| The housing market possesses some characteristics of commodity market ingeneral, in addition, which combined with other specifics such as externality,information asymmetry, speculative. The residential, as the commodity of heterogeneity,is mainly satisfying essential public requirement, thus housing price become what mostpeople concern about. From different perspectives, domestic and foreign scholars haveexplored various residential analyses existing the first-class market, while seldomresearch to the second-hand housing market, especially the quantitative research aimingat transaction price. Since monetary revolution and urbanization are continuouslyaccelerating housing market prices exposition, the second-hand housing marketsuccessfully supplements parts of middle and low income households’ house-purchasedemands. The second-hand housing market of Xi’an develops under the situationgradually; the size of market expands continually, transaction quantities increasedsteadily, and the price presents the trend of escalation, as the market transactionbecomes more and more complex.Therefore, it is necessary to make clear mechanism ofaction in second-hand housing market and frame more reasonable price.It is a dilemma to settle effective transactions price for second-hand housingmarket, which have a significant impact on costumers’ transition as well as thegovernmental taxable assessment. This thesis will explore the research on how to settlethe price of second-hand house from two perspectives: first, to build security of externalenvironment----a favorable trading atmosphere would be created by organiccoordination and cooperated mechanism analysis from the second-hand housing marketparticipants; second, the Hedonic method would be a support to establish hedonic pricing model in Xi’an, applying to second-hand housing transactions.The author will analyze the operating environment and marketing currency ofsecond-hand housing market in Xi’an, simultaneously apply modern public managementtheory, cooperation and competition theory to research the functions of the government,their intermediate organizations and so on, which is the efficient security to second-handhosing market, establishing a multi participant partnerships mode of operation insecond-hand housing market.Based on seven administrative regions in Xi’an city as researchful area, the paperhas selected199residential assessing datas to analyze the housing market price throughthe field exploration and survey visit. The time span is from2010July to December2010.Choose17characteristic factors and take direct quantitative method, Likert scalemethod, the comprehensive evaluation method, virtual variable method to quantizetreatment for characteristic factors, by using the linear function, logarithmic function,half logarithm function, establishing hedonic price model for regression analysis,estimation and inspection, the choice of goodness-of-fit best logarithm function toestablish second-hand hedonic price model, moreover, adopt the method of stepwiseregression, seven characteristic factors entering into the model finally, which werebuilding ages, building type, building area, property management, education facilities,heating, bus numbers. By means of the regression results symbols analysis,characteristic factors’ symbol consisted with expectation. Analyzing hedonic factors’elastic coefficient and half elasticity coefficient, it obtained that second-hand pricechanges corresponding percentage when the characteristic factor increases1%orimproves a grade. Finally, the influence degree of secondhand hedonic factors weresorted and classified according to taking Beta coefficient on the absolute value.This study will provide certain referenced value that the government promotessecond-hand housing market to develop healthily, makes control policy and completestax assessment system, as well as offering new valuation methods and approaches forthe appraisal company to assess housing property with great realistic significance. |
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