上海市地下商业空间使用权估价及空间分异

doi:10.11821/dlxb201710005

摘要/Abstract

摘要：

目前的土地估价不仅很少考虑地下空间价值,而且缺乏相对成熟的地下空间估价体系和方法。首先结合成本法、收益还原法及楼层效用比法,建立地下空间使用权价格评估模型。然后,分析了地下空间使用权价值的主要影响因素,发现区位、交通、商业经营等因素显著影响地下商业空间的效用;指出为了提高估价的准确性,地下商业空间效用应该分级、分类设置,而不能笼统地确定为同一水平,并据此测算出上海市地下空间使用权地价分配率。基于所构建的评估模型,以上海市地下商业空间为例,通过克里金内插法,廓清了上海市地下空间使用权价格的空间分布状况;最后,从典型购物中心、市级商业中心和全市商业用地成交地块三个维度,探讨上海市地下商业空间使用权价格的空间分异特征。结果表明：① 上海市地下空间使用权价格空间分布与地上土地使用权价格分布规律基本一致,并由市中心向郊区递减;② 地下商业空间使用权价格对地下轨道交通具有较强的依赖性;③ 与地上商业空间使用权价格分布相比,地下商业空间使用权价格分布的集聚性特征更明显。

关键词: 地下商业空间, 价格评估, 楼层效用比, 空间分异, 上海市

Abstract:

Current land appraisal techniques rarely consider the value of underground space and lack robust methods of evaluating underground space. This paper integrates the cost method, income reduction method and floor utility ratio method to establish a value assessment model of underground space use. Then, the major factors that influence the value of underground space use are analysed. We find that location, traffic and business type have significant influences on the utility of underground commercial space. Thus, to improve the accuracy of such valuations, the utility of underground commercial space should be graded and classified into different levels. The land price distribution of underground space use in Shanghai is analysed based on the assessment model and the Kriging interpolation method. Finally, the values of different features of the underground commercial space in Shanghai are discussed in three contexts: typical shopping centres, municipal commercial centres and commercial land transaction plots. The results show that (1) the price distribution of underground space use is consistent with that of the aboveground, and the price decreases from the city centre to the suburbs; (2) the price of the underground commercial space is highly dependent on underground rail traffic; and (3) the price distribution of underground commercial space use exhibits distinctly concentrated areas of high and low prices.

Key words: underground commercial space, land value assessment, utility ratios among floors, spatial variation, Shanghai

石忆邵, 周蕾. 上海市地下商业空间使用权估价及空间分异[J]. 地理学报, 2017, 72(10): 1787-1799.

Yishao SHI, Lei ZHOU. Land value assessment and spatial variation in underground commercial space in Shanghai[J]. Acta Geographica Sinica, 2017, 72(10): 1787-1799.

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楼层	每层楼的年均租金A(元/m²)	每层楼的估值P (元/m²)	建设成本C (元/m²)	楼层的土地使用权单价V(元/m²)	地价楼层效用比
9层	1080	13707.23	1500	6871	0.08
8层	1440	18276.31	1500	9662	0.12
7层	1440	18276.31	1500	9662	0.12
6层	1800	22845.39	1500	12452	0.15
5层	2880	36552.62	1500	20823	0.25
4层	5040	63967.08	1500	37566	0.46
3层	6930	87954.73	1500	52215	0.64
2层	9306	118110.64	1500	70632	0.86
1层	10800	137072.31	1500	82212	1.00
地下1层	6840	86812.46	2500	50518	0.61

楼层	恒隆广场	港汇广场	百联又一城	环球港
9层	-	-	0.08	-
8层	-	-	0.12	-
7层	-	-	0.12	-
6层	-	0.23	0.15	-
5层	0.17	0.27	0.25	-
4层	0.26	0.39	0.46	0.38
3层	0.35	0.49	0.63	0.64
2层	0.56	0.72	0.80	0.69
1层	1.00	1.00	1.00	1.00
地下1层	0.47	0.64	0.61	0.56
地下2层	-	-	-	0.46

区位条件	恒隆广场	港汇广场	百联又一城	环球港
距离市中心距离(km)	2.1	5.5	8.1	6.2
距市级商业中心距离(km)	0	0	0	1.8
土地等级	一级	一级	三级	四级

比较因素	恒隆广场	港汇广场	百联又一城	环球港
区位条件的分值	4	3.67	2.33	1.33
地下一层楼层效用率	0.47	0.64	0.61	0.56
地下一层楼层效用值(元/m²)	19800	15120	6840	4320

比较因素	恒隆广场	港汇广场	百联又一城	环球港
地下一层楼层效用比	0.47	0.64	0.61	0.56
是否有地铁导入地下	否	是	是	是
周边公交站点数量	>10	>10	>10	5~10
是否临近主干道	是	是	是	是