Study On Spatial Differentiation And Influencing Factors Of Secondary Housing Prices In Metropolitan Central District

Since Economic Reform and open up,China's real estate industry has experienced a process from scratch,and gradually become one of the pillar industries of the national economy.In 2016,the ratio of the second-hand housing market in TOP 30 cities to the new commercial housing market is 1.1:1,which indicates that the real estate industry in China's mega-cities has entered the era of stock.However,there are still many problems in the second-hand housing market of mega-cities,such as imperfect system,asymmetric trading information,irregular trading process and unreasonable transaction price.The occurrence of House price Inversion in some cities deserves attention and research.City is the trend of social development,and the stock house transaction is the trend of real estate development.In this context,in-depth analysis of the spatial differentiation mechanism of second-hand housing prices in mega-cities can not only explore the objective value of second-hand housing from its essence,enrich the housing price theory,but also provide reference for the construction of a reasonable and efficient second-hand housing market,which is of great significance in the times.In order to study the spatial differentiation of second-hand house prices in metropolitan downtown area,this paper first introduces some related concepts such as second-hand house prices in metropolitan areas and the mechanism of spatial differentiation.Secondly,based on the theory of hedonic price,the paper systematically collects and scientifically classifies the characteristic factors of second-hand house prices in mega-cities by using the methods of literature research,expert interview and induction and deduction,and screens the representative characteristic factors based on the dominant principle.Then,using the representative characteristic price factors,we construct Hedonic Price Model(HPM)and Geographically Weighted Regression Model(GWR)of second-hand housing in the central urban area of mega-cities.Finally,taking Chongqing as an example,this paper uses the data of second-hand house prices in the central district of Chongqing in October 2018 for empirical research,and uses ArcGIS to visualize the main characteristics of factors,and further explores the spatial structure of second-hand house prices in the central city of Chongqing.The results are as follows.Firstly,the second-hand house price in the central urban area of mega-cities is the result of the interaction of various characteristic factors.This paper identifies 45 characteristics of second-hand house prices in the central urban area of mega-cities,and classifies them into three categories: architectural structure characteristics,location characteristics and neighborhood environment characteristics.Ten representative characteristics are selected.Secondly,the second-hand house prices in the central district of Chongqing have significant spatial dependence,and their spatial distribution characteristics are mainly high and low concentration and the central district of Chongqing has the characteristics of multi-core urban structure initially.Thirdly,the analysis results of Hedonic Price Model and Geographically Weighted Regression Model are consistent in Chongqing downtown area.The major factors influencing the price of second-hand housing are housing age(AGE),central business district(CBD),subway(SUB)and sub-center(SCE).Fourthly,the geographic weighted regression model is superior to the hedonic price model in the fitting of the second-hand house price model in the downtown area of Chongqing.The geographic weighted regression model proves that different characteristic factors have spatial differences in the impact of the secondhand house price.By studying the spatial differentiation mechanism of second-hand housing prices,we can provide a weak force for the formulation of second-hand housing market policy,market regulation and decision-making of participants.