基于GIS的城镇基准地价更新研究

【作者】 樊翔云；

【导师】 付华；

【作者基本信息】 首都师范大学 ， 人文地理学， 2006， 硕士

【摘要】 自上世纪八十年代末期，我国土地使用制度由无偿、无限期、无流动变为有偿、有限期、有流动，土地使用权的转移由自发、隐形、无序逐步向依法、公开、有序转变，土地已成为一种资产，故需合理评估其价值，避免国有资产的流失。针对我国土地市场尚不完善，市场形态多样的特点，我国学者结合地价评估实践，对我国地价评估体系进行研究。有关价格理论体系和土地估价理论方法的研究不断深入，逐步建立了具有中国特色的地价评估方法体系。基准地价作为我国城镇地价体系的重要组成部分，是当前我国政府公示地价之一，是土地价格评估的基础，应当随着土地利用和管理形势的变化，依照土地市场变化，适时更新。因而城镇基准地价更新方法的研究成为当今地价研究的热点。 针对目前我国大部分城镇基准地价存在的评估时间长、“基准条件”不统一、内涵不明确、基准地价体系不完善等问题，本文采用GIS技术为辅助手段，结合吉林省松原市基准地价更新实践，缩短了基准地价评估时间，提高定级估价成果的客观性、科学性和实用性。结果表明，基于全组件式GIS SuperMap城镇土地定级估价信息系统不但完成了松原市城区土地定级与基准地价更新工作，而且建立了地价相关信息数据库，为基准地价的动态更新奠定了坚实的基础；在重新构建基准地价评估方法体系和地价体系等方面取得了显著成果，主要表现在以下几方面： (1)城区土地定级成果全面系统。借助GIS强大的空间分析能力，不但自动生成定级级别图、各定级因素作用分等值线图，而且对定级级别界线进行优化。本次松原市城区土地定级在60.48平方km2的范围内(包括建城区和规划区)，生成30×30m~2的单元格共68788个。采用分类定级方法生成综合、商业、住宅、工业用地级别图。对土地级别图分别进行圆滑和破宗处理，共生成3套12幅松原市城区土地定级图。另外，还生成松原市城区土地定级总分值图4幅，定级因素作用分值图16幅。 (2)建立了较为完善的级别基准地价体系。根据不同的区位条件对土地利用类型影响程度的不同，选取不同的土地质量影响因素体系，采用分类别、分级别、分用途的基准地价表达方式。商业用地由于对道路通达度的影响敏感性强，在车流量和人流量较大的繁华路段采用路线价和基准地价两种表达方式。为便于宗地地价评估，采用比较法编制基准地价修正体系系数表。 (3)探索了土地市场不发达城镇的基准地价评估方法体系。对于土地市场初步形成的城镇，土地市场交易案例少，房地产市场交易数量有限，不能直接采用市场交易资料测算基准地价。城镇基础设施不完善，商业中心、金融中心等城市结节点的集聚效益不明显，城市内部区位条件差异不大，更适合采用级别基准地价。因此，本文建议对于土地市场初步形成的城镇应采用“以土地级别为基础、以市场交易资料为依据、以用地效益资料为参更多还原

【Abstract】 Since the end of 1980s, the system of land use has been reformed that the land can be dealt and must be paid in finite time rather than cann’t be dealt in China. The transfer of the right of land use is beconing legal, open and regular instead of spontaneous, intangible and out-of-order. Land has become properties, so land value must be appraised avoiding state properties lost. Chinese scholars are studying Chinese system of land evaluation aimed at the character which land market hasn’t developed and the market is various. Chinese characteristic land evaluation system is set up step by step . Benchmark land-price which is a key part of the system of Chinese urban land price is one of open land price of the government and the base of land evaluation, so the renewal of benchmark land-price is very necessary with the change of land use and management and land market. So the method of the renewal of urban benchmark land-price becomes one focus of current researches of land price.The purpose of this renewal study of benchmark land-price is to shorten the time of land evaluation and make the gradation and evaluation of urban land more objective, scientific and practicable assisted with GIS in case of Songyuan city in JinLin province , aimed at disadvantages of urban benchmark land evaluation ,such as the long time of appraisal, benchmark condition being different, the connotation being ambiguous, the land price system being faulty. The result shows not only the gradation of urban and the renewal of benchmark land-price of Songyuan has been finished, but also the database related to land price has been set up based on SuperMap GIS which lays a foundation for the dynamic renewal of benchmark land-price. Additionally, the remarkable achievements has been made, such as :1) The result of gradation of urban land is comprehensive and systemic. Not only the maps of gradation and the maps of isoline of all the gradation factors are automatically created, but also the borderlines of gradation are optimized. There are 68788 cell griddings of 30×30m~2 which was created automatically in area of 60.48 km~2(including the city zone and the laying out zone) of Songyuan gradation of urban land. The maps of land gradation of comprehension, commerce, housing, industry are created in method of classified gradation. In order to apply better, the borderlines of land gradation are made into smooth which keep owner’s land complete. So rich achievements are made , such as 12 maps (3 series) of urban land gradation of Songyuan, 4 maps of total scores of urban land gradation of Songyuan, 16 isoline maps of gradation factors.2) The grade benchmark land-price system is set up more completely., the system land factors should be different because the local conditions are different in which influence on the different land use type. The benchmark land-price are classified according to types, grades and更多还原