads to the inaccurate result of the evaluation of the land value. In view of the particularity of the land itself in the inter-city rapid rail transit station, this paper collects the data of the land value around the station about Guangzhou-Shenzhen high-speed railway and Guangzhou-Zhuhai Intercity Railway, and constructs the land value estimation model by using the hedonic price model(HPM), and verifies the applicability of the model through an example. The results are as follows: 1) the model constructed in this paper has a better fit degree, which can explain 87% of the land value change within 1.5 km of the sample site; 2) the land value estimation method based on HPM is suitable for the evaluation of the land value around the intercity rapid rail transit stations, however, there are some limitations in the mathematical model based on the existing data; 3) compared with the traditional evaluation method, the estimation model constructed by HPM has obvious advantages in terms of application conditions and application scope.
引文
[1]李中.高速铁路与产业结构升级的关系研究[J].铁道运输与经济,2018,40(10):38-44.LI Zhong.A Research on the Relationship about High-Speed Railway and Industrial Structure Upgrading[J].Railway Transport and Economy,2018,40(10):38-44.
[2]李金炉.苏州轨道交通融资模式的探讨[J].经济视野,2014(24):8-10.LI Jinlu.Discussions on Financial Mode of Suzhou Rail Transit[J].Economic Vision,2014(24):8-10.
[3]林雄斌,杨家文,李贵才,等.跨市轨道交通溢价回收策略与多层级管治:以珠三角为例[J].地理科学,2016,36(2):222-230.LIN Xiongbin,YANG Jiawen,LI Guicai,et al.Land Value Capture and Multilevel Governance for Inter-city Passenger Rail Transit in the Zhujiang River Delta[J].Scientia Geographica Sinica,2016,36(2):222-230.
[4]梅盛.基于GIS的城际轨道交通与土地利用协调研究[D].长沙:中南大学,2010.MEI Sheng.Research on Coordination between Inter-city Rail Transit and Land Use based on GIS[D].Changsha:Central South University,2010.
[5]郑捷奋,刘洪玉.深圳地铁建设对站点周边住宅价值的影响[J].铁道学报,2005,27(5):11-18.ZHENG Jiefen,LIU Hongyu.The Impact of UR Ton House Pricesin Shenzhen[J].Journal of the China Railway Society,2005,27(5):11-18.
[6]张红,马进军,朱宏亮.城市轨道交通对沿线住宅项目价格的影响[J].北京交通大学学报,2007,31(3):10-13.ZHANG Hong,MA Jinjun,ZHU Hongliang.Price Influence of Urban Mass Transit on Housing Projects along the Line[J].Journal of Beijing Jiaotong University,2007,31(3):10-13.
[7]梁青槐,孔令洋,邓文斌.城市轨道交通对沿线住宅价值影响定量计算实例研究[J].土木工程学报,2007,40(4):98-103.LIANG Qinghui,KONG Lingyang,DENG Wenbin.Impact of UR Ton Real Estate Value:the Case of Beijing Metro Line13[J].China Civil Engineering Journal,2007,40(4):98-103.
[8]DU H,MULLEY C.Transport Accessibility and Land Value:A Case Study of Tyne and Wear[J].RICS Research paper series,2007,7(3):5-47.
[9]DEWEES D N.The Effect of a Subway on Residential Property Values in Toronto[J].Journal of Urban Economics,1976,3(4):357-369.
[10]HESS D B,ALMEIDA T M.Impact of Proximity to Light Rail Rapid Transit on Stationarea Property Values in Buffalo[J].New York Urban Studies,2007,44(5):1041-1068.
[11]周玉龙,杨继东,黄阳华,等.高铁对城市地价的影响及其机制研究:来自微观土地交易的证据[J].中国工业经济,2018(5):118-136.ZHOU Yulong,YANG Jidong,HUANG Yanghua,et al.Study on the Impact of High-Speed Rail on Land Priceand Its Mechanims:Evidencefrom Micro and Transactions[J].Chinese Industrial Economy,2018(5):118-136.
[12]聂冲,温海珍,樊晓锋.城市轨道交通对房地产增值的时空效应[J].地理研究,2010(5):801-810.NIE Chong,WEN Haizhen,FAN Xiaofeng.The Spacial and Temporal Effect on Property Value Increment with the Development of Urban Rapid Rail Transit:An Empirical Research[J].Geographical Research,2010(5):801-810.
[13]贾生华,温海珍.房地产特征价格模型的理论发展及其应用[J].外国经济与管理,2004,26(5):42-44.
[14]CERVERO R,FERRELL C,MURPHY S.Transit-Oriented Development and Joint Development in the United States:ALiterature Review[R].Washington:Transportation Research Board,2002.
[15]周曦.高铁站区开发对土地价值的影响研究[D].北京:北京交通大学,2016.ZHOU Xi.Study on the Influenceof High-Speed Railway Station Eevelopment to the Value of Land[D].Beijing:Beijing Jiaotong University,2016.
[16]SORENSEN A.Land Readjustment and Metropolitan Growth:An Examination of Suburban Land Development and Urban Sprawl in TOKYO Metropolitan Area[J].Progress in Planning,200(53):217-330.
[17]BAE CH C,JUN MJ,PARK H.The Impact of Seoul's Subway Line 5 on Residential Property Values[J].Transport Policy,2003,10(2):85-94.
[18]ROSEN S.Hedonic Prices and Implicit Markets:Product Differentiation in Pure Competition[J].Journal of Political Economy,1974,82(1):34-55.
[19]PIOR M Y,SHIMIZU E.GIS-aided Evaluation System for Infrastructure Improvements:Focusing on Simple Hedonic and Rosen’s Two-step Approaches[J].Computers,Environment and Urban System,2001,25(2):223-246.
[20]刘慧媛,杨忠直.Hedonic价格理论分析[J].现代管理科学,2011(9):11-13.
[2]李金炉.苏州轨道交通融资模式的探讨[J].经济视野,2014(24):8-10.LI Jinlu.Discussions on Financial Mode of Suzhou Rail Transit[J].Economic Vision,2014(24):8-10.
[3]林雄斌,杨家文,李贵才,等.跨市轨道交通溢价回收策略与多层级管治:以珠三角为例[J].地理科学,2016,36(2):222-230.LIN Xiongbin,YANG Jiawen,LI Guicai,et al.Land Value Capture and Multilevel Governance for Inter-city Passenger Rail Transit in the Zhujiang River Delta[J].Scientia Geographica Sinica,2016,36(2):222-230.
[4]梅盛.基于GIS的城际轨道交通与土地利用协调研究[D].长沙:中南大学,2010.MEI Sheng.Research on Coordination between Inter-city Rail Transit and Land Use based on GIS[D].Changsha:Central South University,2010.
[5]郑捷奋,刘洪玉.深圳地铁建设对站点周边住宅价值的影响[J].铁道学报,2005,27(5):11-18.ZHENG Jiefen,LIU Hongyu.The Impact of UR Ton House Pricesin Shenzhen[J].Journal of the China Railway Society,2005,27(5):11-18.
[6]张红,马进军,朱宏亮.城市轨道交通对沿线住宅项目价格的影响[J].北京交通大学学报,2007,31(3):10-13.ZHANG Hong,MA Jinjun,ZHU Hongliang.Price Influence of Urban Mass Transit on Housing Projects along the Line[J].Journal of Beijing Jiaotong University,2007,31(3):10-13.
[7]梁青槐,孔令洋,邓文斌.城市轨道交通对沿线住宅价值影响定量计算实例研究[J].土木工程学报,2007,40(4):98-103.LIANG Qinghui,KONG Lingyang,DENG Wenbin.Impact of UR Ton Real Estate Value:the Case of Beijing Metro Line13[J].China Civil Engineering Journal,2007,40(4):98-103.
[8]DU H,MULLEY C.Transport Accessibility and Land Value:A Case Study of Tyne and Wear[J].RICS Research paper series,2007,7(3):5-47.
[9]DEWEES D N.The Effect of a Subway on Residential Property Values in Toronto[J].Journal of Urban Economics,1976,3(4):357-369.
[10]HESS D B,ALMEIDA T M.Impact of Proximity to Light Rail Rapid Transit on Stationarea Property Values in Buffalo[J].New York Urban Studies,2007,44(5):1041-1068.
[11]周玉龙,杨继东,黄阳华,等.高铁对城市地价的影响及其机制研究:来自微观土地交易的证据[J].中国工业经济,2018(5):118-136.ZHOU Yulong,YANG Jidong,HUANG Yanghua,et al.Study on the Impact of High-Speed Rail on Land Priceand Its Mechanims:Evidencefrom Micro and Transactions[J].Chinese Industrial Economy,2018(5):118-136.
[12]聂冲,温海珍,樊晓锋.城市轨道交通对房地产增值的时空效应[J].地理研究,2010(5):801-810.NIE Chong,WEN Haizhen,FAN Xiaofeng.The Spacial and Temporal Effect on Property Value Increment with the Development of Urban Rapid Rail Transit:An Empirical Research[J].Geographical Research,2010(5):801-810.
[13]贾生华,温海珍.房地产特征价格模型的理论发展及其应用[J].外国经济与管理,2004,26(5):42-44.
[14]CERVERO R,FERRELL C,MURPHY S.Transit-Oriented Development and Joint Development in the United States:ALiterature Review[R].Washington:Transportation Research Board,2002.
[15]周曦.高铁站区开发对土地价值的影响研究[D].北京:北京交通大学,2016.ZHOU Xi.Study on the Influenceof High-Speed Railway Station Eevelopment to the Value of Land[D].Beijing:Beijing Jiaotong University,2016.
[16]SORENSEN A.Land Readjustment and Metropolitan Growth:An Examination of Suburban Land Development and Urban Sprawl in TOKYO Metropolitan Area[J].Progress in Planning,200(53):217-330.
[17]BAE CH C,JUN MJ,PARK H.The Impact of Seoul's Subway Line 5 on Residential Property Values[J].Transport Policy,2003,10(2):85-94.
[18]ROSEN S.Hedonic Prices and Implicit Markets:Product Differentiation in Pure Competition[J].Journal of Political Economy,1974,82(1):34-55.
[19]PIOR M Y,SHIMIZU E.GIS-aided Evaluation System for Infrastructure Improvements:Focusing on Simple Hedonic and Rosen’s Two-step Approaches[J].Computers,Environment and Urban System,2001,25(2):223-246.
[20]刘慧媛,杨忠直.Hedonic价格理论分析[J].现代管理科学,2011(9):11-13.