Acta Geographica Sinica ›› 2017, Vol. 72 ›› Issue (4): 589-602.doi: 10.11821/dlxb201704003
• Urbanization Research • Previous Articles Next Articles
Weixuan SONG1,2(), Ning MAO3, Peiyang CHEN4(
), Yaqi YUAN5, Yi WANG6
Received:
2016-06-06
Revised:
2016-10-21
Online:
2017-04-20
Published:
2017-04-20
Supported by:
Weixuan SONG, Ning MAO, Peiyang CHEN, Yaqi YUAN, Yi WANG. Coupling mechanism and spatial-temporal pattern of residential differentiation from the perspective of housing prices:A case study of Nanjing[J].Acta Geographica Sinica, 2017, 72(4): 589-602.
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Tab. 1
Characteristics of sample community distribution
区域 | 样本数量(个) | 样本占比(%) | 住宅均价(元/m2) | |||||
---|---|---|---|---|---|---|---|---|
2009年 | 2015年 | 2009年 | 2015年 | 2009年 | 2015年 | |||
鼓楼区 | 127 | 219 | 18.41 | 18.19 | 12548 | 23437 | ||
玄武区 | 62 | 112 | 8.99 | 9.30 | 14476 | 25961 | ||
秦淮区 | 134 | 171 | 19.42 | 14.20 | 12596 | 23118 | ||
建邺区 | 80 | 159 | 11.59 | 13.21 | 11071 | 25518 | ||
栖霞区 | 59 | 122 | 8.55 | 10.13 | 8699 | 17542 | ||
雨花台区 | 35 | 63 | 5.07 | 5.23 | 8188 | 18761 | ||
江宁区 | 141 | 249 | 20.43 | 20.68 | 8296 | 15192 | ||
浦口区 | 52 | 109 | 7.54 | 9.05 | 5713 | 12205 | ||
合计 | 690 | 1204 | 100 | 100 | 10198 | 20217 |
Tab. 2
Variables affecting spatial differentiation in housing prices
特征分类 | 解释变量 | 变量描述 | 备注 |
---|---|---|---|
社区属性 | 新旧程度(C-Old) | 房龄 | 2015年减社区建成年份 |
服务管理(C-Service) | 物管费 | 每平米建筑面积每月物业管理费用 | |
车位配套(C-Parking) | 车位数/总户数 | 每户平均拥有车位数 | |
拥挤程度(C-Plot) | 容积率 | 地上建筑面积/占地面积 | |
绿化环境(C-Green) | 绿化率 | 绿地面积/占地面积 | |
居住规模(C-Size) | 住宅数 | 住宅总套数 | |
区位交通 | 中心区位(L-Center) | 到新街口和二级商业中心最短路径之和 | 根据全市商业网点规划,划分为一级城市中心1个和二级中心6个 |
环境区位(L-Landscape) | 到城区两个大型山水资源最短路径之和 | 大型山水资源指紫金山、玄武湖、秦淮河(包括内外秦淮与护城河) | |
内部交通(L-Inter traffic) | 到最近两个地铁站出入口最短路径之和 | 代表地铁、公交、公共自行车等公共交通网点密度及可达性 | |
外部交通(L-Outer traffic) | 到最近两个快速路出入口最短路径之和 | 快速路包括绕城高速、绕越高速和各条高速连接线 | |
周边配套 | 生活配套(S-Supporting) | 1 km半径内(步行约10 min)超市数量 | 包括大型超市、社区超市和便利店;代表日常生活配套服务 |
商业配套(S-Commerce) | 1 km半径内大型商场和星级酒店数量 | 商场包括城市综合体;酒店不包括七天、如家等经济型快捷连锁酒店 | |
商务配套(S-Business) | 1 km半径内银行网点和商务楼宇数量 | 包括邮政、电信、移动、联通服务网点;银行不包括ATM机网点 | |
休闲配套(S-Leisure) | 1 km半径内公园、广场、场馆和景点数量 | 包括文物古迹、名人故居、文化场馆和体育场馆 | |
增值属性 | 规划属性(V-Planning) | 是否位于规划新城区范围内 | 包括河西新城、南部新城、东山副城、仙林副城、江北新区等 |
学区属性(V-Education) | 是否属于公办中小学“名校”学区 | “名校”指2015年公办小学排名前30位和公办初中排名前15位 | |
景观稀缺(V-Scenery) | 是否拥有稀缺型、排他型山水景观 | 指紧邻城市自然山水和大型公园等重要垄断型景观资源 | |
房源稀缺(V-Scarcity) | 1 km范围住宅价值总量与住房数量的关系 | 各小区住宅均价×建筑面积的总和/住房总套数 |
Tab. 3
GWR model results of Nanjing's housingprices in 2009 and 2015
模型参数 | 2009年 | 2015年 |
---|---|---|
Bandwidth | 7764.612116 | 12279.41508 |
ResidualSquares | 3804122817 | 38046795393 |
EffectiveNumber | 63.945948 | 47.247934 |
Sigma值 | 2465.02512 | 5735.072329 |
AIC值 | 12776.78803 | 24287.09608 |
R2 | 0.696977 | 0.454899 |
调整R2 | 0.66651 | 0.433105 |
Tab. 4
Calculated results of the GWR model of Nanjing's housing prices in 2009
变量 | 最小值 | 下四分位数 | 中位 | 上四分位数 | 最大值 | 平均值 | P值 |
---|---|---|---|---|---|---|---|
C_OLD | -562.534 | -360.616 | -196.003 | 111.431 | 1263.878 | -102.969 | 0.462 |
C_SERVICE*** | 1073.873 | 1185.362 | 1396.980 | 2140.620 | 3957.786 | 1738.250 | 0.000 |
C_PLOT | -1232.072 | -170.375 | 82.498 | 175.513 | 253.969 | -4.615 | 0.458 |
C_SIZE | -343.809 | -117.141 | -10.698 | 29.271 | 240.273 | -58.115 | 0.170 |
L_CENTER | -1716.860 | -979.225 | -443.252 | 563.296 | 1727.027 | -216.891 | 0.128 |
L_LANDSCAPE*** | -3083.097 | -2817.858 | -2518.517 | -2034.413 | -851.022 | -2372.877 | 0.000 |
L_INTERTRA* | -1742.323 | -930.555 | -479.625 | -219.482 | 166.020 | -594.811 | 0.011 |
L_OUTERTRA | -895.019 | -431.275 | 2.393 | 369.167 | 915.041 | -13.879 | 0.314 |
S_SUPPORTIN*** | -112.809 | 302.302 | 323.074 | 410.711 | 1003.450 | 352.017 | 0.000 |
S_COMMERCE** | -396.258 | 200.733 | 235.320 | 297.724 | 4576.854 | 252.404 | 0.004 |
S_LEISURE | -1020.254 | -236.868 | -191.762 | -105.437 | 944.249 | -93.533 | 0.132 |
V_PLANNING | -525.910 | -147.206 | -90.950 | -22.692 | 251.774 | -86.639 | 0.697 |
V_EDUCATION** | -217.150 | 204.403 | 214.705 | 236.146 | 451.562 | 224.670 | 0.010 |
V_SCENERY*** | 138.925 | 313.681 | 384.455 | 435.595 | 487.755 | 370.365 | 0.001 |
V_SCARCITY*** | 470.006 | 1393.524 | 2082.319 | 3012.946 | 3723.114 | 2178.822 | 0.000 |
Tab. 5
Calculated results of the GWR model of Nanjing's housing prices in 2015
变量 | 最小值 | 下四分位数 | 中位 | 上四分位数 | 最大值 | 评均值 | P值 |
---|---|---|---|---|---|---|---|
C_OLD | -1205.324 | -715.843 | -581.769 | -392.041 | 589.529 | -527.257 | 0.124 |
C_SERVICE*** | 1395.353 | 1514.711 | 1655.249 | 1939.195 | 3516.288 | 1777.131 | 0.000 |
C_PLOT*** | -1373.769 | -815.280 | -752.185 | -686.910 | -551.724 | -759.051 | 0.000 |
C_SIZE | -601.745 | -430.156 | -284.963 | -35.426 | 509.529 | -235.942 | 0.181 |
L_CENTER | -3069.603 | -2112.944 | -904.518 | -62.498 | 1468.768 | -1122.508 | 0.076 |
L_LANDSCAPE*** | -4638.966 | -3687.431 | -2854.224 | -2084.063 | -1031.691 | -2871.288 | 0.000 |
L_INTERTRA | -1841.457 | -1142.521 | -839.208 | -506.761 | 579.094 | -833.210 | 0.571 |
L_OUTERTRA | -1608.484 | -598.037 | 273.027 | 790.872 | 1078.591 | 90.483 | 0.211 |
S_SUPPORTIN | -500.027 | -404.819 | -324.338 | -206.879 | 814.324 | -280.149 | 0.735 |
S_COMMERCE | 79.198 | 159.061 | 241.169 | 289.770 | 860.681 | 236.151 | 0.098 |
S_LEISURE** | -1605.543 | -760.604 | -675.832 | -545.261 | 74.947 | -650.815 | 0.007 |
V_PLANNING | -1601.493 | -654.547 | -359.908 | -154.965 | 667.002 | -413.597 | 0.320 |
V_EDUCATION*** | -25.761 | 1187.295 | 1209.477 | 1222.740 | 1728.033 | 1187.924 | 0.000 |
V_SCENERY*** | 312.789 | 678.067 | 715.102 | 739.422 | 1305.627 | 704.577 | 0.000 |
V_SCARCITY*** | 657.846 | 1133.151 | 1176.707 | 1271.940 | 1745.879 | 1217.466 | 0.000 |
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