【作者】 张帆；

【导师】 孙立坚；

【作者基本信息】 复旦大学 ， 国际金融， 2014， 硕士

【摘要】 房地产行业在国民经济中占有举足轻重的地位,房地产行业的运行状态直接影响我国经济的平稳健康发展和金融体系的安全,同时,房地产的财富效应也直接或间接的影响着居民的生活水平。因此,房地产价格,作为房地产价值的外在体现,成为社会各界广泛关注的焦点。伴随着2013上半年“新国五条”的上一届政府调控收官之举,新一届政府的“去行政、重市场”理念,房产税证收扩围和新一轮的城镇化浪潮兴起,有必要进一步深入研究和探讨房地产价格问题。实际数据显示,不同的城市,以及城市中不同区位的住宅价格的价格差别很大,有的甚至相差数十倍；相同的区位,不同的邻里环境,也会给住宅价格带来很大的差异。本文希望以房地产行业比较发达的上海为例,运用特征价格模型,研究区位和邻里特征对于住宅价格的影响。本文从国内外对于住宅价格的研究现状出发,使用特征价格法研究区位和邻里特征对住宅价格的影响。通过理论分析构建模型,实证分析得出结论。首先,通过理论分析梳理了特征价格模型的起源和发展、详细阐述了特征价格模型的理论基础,总结了特征价格模型的应用。然后,对住宅价格进行实证分析。本文的实证分析主要集中于分析区位(到CBD的距离、小区地铁可达性)和邻里(学区、社区)特征对住宅价格的影响。采用循序渐进的思路,第一步,分析区位对住宅价格的影响。第二步,在区位的基础上加入学区和社区变量,进一步分析各特征对住宅价格的影响。本文的创新性主要在于：(1) 本文采用小区住宅成交均价作为特征分析的价格,剔除了住房微观建筑特征信息,而将模型主要构建于住宅的区位和邻里特征上,以研究住宅整体的区位和邻里特征对住宅价格的影响。(2) 本文在住宅区位特征中的交通便利性的研究中选择了小区的地铁可达性而非使用得较多的公交线路条数作为研究变量,由于地铁作为现代化的交通工具,方便快捷,逐渐成为人们广泛且更愿意选择的出行工具。(3) 本文研究了邻里特征中的住宅学区和社区特征对住宅价格的影响,关于学区和社区对住宅价格的影响,国内相应的实证研究不多,本文在此对其进行一些探讨。(4) 本文的数据为2014年最新的住房成交数据,对于政府合理进行城实规划和开发商合理进行房地产开发都具有新的现实参考意义。更多还原

【Abstract】 The real estate industry plays a decisive role in the national economy, its running state directly influence the health and stable of the country economy and the safety of the financial system, at the same time, the wealth effect of real estate are directly or indirectly affect the standard of living of the residents. Therefore, the real estate price, as the embodiment of the value of real estate, is widespread focused in the community. With the act of government control over the first half of the 2013 ’new country of five’, a new government concept of ’removing government administration and replying more on the market’ comes out, As a fact of charging more cities of property tax and a new round of the urbanization tide, it is necessary to further study and explore the real estate price.The actual data shows, different location of a city, housing prices vary greatly, this paper is going to take Shanghai as an example, using hedonic price model, research on the location characteristic impact on prices. Attempts to explain the impact on real estate prices from location and neighbor characteristicsThe article start researches in the housing price from the theory of domestic and foreign. Propose to apply the hedonic price model to the application of domestic housing price research which is widely used abroad. Combining a method of theoretical analysis and empirical analysis. Firstly, go through the history and the theory fundamental of the hedonic price model. And then, analyze how the location catachrestic impact the housing price. Afterwards including the school and community variables in the location position basis, further analyze the impact.The innovation of this paper lies mainly in(1) This article takes an average price of one district instead of every individual prices of the house to do the research which can neglect so many house related stand alone characters.(2) This article takes subway accessibility rather than the number of bus lines which are widely used, as the research variables to do the research for the flexibility of the traffic of the city.(3) This article research the impact of school and community on housing prices which are seldom studied by domestic papers.(4) the data is new from the 2013-2014, it is a good reference for the government and estate developers to well plan the real estate development of the city.更多还原