市场细分与城市住宅特征价格分析

从住宅特征价格的视角,提出检验和分析住宅细分市场的方法,并进行实证研究.通过收集杭州市2 473套住宅样本数据和290个住宅小区的实地调查资料,按照建筑类型和产权性质对住宅市场进行细分,选择18个住宅特征作为模型的自变量,建立杭州市整体市场和细分市场的特征价格模型.Chow检验表明细分市场模型在统计上存在显著差异,说明这两种市场细分方法是合理可行的.同时发现,不同细分市场的影响因素有所差异,住宅特征对住宅价格的影响程度有所不同;8个住宅特征对整体市场和细分市场均有显著影响,建筑面积和西湖距离对住宅价格有最重要的影响,CBD距离比西湖距离的影响程度更小.

Market Segment and Hedonic Price Analysis of Urban Housing

From the point of housing hedonic price,a research is made and methods put forward in this paper to examine and analyze the housing sub-market.The five old districts of Shangcheng,Xiacheng,Gongshu,Jianggan and Xihu are taken as the research targets.All are in the urban area of the Hangzhou city.Through a survey of 290 housing communities,2473 effective samples are collected from real estate agents.The time spans from January 1,2003 to July 31,2003.Reviews of how to select characteristic variables indicate that housing characteristics can be divided into three categories: structural characteristic,neighborhood characteristic and location characteristic.21 individuals and 18 housing characteristics are chosen as model independent variables.Among them there are seven structural characteristic variables: Floor acreage,Housing age,Orientation,Decoration degree,Housing floor,Garage and parking space,Attic;seven neighborhood characteristic variables: Natural environment,Inner environment,Community management,Nearby university,Life establishment,Education establishment,Recreation and sports facility;three location characteristic variables: Distance to CBD,Distance to West Lake,Traffic condition;and one additional characteristic variable: Time factor.The housing market of Hangzhou city is subdivided according to construction types and property right.Hedonic price models are set up for the whole market and sub-markets.Chow Test shows that sub-market models are remarkably different,and these two kinds of market segmentation methods are rational.Research results also indicate that market segments do not lead to the improvement of model fitness performance.Influencing factors are different among sub-markets,and house characteristics have different degrees of influence on the housing price.The eight housing characteristics(Floor acreage,Housing floor,Decoration degree,Inner environment,Life establishment,Distance to CBD,Distance to West Lake,Traffic condition) have remarkable influence on the whole market and all sub-markets.The two housing characteristics of Construction area and Distance to West Lake have the most important influence on the housing price.The West Lake has greater impact on housing price than closeness to CBD.