基于地理加权特征价格法的上海外环内住宅租金分布成因分析

城市住宅租金具有经济与社会双重性质,既反映房地产的市场供需关系以及价格决定机制,也反映了居民的住房需求满足情况和解决方式。建立以特征价格法为基础的空间自回归模型,探索影响上海住宅租金空间分布的驱动因素。通过Web数据抓取获得上海2012年12月至2013年1月的住宅租金样本数据,根据特征价格法将影响住宅租金的9个因素归纳为区位特征、邻里特征、整体特征三大类,利用双模型(普通最小二乘法(OLS)和地理加权回归(GWR))双形态分析对比。结果表明:市中心辐射对上海住宅租金的影响呈现"东强西弱"的格局,地铁站点对城市中心的租金影响较弱,对近郊的租金影响较大,而内环内租金对就业可达性最为敏感。优质教育和医疗资源的空间分布不均衡,前者受限于学区划分和户籍政策,对租金的影响以内环线为界呈内低外高;而后者虽不受户籍限制,但服务范围狭小,对浦西的影响较大。浦东租户对小区环境及小区竣工年限支付意愿更高。

Factors behind Residential Rent Distribution in Outer Ring of Shanghai:A GWR-based Hedonic Price Analysis

This paper tried to establish a spatial autoregressive model based on Hedonic price method , in or-der to find out the factor behind residential rent distribution in Shanghai .Web data capture and data cleaning were used to get the data of the residential rent in Shanghai from December 2012 to January 2013 .Based on Hedonic price method, the paper grouped nine influential factors into three categories:regional, neighborhood, and overall. Ordinary least square ( OLS) analysis and geographically weighted regression ( GWR) were used as competing mod-els to characterize the relationship between the spatial structure of residential rent and individual factors .The results indicate that the GWR model outperforms the OLS model in revealing the structural determinants of residential rent in Shanghai .The influential effect of the commerce centers generate a radiating pattern of “weak East and strong West” on residential rental distribution , which is opposite to city center .The location of metro and subway stations generates strong impact on rent in suburb and much less in the downtown area .In inner ring , the tenements pay more attention to job access .The distribution of education and medical resources is imbalanced , as the latter is not limited by the household registration , so its influence on the rental price in suburban areas is weaker .The tene-ments of Pudong would like to pay the extra price for the environment and age of the neighborhood .