基于城市价值理论的房价研究
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摘要
房屋价值的高低取决于多种因素的综合,反映在房价上,必然是千差万别的。不同的城市,由于所蕴含城市价值的差异,导致不同城市的房价相差悬殊。如果单纯以构筑房屋所花费成本为计量依据,必然出现部分城市房价严重虚高的不实论断。鉴于此,文章从一个新的视角来看待不同城市出现的房价迥异这个论题,笔者提出:一个城市房价的高低主要是由这个城市的价值所决定的,而房屋建造成本对房价的影响程度已经退居次席;城市价值是客观存在的,城市价值的提升与房价上涨存在必然的联系,这一客观规律对政府更加有效的调控房价具有一定的参考价值。
本文主要从以下几个方面进行了研究:
首先,明确城市价值的内涵。城市价值是最近几年来国外学者提出的一个新的名词,它最大的特点就是将城市发展水平作为一个整体来评判,并以人的发展作为最重要的因素来考量。由于该理论提出的时间还比较短,因此很多学者特别是国内学者在该理论的认识上还不够深刻。本人在查阅了大量相关国内外文献的基础上,结合自己的理解,对如何认识城市价值理论及结合城市价值与房价进行研究提出自己的观点和看法。
其次,详细说明了城市价值的指标体系和计量方法,利用城市价值的计算结果,对我国城市进行分级,打破传统的以城市人口、规模为划分标准的城市分级思想,在完善我国城市分级理论上作出新的尝试。
再次,选择四个方面分析了城市价值对房价的影响轨迹,结合实证研究,从空间和时间两个维度分别对城市价值与房价进行分析,论证和检验了城市价值与房价的空间关系,分析不同的影响因素对房价贡献随时间的变化趋势,并对结论进行经济学解释。
最后,深入分析了我国城市价值分配的现状及存在的主要问题,提出了房价调控和房地产业利益合理化分配的建议及对策,通过分析总结提出继续维护和提高城市价值的意见和措施,并为今后的研究作进一步的展望。
Several factors integrative contribute to the value of house, which leads to the diverse prices of houses in different cities. And the root lies on the varied value of different cities. If the house prices are evaluated merely by the direct costs, such as advisory, materials, wage and advertising costs, inaccurate judgment that the prices of houses in some cities are extraordinarily high will be made. Based on this, an opinion that the house prices are mainly determined by the city value will be illustrated. The city value is an objective existence. And there is an inevitable relation between urban value promotion and house price rising.The objective law could offer some more effective reference values to the government for regulation and control of house prices.
This article was studied from the following aspects:
First, the connotation of the urban value is given. The urban value is a new noun which recently overseas scholar proposed, its most major characteristic is it can be used to judge the urban development as a whole, and takes the most important factor person's development to consider. As this theory proposed recently, therefore many scholars specially the domestic scholar are not very profound in this theory understanding. Have consulted in the massive related literature foundation and unified own understanding, I proposed own viewpoint and the view to the relationship between the urban value and the house price.
Next, the multianalysis to urban value's indicator system and the gauging device were made. Appling the urban value‘s computed result, the graduation to our country city was carried on, broken free from the tradition to take the urban population, the scale as the division standard urban graduation. It was to make the new attempt theoretically consummating our country city rank division.
Once more, four aspects to analyze the urban value to the house price the influence path, the union empirical study were chosen, and the analysis from the space and the time two dimensions to the urban value and the house price were carried on, the urban value and the house price relations were proved and examined, the different influencing factor to the house price contribution along with the time change was analyzed and the economic explanation to the conclusion was carried on.
Finally, it has analyzed our country urban value assignment present situation and the existence subject matter thoroughly, proposed the house price regulation and the real estate industry benefit rationalization assignment's suggestion and the countermeasure by the analyzing summary to maintain and to enhance the urban value the concrete opinion, and will make the further forecast for present's research.
本文主要从以下几个方面进行了研究:
首先,明确城市价值的内涵。城市价值是最近几年来国外学者提出的一个新的名词,它最大的特点就是将城市发展水平作为一个整体来评判,并以人的发展作为最重要的因素来考量。由于该理论提出的时间还比较短,因此很多学者特别是国内学者在该理论的认识上还不够深刻。本人在查阅了大量相关国内外文献的基础上,结合自己的理解,对如何认识城市价值理论及结合城市价值与房价进行研究提出自己的观点和看法。
其次,详细说明了城市价值的指标体系和计量方法,利用城市价值的计算结果,对我国城市进行分级,打破传统的以城市人口、规模为划分标准的城市分级思想,在完善我国城市分级理论上作出新的尝试。
再次,选择四个方面分析了城市价值对房价的影响轨迹,结合实证研究,从空间和时间两个维度分别对城市价值与房价进行分析,论证和检验了城市价值与房价的空间关系,分析不同的影响因素对房价贡献随时间的变化趋势,并对结论进行经济学解释。
最后,深入分析了我国城市价值分配的现状及存在的主要问题,提出了房价调控和房地产业利益合理化分配的建议及对策,通过分析总结提出继续维护和提高城市价值的意见和措施,并为今后的研究作进一步的展望。
Several factors integrative contribute to the value of house, which leads to the diverse prices of houses in different cities. And the root lies on the varied value of different cities. If the house prices are evaluated merely by the direct costs, such as advisory, materials, wage and advertising costs, inaccurate judgment that the prices of houses in some cities are extraordinarily high will be made. Based on this, an opinion that the house prices are mainly determined by the city value will be illustrated. The city value is an objective existence. And there is an inevitable relation between urban value promotion and house price rising.The objective law could offer some more effective reference values to the government for regulation and control of house prices.
This article was studied from the following aspects:
First, the connotation of the urban value is given. The urban value is a new noun which recently overseas scholar proposed, its most major characteristic is it can be used to judge the urban development as a whole, and takes the most important factor person's development to consider. As this theory proposed recently, therefore many scholars specially the domestic scholar are not very profound in this theory understanding. Have consulted in the massive related literature foundation and unified own understanding, I proposed own viewpoint and the view to the relationship between the urban value and the house price.
Next, the multianalysis to urban value's indicator system and the gauging device were made. Appling the urban value‘s computed result, the graduation to our country city was carried on, broken free from the tradition to take the urban population, the scale as the division standard urban graduation. It was to make the new attempt theoretically consummating our country city rank division.
Once more, four aspects to analyze the urban value to the house price the influence path, the union empirical study were chosen, and the analysis from the space and the time two dimensions to the urban value and the house price were carried on, the urban value and the house price relations were proved and examined, the different influencing factor to the house price contribution along with the time change was analyzed and the economic explanation to the conclusion was carried on.
Finally, it has analyzed our country urban value assignment present situation and the existence subject matter thoroughly, proposed the house price regulation and the real estate industry benefit rationalization assignment's suggestion and the countermeasure by the analyzing summary to maintain and to enhance the urban value the concrete opinion, and will make the further forecast for present's research.
引文
[1] Gruneberg, S.L. The Economics of the Modern Construction Sector[J]. Macmillan Press Ltd.U.K, 2000(12):203-209.
[2] Jennifer Roback, Wages, Rents. Quality of Life[J]. The Journal of Political Economy, (Nov. 1982(11):1257~1278.
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[4] Mark C, Berger. Compensating Differentials in Emerging Labor and Housing Markets: Estimates of Quality of Life in Russian Cities[J]. Institute for the Study of Labor ,2003(10):305-326.
[5] Andrew F. Haughwout. Central city infrastructure investment and suburban house values[J]. Regional Science and Urban Economics.1997(8):98-126.
[6] Marius Thériault, Yan Kestens. The Impact of Mature Trees on House Values and on Residential Location Choices in Quebec City[J], Journal of international Engineering, 2002 (10):1-22.
[7] Joke Luttik. The value of trees, water and open space as reflected by house prices in the Netherlands[J]. Landscape and Urban Planning ,2000(48): 161-167.
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[10]高鸿业。西方经济学[M].北京:中国人民大学出版社,2001.
[11]王霞,尤建新。城市土地经济学[M],上海:复旦大学出版社,2004.
[12] Stover, Denise, D and William, W. Urban Economics and Real Estate Markets[M]. USA: Prentice-hall, 1996.
[13]唐勇林.生活质量才是检验城市价值的唯一标准[J].社区,2006(21):11-12.
[14]任宏,温招,林光明.“城市价值决定房价”论证分析及宏观调控建议[J].建筑经济,2007(8):22-26.
[15]马莉莉,张洪.我国城市规模与房价相关关系的实证研究[J],经济视角(下),2008(5):16-17
[16]阿瑟·奥沙利文.城市经济学[M].北京:中信出版社,2003.
[17] Fujita, M, and Jacques, FT. Economics of Agglomeration Cities, Industrial Location, and Regional Growth[M]. UK: Cambridge University Press,2002.
[18]洪银兴.城市功能意义的城市化及其产业支持[J].经济学家,2003 (2): 29-36.
[19]朱永升,王卫华.影响房地产市场需求因素的灰色关联度分析[J].北京理工大学学报,2002(120):43-46.
[20]王维国.计量经济学[M].东北财经大学出版社,2002.
[21]亚当·斯密.国民财富的性质和原因研究[M].伦敦丹特公司,1955.
[22]马歇尔.经济学原理[M].伦敦:麦克米伦出版社,1890.
[23] Monthly Bulletin of statistics[R].United nations,1999-2004.
[24]陈为邦.加强城市基础设施建设,提高城市基础设施效益[J].城乡建设,1999 (6): 28-31.
[25]郑思齐,曹洋,刘洪玉.城市价值在住房价格中的显性化及其政策含义——对中国35个城市住宅价格的实证研究[J].城市发展研究,2008(01):3-8.
[2] Jennifer Roback, Wages, Rents. Quality of Life[J]. The Journal of Political Economy, (Nov. 1982(11):1257~1278.
[3] Gabriel, Stuart A, Mattey, William L. Wascher. Compensating Differentials and Evolution of Quality of Life among U.S. States[J]. Regional Science and Urban Economies 2003(33):619~649.
[4] Mark C, Berger. Compensating Differentials in Emerging Labor and Housing Markets: Estimates of Quality of Life in Russian Cities[J]. Institute for the Study of Labor ,2003(10):305-326.
[5] Andrew F. Haughwout. Central city infrastructure investment and suburban house values[J]. Regional Science and Urban Economics.1997(8):98-126.
[6] Marius Thériault, Yan Kestens. The Impact of Mature Trees on House Values and on Residential Location Choices in Quebec City[J], Journal of international Engineering, 2002 (10):1-22.
[7] Joke Luttik. The value of trees, water and open space as reflected by house prices in the Netherlands[J]. Landscape and Urban Planning ,2000(48): 161-167.
[8]北京国际城市发展研究院.中国城市生活质量报告[R].中国城市论坛,2006.
[9]张红.房地产经济学讲义[M].北京:清华大学出版社,2004.
[10]高鸿业。西方经济学[M].北京:中国人民大学出版社,2001.
[11]王霞,尤建新。城市土地经济学[M],上海:复旦大学出版社,2004.
[12] Stover, Denise, D and William, W. Urban Economics and Real Estate Markets[M]. USA: Prentice-hall, 1996.
[13]唐勇林.生活质量才是检验城市价值的唯一标准[J].社区,2006(21):11-12.
[14]任宏,温招,林光明.“城市价值决定房价”论证分析及宏观调控建议[J].建筑经济,2007(8):22-26.
[15]马莉莉,张洪.我国城市规模与房价相关关系的实证研究[J],经济视角(下),2008(5):16-17
[16]阿瑟·奥沙利文.城市经济学[M].北京:中信出版社,2003.
[17] Fujita, M, and Jacques, FT. Economics of Agglomeration Cities, Industrial Location, and Regional Growth[M]. UK: Cambridge University Press,2002.
[18]洪银兴.城市功能意义的城市化及其产业支持[J].经济学家,2003 (2): 29-36.
[19]朱永升,王卫华.影响房地产市场需求因素的灰色关联度分析[J].北京理工大学学报,2002(120):43-46.
[20]王维国.计量经济学[M].东北财经大学出版社,2002.
[21]亚当·斯密.国民财富的性质和原因研究[M].伦敦丹特公司,1955.
[22]马歇尔.经济学原理[M].伦敦:麦克米伦出版社,1890.
[23] Monthly Bulletin of statistics[R].United nations,1999-2004.
[24]陈为邦.加强城市基础设施建设,提高城市基础设施效益[J].城乡建设,1999 (6): 28-31.
[25]郑思齐,曹洋,刘洪玉.城市价值在住房价格中的显性化及其政策含义——对中国35个城市住宅价格的实证研究[J].城市发展研究,2008(01):3-8.