Spatial Differentiation And Influencing Factors Of Housing Prices In Hangzhou

Housing is the basic carrier for people's survival and development.How to realize the goal of "living in a house" is not only on sustainable development of real estate industry,but also related to the realization of the great goal of building a well-off society in an all-round way.Since the housing system reform in 1998,a variety of malpractices caused by the incomplete development of the housing market have surfaced and unquestionably revealed in housing prices.In many cities,housing prices are soaring all the way,and urban residents are embarrassed and burdened.The influencing factors of housing price are various and complex,which are the result of the combination of macro-factors(social,economic,policy,etc.)and micro-factors(architecture,neighborhood and location,etc.),and it has a typical spatial geographic differentiation.From the microcosmic point of view,the paper makes a comprehensive diagnosis and analysis of housing prices,decomposes the reasonable and unreasonable components,understands and grasps the law of housing prices to the relevant government departments,improves the efficiency of real estate market control,and promotes the transformation of the old city and urban planning and construction,which has practical significance.The paper selects representative residential areas in Hangzhou,and uses Exploratory Spatial Data Analysis and Confirmatory Spatial Data Analysis method synthetically with the support of GIS spatial analysis method,presenting the global Hedonic Price Model,Spatial Lag Model,Spatial Error Model and local Geographically Weighted Regression Model respectively.The research finds that Whether based on the overall situation or local,West Lake distance,primary school quality has always been the most prominent contributors to housing prices.The results of Semi variation analysis confirm that the housing price shows obvious isotropy in the spatial scale of 15.88 km,and the anisotropy increases gradually after exceeding the threshold value.Combining with the geostatistics Simple Kriging method,it is revealed that the average transaction price of residential districts presents an irregular ring structure in space,which decreases from the inside of the ring to the outside gradient and has a certain continuity of distribution;the overall performance of each direction profile is that it decreases from the high value center to the periphery,and the gradient and distance of each direction are different.At last,the spatial agglomeration of the influencing factors of housing price is analyzed,it confirms the spatial dependence and differentiation of housing prices,and the regression parameter estimates which are consistent with the theory are obtained.