上海市地下商业空间使用权估价及空间分异

doi:10.11821/dlxb201710005

Abstract

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

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.

Figures/Tables 17

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References 24

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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

Land value assessment and spatial variation in underground commercial space in Shanghai

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类别
楼层	繁华商业地带			次繁华商业地带		一般商业地带
楼层	无地铁导入		有地铁导入		无地铁导入	有地铁导入
5层	0.1714	0.2339		0.2000	0.1800	0.1200
4层	0.2586	0.2941		0.2900	0.2925	0.1845
3层	0.3458	0.4236		0.3800	0.3949	0.2864
2层	0.5639	0.6846		0.5300	0.7500	0.5138
1层	1.0000	1.0000		1.0000	1.0000	1.0000
地下1层	0.4736	0.6350		0.4034	0.5910	0.3179

影响因素			因素说明	程度	修正系数(%)
区域因素	繁华程度	距市级商业中心距离	属于市级商业中心	优	5.40
		距区级商业中心距离	位于中心	优	3.20
		距社区商业中心距离	位于中心	优	2.20
	交通条件	周围道路类型	300 m内主干道	优	1.40
		距快速路匝口距离	距离中环匝道800 m	较优	0.10
		距停车场距离	200 m内有停车场	优	1.10
		距轨道交通站点距离	400 m内有2号线	一般	0.0
		距公交站点距离	200 m内六条线路站点	较优	1.5
	基础设施状况	基础设施	保障率高	优	2.40
	人口状况	客流量	30万人次/日	较优	1.80
	城市规划	城市规划	有利	优	2.40
个别因素	临街道路类型	临街道路类型	临世纪大道,为主干道	优	10.00
	临街状况	临街状况	三面临街	优	10.00
	宗地形状	宗地形状	规则、利用合理	优	3.00
	宗地面积	宗地面积	大于12000 m²	优	6.00
	宽深比	宽深比	约为1.35	较优	3.00
总修正值					53.5

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