特征价格模型在房产税税基评估中的应用

本文通过对税基评估的批量评估方法的研究,欲建立特征价格模型与统计分析方法的有机连接,对所采集的二手商品住宅的税基计算进行模拟分析评价,最后得出具有一定范围适用性的估算房产税税基的回归方程。基于此,本文还推断,完备的GIS系统和自动评估技术在不动产税基评估中的应用,将会对提升特征价格模型的可用性和可靠性产生更佳效果。     

基于特征价格模型的南京市住宅价格实证分析

城市住宅是一种典型的异质性商品,国内外学者普遍采用特征价格模型进行研究。特征价格模型的理论基础主要来源于Lancaster的消费者理论和Rosen的市场供需均衡模型。以往基于特征价格模型的城市住宅研究大多从建筑、邻里、区位三个维度进行建模分析,却忽略了消费者的感知维度,因此文章在这三个维度的基础上,加入消费者感知维度构建两阶段模型,这也是本文的创新之处。同时结合文献和访谈选取14个住宅特征作为自变量,以南京市六个主城区为例,采用30多个小区的500多套二手房挂牌数据资料,基于对数函数形式构建了南京市住宅特征价格模型。通过模型检验和回归分析发现,有13个住宅特征变量对价格有显著影响,并结合数据对住宅特征价格弹性进行了分析。     

北京市城市住宅价格空间自相关分析

以北京市城六区1980年—2015年的1 961个住宅小区特征价格数据为例,利用探索式空间数据分析方法,分析了房价数据的空间自相关性,并探讨了其时空演变特征,建立了房价影响因子的多元线性回归模型和空间误差模型,结果表明:北京市城六区的房价具有明显的空间自相关性;由于空间误差模型顾及了数据的空间自相关性,相对于多元线性回归模型,可以更好地表达出地理对象之间的内在关系。     

城市更新项目对周边住宅价格的影响研究 ——以深圳市为例

城市更新作为当今各大城市发展核心战略之一,能够提升区域的经济、社会和环境效益,而其对区域周边住宅价格的影响亟待深入讨论.论文以深圳市为例,基于2019年6—7月深圳市城市更新项目周边1002个住宅二手房挂牌单价数据,在传统特征价格模型的框架下,将城市更新特征引入模型进行拟合,并结合回归结果与边际价格分析了深圳市城市更新...     

W-RBF神经网络模型在中药材价格预测中的应用

中药材作为一种特殊的农产品,其价格态变化过程呈现出高度复杂的非线性特征,增加了中药材价格预测的难度.通过研究影响中药材价格的主要因素,并在分析传统价格预测方法的基础上,针对中药材价格变化具有随机性、突变性和非线性的特点,通过小波和RBF神经网络结合构建一个中药材价格预测模型(W-RBF).采用W-RBF神经网络模型对白芍价格进行预测,并将预测结果与RBF神经网络模型预测结果做了比较.实验结果说明,W-RBF神经网络模型预测准确率明显提高,比RBF神经网络模型更具优越性.     

城市存量房交易税税基批量评估的实证研究

运用特征价格理论,对西安市主城区的249个存量房交易数据进行搜集、处理与回归分析,建立基于多元回归的批量评估模型,并对25个交易价格与评估价值作误差分析。结果表明:基于多元回归的特征价格评估模型适用于西安市主城区的存量房交易税的税基评估,评估结果良好,具有较强的现实意义。     

基于多元回归法的武汉市二手房价格影响因素研究

二手房价格受到区域因素、房屋自身因素、市场因素等多种因素综合影响,传统估价方法过多关注于房地产自身属性的差异及修正,有较强的主观性。本文以特征价格模型为基础,采用多元线性回归模型和多元对数回归模型,建立二手房价格与区位因素、房屋自身因素等影响因子之间的函数关系,并采用武汉市二手房挂牌数据、看房价网(www.kanfangjia.cn)数据和百度热点数据,对武汉市二手房各个特征变量进行筛选、量化和整合,并对比分析不同区域各个特征变量对二手房价格的影响程度,实验结果与实际情况符合度较好。     

基于网络开放数据的武汉市住宅价格空间分布特征分析

城市住宅价格直接影响城市土地价值,间接与城市规划有着重要关联,但一直以来都缺乏合适的渠道去获取详细的相关数据。租价比一直以来被认为可以真实地反映房价与其真实价值之间的关系,研究通过房产网站获取了大量带有空间信息的房产价格信息及出租信息,进而依托GIS平台对武汉市住宅价格及价值的空间特征进行了分析。结果表明这一方法能较好地反映城市住宅价格及价值状况,可为城市规划提供决策依据。     

基于GIS和BP神经网络的洪灾损失评估模型的研究

本文在分析已有洪灾损失评估模型的基础上,构建了一种基于GIS和BP神经网络的洪灾损失评估模型,包括选取洪水致灾、地形条件、防洪能力、社会经济等因子;然后以鄱阳湖区为例进行了洪灾损失评估系统应用。结果表明建立的基于GIS和BP神经网络的洪灾损失评估模型具有较好的可行性和实用性。     

住宅价格的特征价格模型研究

笔者在文中对特征价格模型的特点对普通住宅价格进行了阐述,依据市场特点来阐述该模型中的住宅价格特征,供同行参考。     

Unintended consequences: the use of property tax valuations as guide prices in Wellington,New Zealand

Property markets are characterised by a lack of information, particularly in relation to price. Where guide prices are not provided for properties and sale prices for comparable properties are not widely available, buyers and sellers may depend upon valuations of the property that are not intended to act as market valuations. The resulting anchoring heuristics may lead to a reliance on that information in decision-making. Using mass valuation data and house sale transactions for Wellington, New Zealand, between 2007 and 2010, issues relating to transaction volume, transaction prices and the release of government valuation data are evaluated through a two-stage hedonic estimation. The timing of transactions was related to the release of government valuation data as well as significant relationships found between the government value of the land and final transaction price. These findings suggest that transaction price influences are an unintended consequence of making mass valuation information the only freely available information to the public.     

Using GIS and landscape metrics in the hedonic price modeling of the amenity value of urban green space: A case study in Jinan City, China

Urban green spaces have important amenity values that include provision of leisure opportunities and aesthetic enjoyment. However, most of these values lack a market price. Consequently, they are usually ignored or underestimated by urban planning policy-makers, with the result that remnant urban green spaces are being gradually encroached upon by urban sprawl. As a result, quantitative information regarding the implicit, non-market price benefits from urban green space is urgently required. Properties bought and sold on the market are compound commodities that embody amenity values and people are willing to pay to live in the proximity of local amenity environment. Thus hedonic models, which use such properties as proxies, can often be employed to quantify environmental amenities. In China, residential housing reform (in place since 1998) has terminated the traditional residential welfare system, and made it possible to quantify the monetary value of green space amenities based on hedonic pricing models. This study was conducted in Jinan City, and will help address the previous absence of the application of hedonic price models to the valuation of urban green space amenities in mainland China. GIS and landscape metrics were used in determining hedonic price model variables. As expected, the results proved that the hedonic pricing model performed well using this approach, and accordingly it was further improved. Results also confirmed the positive amenity impact of proximate urban green spaces on house prices, and highlighted the preferences of homeowners in Jinan City. Green space amenity variables that were statistically significant at the 5% level included the size–distance index of scenery forest, accessibility to park and plaza green space types, and the percentage of urban green space. In addition, land-use patch richness, the location sector and the education environment also proved to be highly significant variables. The results of the study should provide insights to policy-makers involved in urban planning.     

Are valuations of place-based amenities driven by scale?

Amenities play an important role in explaining regional attractiveness as they increase the competition between places and the demand for housing. This paper contributes to the literature on valuations of place-based amenities by estimating hedonic prices for a differentiated set of amenities, and by examining the link between urban density and amenity valuations. The empirical analysis is based on a sample of 8319 single-family home sales observed during the period 2001–2011. Results show that amenities are valued differently depending on their size, the relationship between size and distance and neighbourhood characteristics. Differentiating among a set of nature- and culture based amenities shows that it is profoundly the value of proximity to open space that vary with neighbourhood density. Results are robust when testing for non-constant implicit prices over different time periods and novel to the literature on valuation of open spaces using the hedonic price model.     

基于特征价格法的学区房价格外溢效应探讨——以厦门岛为例

已有研究表明,教育资源质量和住宅价格存在显著的正相关关系。本文利用特征价格分析法对厦门岛住宅市场进行实证分析,并引入差分回归法处理特征价格模型中的遗漏变量,更深入挖掘教育资源对于住宅价格的影响,为建立适合我国实际情况的城市住宅市场的分析模型和分析方法提供支持。     

广州市住宅租金影响因素的研究

为研究住宅租金的影响因素,以广州市住宅租赁市场为研究对象,使用2011 年广州市某知名房产中介公司提供的 2845 条住宅租赁交易数据,利用Stata12.0 软件对数据进行回归分析得到最优特征价格模型,系统分析了影响广州市住宅租金的各项因素。结果显示:建筑面积、楼龄、总楼高、是否有电梯、卧室数量、朝向、装修档次、幼儿园等级、距小学距离、小学等级、距地铁站距离和距商业中心距离共计12 项因素对住宅租金有着显著影响。通过租赁住宅特征价格模型的建立,可以揭示出广州市住宅租金构成的内在规律     

建筑工程计价定价方式与招投标评标准则浅析

介绍了现行建筑工程计价定价的特点,并从人工费用成本价、材料价格、机械费用成本、工程费用的确定等方面阐述了企业应如何根据现行计价模式的特点编制投标价,论述了现行建筑市场通常使用的几种评标方式,以使建筑市场更趋于合理化和规范化。     

The impact of detention basin design on residential property value: Case studies using GIS in the hedonic price modeling

This study examined the impact of two different detention basin designs on residential property value. The hedonic price model was applied to analyze two College Station, TX, subdivisions. One subdivision had only uniuse flood control detention basins (UDBs) and the other included a multi-use detention basin (MDB) integrating a detention pond with a recreational neighborhood park. Geographic information system (GIS) was used for analysis. Spatial autocorrelation and spatial regression were analyzed. The results indicate that the network distance from the UDBs did not have a significant effect on residential property value. Yet, the properties with a view of the UDBs were significantly lowered in property value. In contrast, the network distance from the MDB where a neighborhood park was merged had a significant impact on residential property value within the 274-m (900-ft) impact area, consistent with expectations. The study also found that environmental amenities such as recreational facilities improved the hedonic price model for the impact area of the MDB, whereas the effect of spatial and locational features was not significant due to its spatial location. The findings of this study imply that thoughtful integration between recreation facilities and detention basins could significantly alter public’s perception of detention basins from stormwater collection eyesores to neighborhood parks. The challenge is whether municipal governments are willing to adopt a policy that encourages developments with MDBs as these municipalities will typically become responsible for maintaining them after construction.     

基于工程量清单计价模式下的工程造价控制

从设计，工程单价，招投标及投标人风险等角度入手，分析了传统计价模式和新型计价模式的区别，并探讨了新模式下设计、施工及竣工阶段应采取的造价控制措施，以期将工程造价控制在合理的范围之内。     

Measuring the economic value of water quality

The valuation of water quality has proved difficult for economists using hedonic methods. This study, by employing a sample of lakes and considering only land values, is able to overcome many methodological and empirical problems inherent in previous studies. One objective measure of water quality, secchi disc reading, is found to be significant for various alternative specifications of the hedonic model. As explained, however, the results suggest that economic value may be attached to a perceived, rather than actual, measure of water quality. This raises fundamental questions as to how economists and natural scientists can work together to formulate public policy regarding water quality.     

Accuracy and Robustness of House Price Index Methods

We evaluate the statistical properties of five different house price index methods with the objective of identifying one that is most accurate and robust when estimated at frequent time intervals and for distinctly local markets. We adopt a split-sample technique to establish a consistent basis for comparison of the different price index methods. Our results demonstrate that if suitable data is available for estimation of price indexes, the arbitrary aggregation of data across time and geography is not warranted. One model, the ‘hedonic imputation’, outperforms alternative models on all measures of accuracy and robustness. Differences in levels of accuracy between different models are found to be statistically significant.