北京市住房价格和租金的空间分异与相互关系

当前中国住房销售市场、住房租赁市场发展不平衡,研究住房价格、租金的空间分异与相互关系,对建立“租售并举”的住房制度具有重要参考价值。利用2016年北京市各住宅小区的住房价格、租金数据,及2006—2016年北京市逐月住房销售价格指数、住房租赁价格指数,从时空尺度剖析了住房价格、租金的空间分异与相互关系,并剖析了背后的差异机制。结果表明：① 北京市住房价格和租金的空间格局均呈多中心圈层递减结构,且南北差异明显,但租金的空间分异程度弱于住房价格。② 住房价格具有中等程度的空间相关性,受政策等随机性因素影响相对较大,而租金具有强烈的空间相关性,受区位交通等确定性因素影响相对较大。③ 住房价格和租金的价格剖面线并不相同,住房价格易受学区、大型公园等的影响,而租金更易受就业所在地、建筑年龄等的影响。售租比呈混乱斑驳、相对均质的扁平化分布特征,且小区越高档,售租比越高。④ 北京市住房销售市场和住房租赁市场基本相对独立发展,更符合双重市场的特征。产生上述差异的主要原因在于住房销售市场和住房租赁市场的市场特征、服务人群以及市场发育程度不同。     

基于互联网数据的城市社区租金评估及 空间格局制图——以深圳市为例

准确刻画精细化尺度下的城市房租空间格局,对于研究城市居住行为、提高城市规划合理性十分重要。文章提出了一种基于互联网房租数据作为可靠数据源的城市房租空间格局制图方法。以深圳市作为研究区,通过广泛采集开放平台中用户发布的租房信息,绘制社区行政区尺度的房租空间分布图。房租空间制图涉及到对于没有样本数据区域平均房租的评估,因此,选取一系列与房租相关的房产属性、房屋区位及配套设施的评价指标,采用前馈神经网络技术构建评估模型。以2015年深圳市的住宅租赁市场作为研究对象,通过对结果的分析,以及与权威部门发布的统计数据进行比较,表明此方法能够有效地绘制社区尺度下城市房租的空间分布,模型预测结果的误差（%RMSE）为13.87%。所使用的互联网房租数据、POIs数据及前馈神经网络的建模工具均是开源的,而且所提出的方法论具有普适性,能够应用于其他研究区的房租空间格局制图,具有实践意义。     

人口-经济-住房租赁市场耦合协调研究——以中国35个大中城市为例

城镇化推进过程中,人口流入经济发达的大中城市,而高房价使住房租赁需求日益增加。人口、经济与住房租赁市场相互影响,三系统的协调发展是城市可持续发展的必然要求。在构建人口-经济-住房租赁市场系统评价指标体系的基础上,采用耦合协调及空间误差模型,探讨2018—2019年中国35个大中城市人口-经济-住房租赁市场三系统的耦合协调水平及其影响因素。研究发现：1）人口、经济和住房租赁市场作为3个社会系统,彼此相互影响。在城市可持续发展视角下,三系统之间的协调发展应是人口合理流动、经济运行良好与住房租赁市场平稳运行,三系统共赢共荣。2）35个大中城市人口与经济综合水平整体有所上升,但住房租赁市场综合水平稍有下降。3）35个大中城市人口-经济-住房租赁市场系统的耦合协调度有所上升,但各城市间耦合协调水平差异变大,其中划入住房租赁试点城市的耦合协调度相对较高。同时,东部城市耦合协调度普遍较高,其中上海市和北京市已达到良好协调水平,其他城市基本为初级协调水平;中部和东北部城市大多为勉强协调水平;西部城市大多处于濒临失调水平。4）经济结构、人口规模、房地产市场发展水平与教育资源是提高人口-经济-住房租赁市场系统协调水平的重要因素。     

广州长租公寓租赁意向的影响机制 ——基于计划行为理论的扎根研究

对21位有过广州长租公寓租赁经历的租客进行深度访谈,运用扎根理论研究方法对访谈资料进行逐级编码,基于计划行为理论分析框架构建了广州长租公寓租赁意向影响机制模型.研究表明:租客在长租公寓租赁过程中,其租赁行为会受到租赁意向的驱动,租赁意向受到租赁态度、主观规范、知觉行为控制的共同影响.租赁态度由住房情感需求、住房品牌偏好...     

南京城区住宅售租价格时空分异与影响因素

住宅价格空间分异是中国城市地理学和经济地理学近年来关注的热点前沿课题。以南京4560个居住小区为研究总样本,采集2009-2017年间30个季度各小区平均住宅售价和租金,选取6个特征时段和小区分布相对集中的重点研究区,采用克里格插值法分析研究区内住宅售租价格的空间分异与演变特征,发现售价空间分异明显加剧,高值区渐显于河西新城、江心洲和鼓楼名校学区;租金空间则从城市中心向外围递减格局转变为整体更加均衡的新老城区多中心结构。在此基础上,重点围绕住宅“区位”属性,构建售租价格分异影响因素指标体系,通过逐步多元回归分析发现,中心位势变量对售租价格的解释度最高,而配套服务类区位因素对售租价格的解释力在降低。南京城市房价快速增长背景下,常规“区位”因素对房价分异的重要性持续减弱,学区、政策偏向等特殊“区位”因子对房价的决定性作用则逐步突显,而“售租比”全面快速增长则预示着城市房价风险程度的整体提高。     

中国租赁住房发展的区域差异与影响因素

加快培育和发展住房租赁市场,是新时代中国住房制度改革的重要内容。基于2000年和2010年全国分县人口普查数据,运用GIS空间统计方法和空间计量模型,实证分析了中国337个地级以上城市的租赁住房发展区域差异与影响因素。研究表明：2000—2010年,中国租赁住房发展经历了“空间分散化”向“空间集聚”的发展态势,租赁住房发展高值区向长三角和珠三角城市群、西部地区的部分区域中心城市以及北京、厦门等经济发达城市更加靠拢;中国租赁住房发展和变化存在显著的空间集聚特征,且空间集聚趋势越来越强,而不同时期的中国租赁住房发展热点区分布有所变迁;空间计量模型表明,二三产业从业人员比例、住宅价格、租售比、外来人口比例、常住人口、65岁以上人口比例、家庭户规模和平均受教育年限等因素是影响2010年中国租赁住房发展区域差异的显著因素;而2000—2010年中国租赁住房发展变化主要与常住人口、外来人口比例、人均住房面积、65岁以上人口比例、平均受教育年限和少数民族比例等因素有关。     

The Making of the New Urban Poor in Transitional China: Market Versus Institutionally Based Exclusion

Market transition excludes a great number of industrial workers from former state-owned enterprises from the newly established labor market. On the other hand, the market economy absorbs millions of rural migrants into the cities. But the institution of household registration discriminates against migrants in public services. Although there is a noticeable problem of urban poverty in China, this article argues that there is no unified poverty caused by a single mechanism. Our study contrasts two poverty groups and compares their characteristics. It is found that the migrant poor tend to be younger with lower educational attainment but with a very high job participation rate, and live predominantly in private rental housing. The poor in permanently registered households are older and thus suffer the risk of market redundancy, but mainly stay in public or ex-public housing with less residential mobility. These features reflect their different connections to the market and institutional exclusion.     

The transformation of housing and household structures in France and Great Britain

"In France and Great Britain, the last 30 years have seen considerable evolution in the housing stock...and in household structure....This article describes the dynamic interaction of processes influencing the evolution of both households and dwellings. In the two countries, the life course of individuals has become more and more complex. This translates into an ever greater variety of housing needs, not only at different stages in family life, but also in relation to growing job insecurity regardless of family situation. At the same time, policies encouraging home-ownership seem to have reached their limits, because of the new demand for rented accommodation. The answer to sociological and economic evolution cannot be found in a ?single' type of housing and tenure status, but rather in a wide range of dwellings and in the development of a more flexible housing market."     

广州租赁住房的空间分布格局及其成因

采用开放数据,并借助K-means聚类等空间计量方法,解析广州租赁住房空间的格局特征,结果发现：1）租赁住房空间与商品住房空间在中心城区具有明显的东西分离的分布特征,同时租赁住房空间沿交通线分布的趋势更为明显,并在中心城区外围形成几处集中分布的地区;2）广州租赁住房空间分为核心租赁地区、核心自住地区、次级租赁地区、外围租赁地区、低容量自住地区和其他地区6种类型;3）投资性购房热潮、城市发展战略导向与轨道交通建设、郊区化与同城化的共同影响促成了广州租赁住房的空间分布格局。     

NOHO: UPSCALING MAIN STREET ON THE METROPOLITAN EDGE

This paper traces the relationships between downtown revitalization, housing markets, and a growing lesbian presence in the small city of Northampton, Massachusetts, located on the northern edge of the Springfield Metropolitan region. In Northampton, lately known as NoHo, a self-consciously “cosmopolitan” and urbane revitalized downtown has been created since the 1970s, drawing on a regional set of markets. The downtown also forms a core for lesbian businesses and services, and lesbians have contributed to cultural changes in the area. However, this group had little direct involvement in the booming commercial property market of the 1980s except as a market for rental space. Northampton's downtown residential neighborhoods also underwent cultural and demographic changes in the past decades, but these shifts were more complex than a simple economic upgrading. This paper lends support to studies finding diverse gentrification and revitalization processes.     

转型期广州市城市居民住房产权分异研究

利用社会-人口统计学研究方法,以问卷调查结果为基础,从自置房和租赁房、资助房和商品房两个层面,分析住房产权分异影响因素,研究发现社会经济特征变量与组织变量对住房产权分异都有显著影响,尤其是组织变量对资助房与商品房产权分异的影响更显著.家庭社会经济特征,如户主年龄、婚姻状况、家庭规模和家庭收入对产权分异的影响基本与西方类似.国有单位和工龄长的职工,享受资助房的机会相对较多.目前的住房制度改革集中在住房的私有化和大规模的商品房开发建设上,应更加关注新形势下住房分配的不平等.     

LAND‐USE DYNAMICS BEYOND THE AMERICAN URBAN FRINGE*

ABSTRACT. A deficiency common to both the historical debates over loss of agricultural land and the current discussions of urbanization and sprawl is a limited understanding of land‐use dynamics beyond the urban fringe. Data aggregated at the county level poorly capture the fine‐grained pattern of land‐use change beyond the dynamic urban‐rural interface. Furthermore, current urban‐based definitions are poorly suited to delineate these areas, and low‐density, exurban land use is difficult to measure using existing land‐cover databases. Urbanization and the conversion of once‐agricultural or other natural resource lands to other uses has traditionally been tracked using urban areas, as delimited in the U.S. census. Urban densities are typically defined as areas with more than 1,000 people per square mile, or 1.6 people per acre (U.S. Census Bureau 2000). Assuming an average of 2.5 people per housing unit, this translates to roughly 0.7 units per acre, or approximately 1 unit per 1.6 acres. The analytical units used in the census, however, both overbound and underbound areas with urban densities. About one‐third of urban areas in 1990 comprised lower‐than‐urban housing density, thanks to overbounding. But, then, one‐third of locations that had urban‐level housing densities failed to be included in urban areas as a result of underbounding, which, if counted, would have constituted another 18 million acres of urban area. An increase over time of the average number of acres required per housing unit in exurban and higher‐density locations occurred in roughly one‐third of U.S. counties from 1960 to 1990 and persisted from 1990 to 2000. In 2000 roughly 38 million acres were settled at urban densities, and nearly ten times that much land was settled at rates from low, exurban density (as low as one house per 40 acres) to higher rates (up to one per 10 acres). This represents a continuing encroachment on land previously given over to other uses—habitat or agriculture. Practitioners of natural resource management need to recognize the ubiquity of exurban development and better incorporate the fine‐scale patterns of land use beyond the urban fringe.     

重庆市公共租赁住房社区居民的职住空间匹配

居住与就业间的空间组织是城市空间结构的重要组成要素之一,国外自20 世纪60 年代提出后引发了大量关于弱势群体居住和就业空间机会及其关系的实证研究。近年来在中国城市快速空间重构的背景下,中低收入群体的职住分离现象也引起广泛关注。运用职住空间错位理论,以重庆市主城区公共租赁住房社区为案例进行研究,对541 份有效问卷的统计分析表明:① 公共租赁住房居民搬迁前通勤距离与通勤时间的均值分别从6.5 km与32 min,增加到搬迁后的15 km与52 min;② Logit回归分析表明,群体类型对公共租赁住房居民通勤时间差异影响最为显著,年龄与居民通勤时间呈负相关关系,性别与年龄对通勤时间产生较显著影响。③ 公共租赁住房供应的政策性因素造成了被动迁移型空间不匹配现象,是其住户的区位选择与主要就业场所不匹配而引发的,因此需要深入研究公共租赁住房合理的空间布局方案和实施途径,尽可能将公共租赁住房区位规划在内城。     

RESIDENTIAL MOBILITY: THE IMPACTS OF WEB-BASED INFORMATION ON THE SEARCH PROCESS AND SPATIAL HOUSING CHOICE PATTERNS

In the past few years, a vastly enriched information source on housing vacancies has become available through real estate industry-sponsored sites on the Internet. This rich information source has the potential to influence spatial patterns and processes in the search for housing by eliminating information barriers in the search process. Thirty years ago, geographers documented the constraints to the search process caused by limited or biased information fields. The question addressed by this research was whether this new information availability would change the search patterns documented in the 1970s. In order to investigate this question recent movers in Wake County, North Carolina, were surveyed in early 2000, and the characteristics of Web users were compared with nonusers. The major finding of this research is that to date, the Internet has had little impact on search patterns, except that those using the Internet tend to visit a larger number of houses personally than those who do not use the World Wide Web as an information source. [Key words: residential mobility, housing search, Internet.]     

北京经济适用房布局特征及影响因素研究

20 世纪90 年代,中国开始实施经济适用住房政策。然而,在政策的实施过程中,由于不合理的布局,经济适用住房并没有切实解决中低收入家庭的住房问题。学者们通过研究发现,大多数经济适用住房被安排在城市边缘地区,缺乏配套公共设施。目前,相关研究较多关注经济适用住房的空间布局及其引发的社会问题,少有学者关注影响经济适用住房布局的因素。因此,本文试图从地方政府的视角解答影响经济适用住房布局的因素。研究提出假设,地方政府受到土地财政收入的驱动,将经济适用住房项目布置在对土地收益损失最小的地方,同时兼顾政策实施过程中的拆迁压力、住房市场结构以及公共交通便利性等。在假设基础上,对北京经济适用住房空间布局的时空特征进行分析,并构建经济适用住房布局的影响因素模型。结果发现：1999-2009 年间北京经济适用住房建设速度放慢,同时呈现向五环以外扩散及向某些点集聚的趋势;模型结果证实土地价格是政府在落实经济适用住房项目时考虑的重要因素。     

广州都市区租房户的空间分异与居住选择倾向

城市居民购房与租房的居住选择倾向及其机制存在差异,但当前对租房方面的研究仍显不足。鉴于此,本文构建城市租房户居住选择过程中“好房子、好位置、低租金”不可兼得的“不可能三角”理论框架及其基本理论模型,这为研究租房户居住选择倾向提供了一个新的视角。以广州都市区1328个社区为案例,得出广州都市区的租房户比例呈现核心区低,中心城区和近郊区较高的空间分异格局,并呈现显著的空间关联特征。构建广州都市区租房户居住选择倾向因素指标体系,该体系由租金水平、住房自身条件和区位条件三大类9个指标构成。通过空间误差模型分析表明,广州都市区租房户倾向于居住在低租金水平和房龄较新的社区,且被动选择租住在住房建筑面积较小、住房内部设施较差、日常生活便利性较差的社区中。该结论可丰富和完善中国特大城市居民租房选择理论,为特大城市租赁住房政策制定提供决策参考。     

粤港澳大湾区住房租金的空间差异与影响因素

以粤港澳大湾区58个县区单元的住房平均租金为基本数据,通过“住房租金等级金字塔”构建、租金空间格局展示、空间自相关分析、跨境租金差距对比、售租比研究等方法总结粤港澳大湾区住房租金的空间差异格局与特征。从“租赁需求+城市基本面”的理论视角构建由新增人口、人均住房面积、收入水平、经济水平、产业结构、学历结构组成的租金差异影响因素模型。通过模型对比,采用空间滞后模型测度粤港澳大湾区住房租金的主要影响因素,并基于地理探测器分析其因素的影响强度差异。结果表明,粤港澳大湾区住房租金总体呈现以港澳与珠三角九市之间的境内外差异为主、以广深核心区与其他区域差异为辅的双层次差异格局。跨境租金差异程度最高,广州、深圳、珠海的“售租比”较高;收入水平、经济水平、人均住房面积和产业结构对粤港澳大湾区的住房租金差异有显著影响,其中,收入水平的影响强度最高。     

发展中国家的城市非正规住房供给研究：述评与启示

快速城市化下的发展中国家城市住房供需矛盾突出,非正规住房在城市住房供给体系中的作用逐渐凸显。国际城市研究学者已经开始关注发展中国家的城市非正规现象。论文综述了发展中国家城市住房供给模式及特征,发展中国家的城市非正规住房供给包括非法占住、非法再分和非正规租赁等不同类型,非正规住房在发展中国家城市住房供应体系中的地位显著,但也引发了居住环境的恶化和贫民窟的形成,政府对非正规住房的态度正逐渐转化。我国正处于快速城市化和社会经济转型时期,城市非正规住房现象逐渐凸显,发展中国家的相关经验为我国城市住房制度建设和非正规住房管治提供了有益的参考。     

国内外生命历程与居住选择研究回顾和展望

1970年代后生命历程分析成为贯穿居住选择微观研究的核心方法。住房权属选择和居住流动是西方居住选择微观研究的主要内容。西方研究大多为应用生命历程观念将住房权属转换和居住流动决策与家庭生命历程和住房市场中的重要诱因联系起来,发现家庭特征、家庭生命周期变化和住房市场环境等都是居住选择的重要影响因素。对比西方的研究,中国城市居住选择微观研究非常缺乏,一些研究发现除了家庭特征和住房市场特征外,政府和工作单位的影响非常大。     

Housing privatisation in the transformation of the housing system - the case of Tartu,Estonia

The article deals with the process of housing privatisation during the 1990s in Estonia and its impacts on social inequalities. The transformation of the social system has resulted in a changed pattern of housing occupancy and new bases for social inequalities. The major causes of change are related to the privatisation process. Briefly, it will be argued that in Estonia the opportunities of households to privatise were not related to their socio-economic status. Rather, their gains were related to their housing situation at the beginning of the privatisation process. As an impact of the privatisation, the gap between the rental and ownership sectors, as well as the social segmentation across different housing submarkets based on form of occupancy, are increasing.