| With the rapid economic development and the continuous increase in urbanization,the demand for urban housing continues to increase,and the housing market continues to heat up.In addition,the degree of real estate marketization continues to increase,and increasing residents cannot afford the rising housing prices in the housing market.Public rental housing(PRH)is an important measure to alleviate the housing pressure of lowincome groups.Research on the impact of PRH on real estate value has become a hot topic.As PRH accesses the stock stage in western developed countries,the PRH community gradually produces negative spatial effects such as poverty agglomeration and " NIMBY "(Not in my back yard).China is still in the incremental stage,but in order to avoid negative effects,how to scientifically develop PRH has become an urgent problem to be solved.Therefore,this paper based on the PRH in the urban area of Chongqing,and used the price data of second-hand housing in the urban area of Chongqing,vector data of PRH and POI data.This research aimed to analyze the effect nature and scope of PRH in the urban area of Chongqing on the surrounding commercial housing by comprehensively using the Hedonic price model and Spatial econometrics model.In addition,this paper use the public’s questionnaire survey data on the residential willingness of commercial housing near PRH in the urban area of Chongqing.We discuss the influencing factors and influence paths of the spatial effect of PRH on the price of commercial housing by constructing a structural equation model.First of all,this study reviews the domestic and foreign PRH,factors affecting house prices and the impact of PRH on property values,mainly reviews the relevant research theories,research perspectives,research methods and influencing factors.Finally,it summarizes and reviews the relevant research on domestic and foreign PRH,factors affecting property values and the impact of PRH on housing prices.Secondly,this research analyzes the construction and the spatial pattern of PRH in the urban area of Chongqing,and the supporting conditions of public service resources,as well as the living conditions of tenants in PRH.It is typical and representative across the country.Firstly break the urban-rural differences and restrictions on household registration,adopt a "mix and match" community structure,and adhere to the principle of closed operation.In terms of spatial distribution,it presents the characteristics of "large dispersion,small agglomeration",layout between the inner and outer ring lines,and the dislocation of occupation and residence spaces.Among the surrounding public service resources,only education and transportation have good accessibility,and other resources cannot meet the demand.From the perspective of living conditions,the internal living conditions are relatively good,and the living area of tenants is higher than the national average per capita living area of urban residents.In addition,we found that the tenant groups in the PRH community in the urban area of Chongqing have a younger living target,a relatively low level of education,a large number of non-local residents,and an overall poor income level,but higher than the access level of PRH.Third,this study analyze the impact nature and scope of PRH on the property values of the surrounding commercial housing community by using the Hedonic price model and the Spatial econometrics model.The research results show that(1)The Hedonic model estimates that PRH has a significant impact on the price of surrounding commercial housing and shows a positive correlation.(2)It was determined that the distance of 1000 m from the PRH was the turning point through the Chow test,and the price changed suddenly.Within 1000 m from the PRH community,the PRH community mainly underprices the housing prices of the surrounding commercial housing communities,and the closer the distance,the greater the reduction in housing prices.The negative external effect of the PRH community changes beyond 1000 m from the PRH community,and as the distance increases,the impact on housing prices on the decrease.(3)Considering that there is a significant spatial autocorrelation between samples,the Spatial econometric model is significantly better than the traditional Hedonic price model.Judging from the spatial effect test,goodness of fit and maximum likelihood value,the spatial lag effect is more obvious.(4)Within a range of 1000 m from PRH,for every 1% of the distance to PRH,the property values will decrease by 0.15%,indicating that PRH mainly underprices surrounding housing prices.In addition,the age and construction scale of PRH are negatively correlated with the price of surrounding commercial housing communities,which means that the earlier the construction of PRH and the larger the construction area,the more significant the underpricing effect on the value of surrounding properties.According to the results of empirical analysis,it can be preliminarily determined that PRH currently mainly has negative externalities,and its negative externalities are mainly manifested in the depreciation of surroundnig real estate on the economic level.Finally,according to the "NIMBY" theory,residents worry about the depreciation of the property value caused by the construction and development of PRH,which will reduce their willingness to live nearby.Therefore,this study builds a research model of the public’s willingness to live in commercial housing around PRH in the urban area of Chongqing and conducts a questionnaire survey to explore the influencing factors and pathways of PRH on the spatial effect of commercial housing.On the one hand,the descriptive statistical analysis of the sample found that nearly half of the residents believe that PRH has a negative impact,and mind that PRH is built around the community where they live,especially those who live near PRH.In addition,factors such as age structure,occupation type,monthly income level and education level included in the control variables all have a certain impact on residents’ willingness to live.On the other hand,the comprehensive model fits the standard,and the assumptions of H1～H2 and H4～H9 are valid.Through the discussion of factors and paths that affect residents’ live willingness near PRH,it can be seen that,in addition to neighborhood trust directly affecting residents’ live willingness,risk perception,fairness perception and government trust have both direct and indirect effects.A comprehensive comparison of the effects of various factors on residents’ willingness to live,from high to low are residents’ risk perception(0.099),residents’ perception of fairness(0.050),residents’ trust in the government(0.048),and residents’ trust in neighbors(0.028). |
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