Research On Shanghai Office Rent Pricing Model Based On HPM And GWR

With the development of China's economy and society,the proportion of the tertiary industry keeps increasing in the national economy since 1978,the demand for office space and service is also growing.Shanghai is the center of China's economy,finance,trade and shipping,the proportion of its tertiary industry added value is close to 70% of city's GDP,office building as the main space carrier of the tertiary industry,its rental price is related to the operating cost and asset income of the enterprise is always the focus of market attention.This paper takes the inner ring of Shanghai as research area,study about micro influencing factors of rent and the pricing model,it's good for the market to scientific and rapid grasp the demand,provide basis for the development,operation and management of office building.Firstly,this paper studies the spatial distribution characteristics of office rent through geostatistical analysis;Secondly,based on the hedonic price mod,the semilogarithmic linear hedonic price model of office rents is established to quantitative analysis the impact of office property variables on the rent through ordinary least squares and geographical weighted regression;Finally,the office rent pricing model is established,the main conclusions are as follows:(1)The office rent takes huangpu river as the boundary to present a certain spatial distribution pattern in puxi and pudong: the high rent value area is formed in puxi with "people's square-nanjing west road-jing 'an temple-huaihai middle road" as the core,and is distributed gradually and irregularly in the surrounding area;irregular circles are formed centering on lujiazui and century avenue respectively in pudong.(2)The global regression analysis of the least square method shows that: elevator number(Num_dt),property management fees(wyf),building age(nl),number of building floors(Num_zc),number of bus stations(Num_gjcz),number of restaurants(Num_cg),linear distance to the nearest rail transit site(Dist_gdjt)and recent transport hub linear distance(Dist_jtsn)eight variables have significant influence on the Shanghai grade a office rentals within the inner ring.The independent variable Num_dt regression coefficient is 2.51 e-02,indicates that the rental price of an office building will increase by 2.51% for each additional elevator.(3)The geographical weighted regression analysis shows that there are spatial differences in the impact of 7 characteristic variables such as the number of elevators(Num_dt)and property management fee(wyf)on office rent.Compared with the global analysis of ordinary least squares,GWR not only has better regression effect and better explanatory ability,but also can reveal the complex spatial relationship between rent and characteristic variables.(4)The global linear regression spatial pricing model and local geographical weighted regression spatial pricing model are established,the results of random sample prediction shows that the relative error rate of the local geographic weighted regression pricing model is 4.64%,which is obviously superior to the global linear regression pricing model,and can effectively predict the rents of grade office buildings in the study area.