城市地铁站点商业价值数字化评价方法

地铁站点商业价值是地铁改变城市交通方式基础上城市商业业态价值的体现,对其科学和量化的评价是地铁站点建设重要的方面。本文首先对地铁站点商业价值的评价从商业等级与商业规模两个方面进行了体系构建,然后以广州地铁八号线为研究对象基于此体系进行了商业价值的评估。在地铁站点商业等级评价中,选取5个空间因子与2个非空间因子进行多因子评价。在进行空间因子评价中的商圈因子分析时,基于市级和区级商圈周边商业用地基准地价具有一致性的距离衰减特征,创新性的构建了商业地价的空间衰减函数,并据此将这一衰减函数转换为商圈距离衰减因子评价值的函数与量化定义,有效解决专家赋值存在的主观性问题。以此方法对八号线地铁站点商业等级进行评价,在完成空间因子评价以及非空间因子校核后,发现上下九-文化公园区域的商业等级最高,次一级则分布在荔湾区中部。对于商业规模的评价,则以商业建筑面积需求平衡方法,基于地铁站点服务半径内人口规模的评估以预测潜在的商业人口数量,并据此估算未来的商业建筑面积需求。以此方法,对地铁八号线以陈家祠站为例对该站点进行了商业建筑面积需求的预测。本研究提出了基于地价距离衰减与量化评价的因子评价方法完善的相关的方法体系,以数字化模型构建商业等级与商业规模的量化评价提高了地铁站点商业价值评估方法的合理性和科学性。

Digital Evaluation Method of Commercial Value of Urban Subway Station

The commercial value of the subway station is the embodiment of the value of urban commercial, which is based on the changing of urban transportation mode by subway. The scientific and quantitative evaluation for the subway station is an important aspect of the subway station construction. In this paper, the evaluation system of the commercial value of the subway station was first constructed from both two aspects: commercial grade and commercial scale. After that, the Guangzhou Metro Line 8 was taken as the research object to evaluate the commercial value that was based on this evaluation system. In the ranking of commercial grade of the subway station, not only five spatial factors but also two non-spatial factors were selected in order to establish the multi-factor evaluation system. In the evaluation of commercial area factor, which is one of the spatial factors, the spatial decay function of commercial land price is innovatively constructed based on the consistent distance decay characteristics of the benchmark land price of commercial land around the city-level and district-level business circles. After that, the decay function was converted into the evaluation of the value of distance decay factors of the commercial circle. This method effectively solves the problem that caused by experts' subjective opinion. In this way, the commercial grade of the subway station on Metro Line 8 was evaluated. After finishing both the spatial factor evaluation and the non-spatial factor check, it was found that the area from the Shangxiajiu Pedestrian Street to the Cultural Park had the highest commercial grade while the second level was distributed in the middle of the Liwan District. For the commercial scale evaluation, a model was constructed using the method of the commercial building area demand balance and a population size model which is based on the service radius. This model was constructed for the purpose that it can be used to estimate the commercial building area that will be required in the future. This paper using the model, taking the Chen Clan Academy Station of Metro Line 8 as an example, to estimate the commercial building area demand of the site. On one hand, the factor evaluation method based on the land price distance attenuation and quantitative evaluation proposed in this paper completes the relevant method system. On the other hand, the digital model that was newly constructed increases the degree of rationality and scientificity of commercial value evaluation method of subway stations.