Research On Spatiotemporal Evolution And Influencing Factors Of Residemtial Land Transfer Price In Jinan City

Despite the development of human society and urban function,the four basic functions of cities – living,working,transportation and rest – have not changed.Among the four functions,living function is achieved by the urban residential land.The transfer price of urban residential land is not only a “barometer” that can show the health status of the urban land market,but also an important tool for the city government to regulate urban economic development and promote urban social harmony.The research on the change of urban residential land transfer price over time and its contributing factors is of considerable referential importance in developing urban spaces and designing urban functions properly.As the urban permanent residents increased,the contradiction of urban land uses becomes increasingly acute.Therefore,the analysis of urban residential land has become an important direction of land resource management.This study established the basic theoretical system through domestic and foreign academic literature.In this paper,the sample is the residential land transfer in the built-up area of Jinan city from 2008 to 2017.Also,Exploratory Spatial Data Analysis Model(ESDA Model)and land price profile are used to study the changes of residential land price over time,and the influencing factors of residential land transfer price are explored using the Characteristic Price Model and the Geographic Weighted Regression Model(GWR).Through mathematical statistical analysis of the sample data,this study shows that the transfer price of residential land in Jinan have been increasing gradually.The increase is closely related to the purchase restriction policies and development districts in Jinan.In addition,it has been found that the natural log value of residential land transfer price is normal distribution by analysing data structure through the ESDA Model.Land price presents global correlation and local correlation.In addition,the semi-variogram is used to verify that the impact of random factors on residential land price is less than that of structural factors,which is suitable for the study of spatial interpolation.The data were divided into two stages: from 2008 to 2012,and from 2013 to 2017.Kriging interpolation method was used to carry out spatial interpolation research on land price,and the basic rules of spatial differentiation of land price were found: the middle of city is high,and the urban fringe is low.The raster data obtained by spatial interpolation are profiled using land price profile line.In this paper,Quancheng square as the central point,to the north,northeast,east,southeast,south,southwest,west,northwest eight directions do profile line.This research took the south toll station of Jinan Yellow River bridge(G3 road)as the base point to make 5 base point profile lines.Through the analysis of the section line,it is found that the increase of the residential land price in the downtown area of Jinan city is large,but the increase in the urban fringe area is small.The increase of land price differs in different directions of the city,among which the east and the northeast have the largest increase,and the residential land price in Changqing has the slowest increase.According to literature review and actual situation analysis,10 contributing factors including "urban center","urban main road","key primary and secondary schools","administrative center","important bus station","hospital","park green space","university","plot ratio" and "transferred area" were taken into account.On the premise of space stability,the paper analyzes the factors that influence the housing land price in Jinan city in two times by using the Characteristic Price Model.Factors that affect residential land price vary in different stages of urban construction.In the early stage of urban construction,infrastructure construction will greatly increase the residential land price in nearby areas.In the stage of urban construction,the factors affecting the improvement of living quality will play a greater role.Moreover,the spatial differentiation of the factors influencing the urban residential land price is studied through the Geographic Weighted Regression Model.It is found that the influence of the factors has the law of diminishing marginal benefit.At the same time,different influencing factors show different directions and influences in different regions and periods.Therefore,the spatial and temporal changes of various influencing factors lead to the spatial and temporal evolution of residential land price pattern.