【作者】 张琪；

【导师】 马才学；

【作者基本信息】 华中农业大学 ， 土地资源管理， 2018， 硕士

【副题名】以武汉市地铁3号线为例

【摘要】 随着城市化进程的加快,人口不断往城市聚集,密度越来越大。同时居民生活水平的提高,使城市私家车保有量的迅速增加,当前的道路已经无法满足于日益增长的出行需求,为了改善现在的交通状况,使城市得以高效运转,健康发展,城市轨道交通的建设需进一步加强;城市轨道交通作为一种具有快速、准时、运输量大等优点的新型公共交通设施,能有效地解决当前城市的交通拥堵问题,对于整个城市的交通网的完善有极大的促进作用,交通网络结构的优化能改变地铁沿线周边房地产的区位条件,有效地带动周边区域的发展。研究轨道交通与房地产价格之间的关系,能为房地产开发企业、政府部门、购房者提供科学参考,具有深远的意义。本文通过文献理论分析并结合实际情况,找出影响房地产价格的因素,并阐明在比较同一区域内的房价差异时,宏观因素对价格变化的影响很小,由此在分析同一研究区域时,不考虑宏观因素对房价的影响,仅仅从微观角度出发,选取区位特征变量,邻里特征变量和建筑结构特征变量作为影响房地产价格的特征因素;并结合实际数据,从房地产开发投资、房屋的销售以及房屋的交易价格等情况三方面分析武汉市房地产市场的基本情况。在区位理论、地租理论、空间集聚理论、可达性相等理论及空间相互作用理论的指导下,选择具有换乘站点最多、首条贯通汉口汉阳两大区等特点的武汉轨道交通3号线为研究对象,分别通过构建可达性模型和特征价格模型来分析武汉市轨道交通3号线对沿线房地产价值的影响范围和影响效应,探讨武汉轨道交通3号线周边房地产价格的变动规律。本文研究发现,轨道交通对房价的增值效应为距离每增加1%,则引起商品房价格下降8.1%,轨道交通距离对房价的增值影响程度没有装修程度(37.4%)的影响大,而产生的原因则可能是不同轨道交通站点对房地产价格影响的范围有差异,运用特征价格模型计算时直接将3km范围内的楼盘作为研究对象,导致一些不在站点影响范围内的楼盘削弱了轨道交通对房价的影响。接下来利用可达性相等计算模型进一步分析基于步行与自行车接驳方式下的不同轨道交通站点对房价影响范围的变化规律,发现站点对房价的影响在空间上呈现出“不对称葫芦”型,即两边站点的作用范围大,中心站点的作用范围小;轨道交通站点影响房价的辐射半径与市中心的距离呈正相关,与其周边的交通便捷度和轨道交通成本呈负相关;郊区站点基于自行车接驳的辐射范围值约为步行接驳的辐射范围值的2倍,靠近中心的站点两种接驳方式的辐射范围值无明显差异;最后根据以上结论,分别从城市规划部门、房地产开发商、购房者的角度给出不同的建议。更多还原

【Abstract】 With the acceleration of urbanization,the population continues to gather in cities and the density is increasing.At the same time,the improvement of the living standards of residents has led to a rapid increase in the number of private cars in cities.The current road can no longer meet the growing demand for travel.In order to improve the current traffic conditions and enable cities to operate efficiently and develop healthily,the construction of urban rail transit needs to be further strengthened.Urban rail transit is a new type of public transportation facility with advantages of rapidity,punctuality,and large amount of traffic,which can effectively solve the traffic congestion problem in the current city and greatly promote the improvement of the entire city’s traffic network.The optimization of the transportation network structure can change the location conditions of the real estate around the subway and effectively stimulate the development of the surrounding areas.Studying the relationship between rail transit and real estate prices can provide scientific references for real estate development companies,government departments,and home buyers.It has far-reaching significance.This article analyzes the literature and combines actual conditions to find out the factors that affect real estate prices,and clarifies that macro factors have little effect on price changes when comparing house prices in the same area.Therefore,when we analyze the same area,we don’t consider the influence of macro factors on housing price.From the micro perspective,we choose location characteristic variables,neighborhood characteristic variables and architectural structural characteristics variables as the characteristic factors that affect real estate prices.Combined with the actual data,the paper analyzes the basic situation of Wuhan real estate market from the real estate development investment,housing sales and housing transaction price.Base on the location theory,land rent theory,space agglomeration theory,accessibility equality theory and space interaction theory,Because Wuhan Rail Transit Line 3 has the largest number of transfer stations and the first traffic line connecting Hankou Hanyang Administrative District,it is considered as the object of thisstudy.The accessibility model and Hedonic model are constructed to analyze the impact range and influence effect of Wuhan rail transit line 3 on the value of real estate along the line,explore the law of the price changes of real estate around Wuhan Rail Transit Line 3.In this paper,it is found that the distance between rail transit and commercial housing increases by 1%,which leads to a 8.1% drop in the price of commercial housing.The influence degree of the rail transit distance on the value added of the house price has not been influenced greatly by the degree of decoration(37.4%).The cause may be the difference in the scope of the impact of different rail transit sites on real estate prices.When using the hedonic price model,we will directly study the real estate in the 3km area,resulting in some buildings that are not within the scope of the site,which will weaken the impact of rail transit on housing prices.Then,using the reachability equal calculation model,we further analyze the influence of different rail transit stations on the housing price under the walking and bicycle connection mode.The results show that the regularity of the impact area of the rail transit station on the house price shows the "unsymmetrical gourd" type in space,which is the scope of action of both sides of the site is large,and the scope of the central site is small.The rail transit site has a positive correlation between the radiation range of house prices and the distance from the city center,but it is negatively related to the convenience of traffic and the cost of rail transit.The radiation range of the bicycle connection at the suburban stations are approximately twice the radiation range of the pedestrian connection.There is no significant difference in the radiation range between the two connection methods at the stations which near the center.Based on the above conclusions,different suggestions are given from the perspective of the urban planning department,real estate developers,and home buyers.更多还原