| The advancement of urbanization has led to the aggravation of housing problems,housing is a major issue related to the national economy and people's livelihood,and the concern of housing prices in all walks of life has never dropped.The market price of housing is not only influenced by macro factors,such as supply and demand,policy and so on,but also by micro factors such as building area,construction time,transportation location and so on.The Hedonic price model is a common model to study the influence of micro factors on housing price.With the appearance of the national macro-control policy effect,the real estate market tends to stabilize,the housing price increases slowly,the second-hand housing market tends to rational,compared with the new housing market,the second-hand housing market can really reflect the economic situation.Under the market conditions,it is of great practical significance to study hedonic price of second-hand housing by using the Hedonic price model.Starting from the relevant research background,this paper introduces the Hedonic price model,arranging the theoretical basis of the model and the literature review at home and abroad.Under the guidance of the theory,an empirical study on the whole market and the segment market hedonic prices of second-hand housing in Zhongyuan District of Zhengzhou is carried out.The main conclusions are as follows:Firstly,through the analysis of the fitting degree of the linear,Log-Log and Log-Linear of the hedonic price model,and the statistical significance,econometric significance and economic significance of the Log-Log model,It is determined that the Log-Log hedonic price model is suitable for the study of the hedonic price of second-hand housing in Zhongyuan District.Big data information crawling technology and GIS platform are used to collect and organize 1119 samples and 17 characteristic variables of second-hand housing in Zhongyuan District.The quantized sample data is analyzed by multiple linear regression analysis of logarithmic characteristic price model using SPSS20.0.The different characteristic price model expressions of the whole market and the segment market of second-hand housing in Zhongyuan District are obtained.The model has some practical value.It can be used to evaluate the price of second-hand housing in Zhongyuan District under the condition of stable economic operation,and is helpful for the evaluation institution to broaden the channel of batch evaluation.Secondly,according to the regression result of the characteristic price model,this paper analyzes the characteristic factors,the characteristic symbols,the price elasticity and semi-elastic coefficient of the whole market of Zhongyuan District which influence the second-hand housing price.Through the standardized regression coefficient,the ranking results of the influence degree of the characteristic factors are obtained.A total of 10 characteristic factors have an impact on the price of second-hand housing.In addition to the negative direction of residential age,other characteristics factors(construction area,relative floor,degree of decoration,subway stations,bus stations,living surroundings,educational support,property age and plot ratio)have a positive impact on the price of second-hand housing,in which the symbol of plot ratio is opposite to the expected symbol.On the one hand,it is the result that the location effect of the central city is greater than the low plot ratio effect,on the other hand,the housing demand is still in the high position,and the developers pursue the profit maximization,which leads to the high plot ratio of the newly built housing.Thirdly,according to the regression result of the characteristic price model,this paper analyzes the difference of the characteristic price of the second-hand housing between the whole market and the segment market in Zhongyuan District.Using the research framework of analyzing the whole market,this paper estimates and tests the characteristic price model of the second-hand housing market,which is subdivided according to the building types and housing age,and makes a comparative analysis between the regression result and the whole market regression result.The fitting degree of the model can be improved by subdividing the market according to the building types,but the fitting performance of the model can not be improved significantly according to housing age market.However,the difference of the characteristic price of the second-hand housing can be reflected by the two market segments.In terms of the number of characteristic variables entering the model,the whole market is 10,multi-storey housing is 8,high-rise housing is 11,new housing and old housing are 9;In addition,there are significant differences in the characteristics of housing prices across markets.In addition to the fact that building area is a common factor,housing age,housing orientation,relative floors and total floors have a significant impact on the whole market.Multi-storey housing and old housing will have not an impact,The degree of decoration,subway stations,public transport stations,natural environment,life matching,educational support,adjacent universities,housing years and green rate will have an impact on high-rise housing and new housing.However,the multi-storey housing and old housing are not sensitive to the changes in these characteristics.This shows that the life of Zhongyuan District,education and other infrastructure resources allocation is still uneven,some supporting facilities have not kept up with the rapid rise in housing prices.On the one hand,these conclusions enrich the relevant theories of the characteristic price model.Because of the regional characteristics of the real estate market,the subdivision market can make the model more accurate,but the basis of the subdivision market is still the direction of exploration in the future.On the other hand,it can provide some reference for the government to make the city planning,the real estate developer to design and price the products and the decision of the consumer to buy the house. |
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