【作者】 赵伟；

【导师】 贾生华；

【作者基本信息】 浙江大学 ， 企业管理， 2011， 硕士

【摘要】 在我国住房商品化、房价非理性化以及人口城市化背景下,作为城市房地产一、二级市场的重要补充,租赁住宅市场发展迅速,特别是城中村租赁住宅市场,在满足城市中低收入人群居住需求、解决城中村失地村民基本生活与就业问题等方面,发挥越来越重要的作用,成为租赁住宅市场一支重要的新兴力量,引起政府部门和学者的普遍关注。但当前学术界关注的焦点主要集中于城中村现象所带来的社会负面影响,而对其租金水平的影响因素研究则十分缺乏,特别是住宅特征对租金的影响研究,更是有限。基于完善城中村租赁住宅市场的需求,也为了能够更好地服务于各地的城中村改造,本文借助特征价格理论,聚焦于城中村区域,对租赁住宅市场进行单一市场和细分市场的实证研究。研究首先对国内外关于租赁住宅租金的影响因素研究成果进行综述,对特征价格理论进行介绍,在此基础上,结合城中村租赁住宅市场的特点,构建了城中村租赁住宅租金的特征价格模型,并进行实证研究。实证研究主要包括两个部分：第一部分是对单一市场的实证研究,分别采用基本线性形式和对数形式两种函数形态,对城中村区域租赁住宅租金的特征价格、特征价格影响程度、特征价格弹性以及边际价格进行实证；第二部分是对细分市场的实证研究,将单一市场细分为城中村租赁住宅市场和城中村周边城市租赁住宅市场两个子市场,在采用Chow检验证实城中村区域租赁住宅存在市场细分的基础上,分别对两个细分市场构建特征价格模型,并对两个细分市场租金的特征价格差异和特征价格弹性差异进行比较。根据本文实证结果,可以得出以下几点结论：第一,租赁住宅租金的影响特征主要包括建筑特征、邻里特征、区位特征和其他特征等四个方面；第二,单一市场租金的特征价格模型,相较于基本线性模型,对数模型具有更高的解释力；第三,杭州市城中村区域租赁住宅市场存在市场细分,可以分为城中村租赁住宅市场和城中村周边租赁住宅市场两个细分市场；第四,两个细分市场租金的特征价格存在差异；第五,两个细分市场租金的特征价格弹性存在差异。本文的研究具有一定的创新性,不仅系统梳理国内外租赁住宅特征价格研究成果,规范并选择租赁住宅特征变量,更把租赁住宅租金特征价格研究对象扩展到城中村区域,进行单一市场和细分市场的研究,确定特征变量对租赁住宅租金的影响,为其他学者进一步关注城中村问题并对城中村租赁住宅租金水平进行实证研究提供了参考和借鉴。同时,本文的研究成果也具有一定的实践价值,可以为一些地方政府制定相关政策,加速推进城中村改造提供依据,如确定城中村改造的货币补偿标准、制定安置房的建设标准、创新城中村改造模式等。此外,本文的研究成果也可以为城中村出租户以及房屋承租者提供定价参考,甚至可以为个人、企业以及社会的投资提供决策依据,具有一定应用价值。更多还原

【Abstract】 As an indispensable complement for the primary and secondary markets in the real estate industry, the residential rental market is rapidly developing under the background of housing commercialization, house-price deseasonalization and population urbanization. As a newly emerging force in this area, the urban village rental housing market, especially, plays an increasingly important role in meeting the habitation demand of low-income groups and resolving the basic living and employment problems of the people without land in urban villages, and its function has already attracted common attention from both relevant government sectors and scholars.However, scholars focus mostly on the negative influence the urban village phenomenon brings. We lack the research into the rental level, especially the influence of rental housing characteristics on the rental level. In this paper the writer is going to make some empirical study on the single market and market segments of the rental housing industry, focusing on the urban villages and by using the hedonic price theory, in order to meet the demand of bettering the urban village rental housing market and serve for the urban village reconstruction.The writer is going to, firstly, sum up the research findings home and abroad on the influential factors on rent and give a brand introduction of the hedonic price theory. On this basis and taking into consideration the characteristics of the urban village residential rental market, the writer will build the hedonic price model of the rent of the urban village residential properties and will make some empirical study. The empirical study is divided into two parts.The first part is on the single market. In this part, the writer is going to research on the hedonic price, the influence of the hedonic price, the hedonic price elasticity and the marginal price of the rent of the urban village residential properties, respectively in the linear form and in the logarithmic form. The second part is on the market segments. In this part the writer segments the single market into two market segments. They are urban village residential rental market and the residential rental market in the surrounding cities of urban villages. The writer is going to build two hedonic price models for these two market segments and make a comparison on the hedonic price differentiation and the hedonic price elasticity differentiation of these two market segments, based on the fact that market segments do exist in the urban village residential rental market, which is verified by the Chow tests.According to the empirical study, the writer comes to several conclusions thereinafter. First, characteristics affecting rents include architectural features, neighborhood features, location features and other features. Second, in comparison to the linear form, the logarithmic form is more persuasive applied to the hedonic price model of the single market rents. Third, market segments do exist in the regional house-leasing market in the urban villages of Hangzhou, which are respectively the urban village residential rental market and the residential rental market in the surrounding cities of urban villages. Forth, the hedonic price differs in these two market segments. Fifth, the hedonic price elasticity differs in these two market segments.The originality of this paper is displayed not only in its systematic carding of the hedonic price research findings home and abroad of the residential rental market, its reasoned choice of characteristic variables of the rental houses, its enlargement of the subject range to include the urban villages, its research made both in the single market and in the market segments, its confirmation of the influence of characteristic variables on rents, but also the reference it can provide to the other scholars who also care about the rental level of urban village rental houses.Meanwhile, the findings of this paper are practical in making polices to accelerate the urban village reconstruction, such as setting the monetary compensation and temporary dwellings standards, and making innovations in the urban village transformation. Besides, the results can provide some pricing reference to the lessors and lessee in urban villages, and are even applicable to the personal, enterprise and social investors in their decision makings.更多还原