Research On The Spatial Characteristics And Differentiation Degree Of Housing Price In Changsha City

In recent years,with the development of residential market,the differentiation of housing price space is obvious,Rapid urbanization cause not only the surge in residential land area but also a unreasonable spatial structure;The economic development of Changshaalso caused this differentiation.This thesis focus on analyzing the spatial distribution and internal relations of urban housing prices in November 2016 in the Changsha downtown.The degree of the spatial differentiation was quantitatively measured using ArcGIS software.The study area includes the area between East of the river and Western of the river,the Second Ring Road and out the Second Ring Road,the Wuyi business district,the Meixi Lake Group and other regions.Based on the PDI differentiation index,the internal relations of housing prices in different regions was analysed by Eviews7.2 statistical softwar.The main conclusions are as follows:（1）The housing prices are uneven in different regions.The average price of new commercial housing is generally between 4000 to 8000￥/m² with outlier of below 4,000￥/m².The new houses on sale were intensively distributed in the Yuelu district and Yuhua district.The averaged price in Furong district（6001 to 10000￥/m²）is slightly higher than other districts while the counterpart in Kaifu districtis overall lower.High prices mainly concentrated in the Furong district and Yuelu district.（2）The highest price center appeared in the Wuyi business circle and Meixi Lake,which followed in the area near the Kaifu-Government and the Changsha-Government.Overall,with the increase in the distance from the center,residential prices showed a decreasing trend.The price contours is intensive in the high price center which become increasingly discrete far from the center.（3）The price differentiation are spatially heterogeneous.The house prices in Wuyi business circle and Meixi Lake obviously differentiated from other regions.With the development in Meixi Lake and the establishment of the national Xiangjiang New district,the Yuelu district evidenced apparent rise in house prices and the price gap between Yuelu distrct and other districts,the second ring and the second ring outside got more and more narrow.（4）The factors controling the spatial distribution of residential prices includes:land supply,transportation,education and living facilities,living environment,economic development,planning and policy,public willingness and so on.（5）The ripple effect test on the residential price shows that the housing prices in Kaifu district and Tianxin district are correlated.The prices in Tianxin district has a one-way causal relationship with the counterpart in Furong district,The prices in Yuhua district has a one-way causal relationship with the counterpart in Kaifu district.Yuelu district has a one-way causal relationship with Yuhua district,Tianxin district and Kaifu district in residential prices respectively.