Study On Land Price Of Urban Fringe Area In Middle & Small Cities

During the course of urbanization and industrialization rapidly pushing on, urban fringe is becoming more and more peculiar economic and geographic unit. In urban fringe of middle and small city, the land transaction is frequently, the land price type is diversified. And the change of land uses is acute in urban fringe. Affected by development of city and countryside, city fringe area is a peculiar economic and geographical unit, and land price of urban fringe is higher than urban land, and lower than rural land. However, researches on land price of the urban fringe area are not enough, though the healthy development of the land market requires evaluating the land price within this area.In this paper, we mainly researched on the appraisal method of urban fringe land price in middle and small city include inner land and outer land, in the case of De Yang. The paper studies and analyses many factors with respect to inner land price according to actual situation in land market, and established inner land appraisal guide line. Based on the analysis of De Yang's urban planning in the next 10 years, the paper shows the Characteristic Index for special tracts and uses the improved BP Neural Network to train and simulate the realistic price in inner land.On the other hand, the paper analyzed the structure of outer land price in urban fringe and evaluates each constitutions of outer land price, based on the theoretical basis of land price. This paper mainly brings three ideas:Emphasis the effect of urban planning and shows the Characteristic Index which affect the price of inner land. Based on the analysis of De Yang's urban planning in the nest 10 years, the article shows the Characteristic Index for special tracts and uses the improved BP Neural Network to train and simulate the realistic price in inner land. (1) The paper studies many factors with respect to inner land price according to actual situation in land market, and established inner land appraisal guide line. On other hand, this paper analyses the feasibility of BP neural networks which used to appraising the land price of inner land, and expounds Genetic Algorithms based on neural networks and founds the inner land appraisal model.(2) The thesis divide a large number of data acquired by investigation and research into two groups——training sample and testing sample to verify the model, and applies the appraisal model founded. And then the paper analysis the differences between the test results of the appraisal model and the actual values, the minimal relative error is 1.22%, and the maximal relative error is 3.58%. The paper finally gets ideal results, which indicates the model has good scientific and practical value.(3) The article analysis the structure of land price of outer land in urban fringe according to theoretical basis of land price, investigation in outer land of urban fringe in De Yang. The comprehensive outer land price evaluation should also include the price of land quality, social security, social stability and landscape ecology. With the suitable method, this article gives the value of land quality, social security, social stability and landscape ecology. The value of land quality is 16.50 yuan/m~2, the value of social security is 140.35 yuan/m~2, the value of social stability is 12.61 yuan/m~2, and the value of landscape ecology is 10.00 yuan/m~2. In the paper we construct an outer land price evaluation system according to the four different values.The paper uses the BP neural networks to evaluate the land price of inner land, but the impact factors which affect land appraising are various and complex, including data acquisition of sample; the un-quantitative factors which are inevitable and theunpredictable factors etc. So the appraisal model based on BP neural network need improvement and perfect. On the other hand, the parameters in each appraising methods for outer land should be more scientific.