Comparative Study On Spatial Differentiation And Influencing Factors Of Residential Land Price Based On GWR Model

Land price is an important factor affecting housing prices.It reflects the operation of an urban land market and can even reflect the economic level of a city and its future development trend.At the same time,the geographical differentiation of land prices in different cities is very different,and the factors affecting land price are different.At different times,the geographical differentiation of land prices in the same city is different,and the influencing factors are also different.These different factors will lead to different trends and distribution of land prices,and further have an important impact on the economic development of the city.Therefore,it is significant to study the influencing factors of land price in a certain city.In view of the fact that China can obtain relatively complete land data only residential land prices,it is often based on residential land prices as a representative.This paper starts from the microscopic perspective and based on the GWR model,can more fully reflect the differences in the characteristics of urban residential land prices in regional space,and can more accurately analyze the factors affected by residential factors and the extent and order of the impact of these factors.This paper takes the residential land price of Chengdu and Chongqing as the research object,analyzes and compares the spatial differentiation of residential land price in two cities and the similarities and differences of various influencing factors,not only can find the influencing factors of specific urban residential land price and the mechanism behind it.The mechanism can also help the municipal governments of Chengdu and Chongqing to find the commonality and their respective characteristics of residential land prices,so that the planning departments of the two municipal governments can make plans that are more in line with their own development according to their respective characteristics and influencing factors,and guide the land prices appropriately increasing.The data source of this paper is the “bidding and auctioning” land transfer information published by Chengdu and Chongqing Municipal Bureau of Land and Resources.The research mainly uses exploratory spatial data analysis method,Kriging interpolation method,and adopts GWR model.After obtaining the research data,the first step is to describe and analyze the general characteristics of the data.In the second step,the exploratory spatial data analysis is performed on the data.First,the histogram and the QQ normal map are used to test whether the data obeys the normal distribution;Then perform global trend analysis on the data to describe the trend of the data in a specific direction in the form of a three-dimensional perspective;then use spatial autocorrelation analysis to interpret the spatial heterogeneity and agglomeration of the data;for a more in-depth analysis of the data space Correlation,this paper also uses a semivariogram cloud to analyze the anisotropy of the data.After the exploratory spatial data analysis of the data,if the preconditions of Kriging interpolation are met,the Kriging interpolation can be performed,and the ARGGIS related tools can be used to generate the global distribution map of the residential land price in the study area,which visually reflects the spatial differentiation features of the urban land price.Then,this paper selects 10 micro-influence factors such as net land area,floor area ratio,main road,subway(railway)site,business center area(CBD),large shopping malls,parks,primary schools,universities,hospitals to participate in the construction of GWR model,calculation the regression coefficient of each factor is used to analyze the relationship between each influencing factor and the residential land price of the two cities,and to form a Kriging interpolation map of each regression coefficient in space.The main conclusions of this paper are as follows:(1)Chengdu has formed a dual-center residential land price structure centered on “City Center – Tianfu New District”,and Chongqing City is a single-center structure with the highest center price in the city center.The residential land price in the CBD area of two cities is significantly higher than other areas,and has remained high.(2)The commonality of residential land prices in Chengdu and Chongqing is agglomerated.Most of the regions are characterized by “high-high” clusters and “low-low” clusters,and are “arch bridge” changes,but also exist locally mutagenicity.(3)The most important factors affecting the spatial differentiation of residential land price in Chengdu and Chongqing are the floor area ratio,indicating that the public is now more demanding on the openness and privacy of the living environment.(4)The factors affecting residential land price are different at different time points,and the degree of action and direction of influence in different cities and different regions are also very different,and the influence of some factors on residential land prices has changed.The corresponding main countermeasures are as follows:(1)According to the spatial differentiation of urban housing prices,the urban land planning and construction will be adjusted differently,and the urban residential prices will be further differentiated.(2)For the plot ratio factor,it is recommended that the Chengdu government should rationally design the land volume ratio and the density and height of the building group.In order to maximize the profit,the government must balance the density and height of the residential building group,and suggest that the Chongqing municipal government should appropriately reduce the floor area ratio based on the original high floor area ratio;for the CBD factor,urban development should rationally layout the emerging economic center,and it is important to maintain an appropriate distance between the centers.(3)Avoid the “one size fits all” administrative regulation of land prices and housing prices in Chengdu.(4)It is necessary to strengthen the coordinated development of Chongqing's industrial layout and land price differentiation,especially the development of high-tech industries and forestry industries must be adjusted according to the differentiation of land prices.