The Effects Of Spatial Accessibility To Shopping Centers On Housing Prices

As an important form of retailing and the main offline shopping place for residents,the shopping center plays a significant role in the daily life of residents and the economic development of the city.But the distribution of shopping centers in cities is often uneven and varies with location.Especially in the housing market,housing prices in suburban areas will increase significantly due to the proximity of shopping centers,while in some areas,prices may depreciate due to noise and traffic congestion caused by shopping centers.In order to capture spatially uneven distribution of shopping centers,this research introduces several accessibility models to characterize it,and further explores the effects of spatial accessibility to shopping centers on housing prices and its spatial heterogeneity.Shopping centers built before 2014 in Hangzhou and the second-hand housing transaction data in 2014 are collected in this research.Based on these data,shopping centers are divided into several types according to shopping centers' scale,level and retail ratio.This research uses two accessibility models to characterize the spatial accessibility to shopping centers,and then uses the hedonic price model to explore the effects of spatial accessibility to shopping centers on housing prices.In addition,in order to study the spatial heterogeneity of these effects,this research further uses the geographically weighted model to capture the different effects of spatial accessibility to shopping centers on housing prices in different locations.The results of this research are as follows:(1)The comparison of accessibility models.The gravity-based model has a stable result of the accessibility index.The change range of index is small with the increase of the distance impedance coefficient.It is found that this model fits the reality well through the regression of the housing prices.In contrast,the accessibility index calculated by the opportunity-based model fluctuates greatly with the change of the threshold.And his interpretation of house prices is also weak(2)Differences in the effects of spatial accessibility to shopping centers by types.This research finds that large,high-end,low-retail-ratio shopping centers have significant positive effects on housing prices,while small,low-end,high-retail-ratio shopping centers the opposite effects.In addition,the accessibility indexes of shopping centers with different retial ratios have the most significant impact on housing prices,while the accessibility indexes of shopping centers with different levels are less significant due to its subjective problems.(3)The spatial heterogeneity of the effects of spatial accessibility to shopping centers on housing prices.The results of the geographically weighted model show that there is spatial heterogeneity in the impact of spatial accessibility to shopping centers calculated according to three classification methods,but the regression coefficients of the accessibility indexes of shopping centers with different levels has the lowest significant proportion.It is further found that the spatial accessibility to large shopping centers has a significant positive impact on non-central areas,and has no significant impact or even a negative impact on the city center.The spatial accessibility to small and medium-sized shopping centers has a significant negative impact on non-central areas.Similarly,the spatial accessibility to shopping centers with low retail ratio has a significant positive effect on most areas,while the accessibility to shopping centers with medium or high retail ratios has the opposite effects.Therefore,it can be concluded that urban residents who are not in the city center pay more attention to the scale of shopping centers,and shopping centers with multiple types of stores are preferred by most urban residents.