本文關(guān)鍵詞：基于特征價(jià)格模型的西安市商品住宅分套定價(jià)研究　出處：《西安建筑科技大學(xué)》2014年碩士論文　論文類型：學(xué)位論文

  更多相關(guān)文章： 特征價(jià)格模型 分套商品住宅 Box-cox 細(xì)分市場(chǎng) 鄒氏檢驗(yàn)

【摘要】：在商品房銷售中，價(jià)格的制定對(duì)開發(fā)商產(chǎn)品的銷售至關(guān)重要。目前開發(fā)商定價(jià)多采用比較定價(jià)法。一般先收集周邊相似樓盤的均價(jià)和樓盤特征，然后將自身樓盤的特征與相似樓盤特征做比較，制定出自身樓盤的均價(jià)，再根據(jù)樓層、朝向等特征的不同，根據(jù)經(jīng)驗(yàn)，制定出分套的價(jià)格。比較定價(jià)法是一種粗線條定價(jià)法且定價(jià)效率較低，比較依賴開發(fā)商定價(jià)的經(jīng)驗(yàn)，開發(fā)商要根據(jù)經(jīng)驗(yàn)制定樓盤特征的比重，然后再根據(jù)經(jīng)驗(yàn)制定出分套之間的差價(jià)。如果開發(fā)商收集周邊樓盤數(shù)量不夠，就會(huì)造成制定均價(jià)不合理，造成整體銷售不順利；如果開發(fā)商對(duì)分套價(jià)差制定不合理，會(huì)造成部分產(chǎn)品銷售不順利。所以，開發(fā)商需要一套不再依靠經(jīng)驗(yàn)、科學(xué)的分套商品住宅定價(jià)方法。 本文在廣泛的文獻(xiàn)研究的基礎(chǔ)上，研究和借鑒前人的研究成果，從特征價(jià)格模型的理論出發(fā)，提出應(yīng)用特征價(jià)格模型來研究西安市分套商品住宅的定價(jià)。本文的主要工作有：（1）設(shè)計(jì)調(diào)查問卷，并對(duì)西安市購(gòu)房者進(jìn)行調(diào)查和訪談。通過對(duì)調(diào)研結(jié)果分析，得出影響西安市分套商品住宅價(jià)格的主要因素；（2）構(gòu)建了西安市分套商品住宅特征因素體系，并制定了特征因素的量化標(biāo)準(zhǔn)。（3）構(gòu)建了西安市分套商品住宅對(duì)數(shù)特征價(jià)格模型，并計(jì)算了西安市分套商品住宅特征因素的彈性系數(shù)和半彈性系數(shù)。（4）引入Box-cox變換理論，提高特征價(jià)格模型的擬合度。（5）選取了西安市較有特點(diǎn)的曲江新區(qū)和城南區(qū)域，構(gòu)建區(qū)域細(xì)分市場(chǎng)特征價(jià)格模型，應(yīng)用鄒氏檢驗(yàn)（Chow test）證明了區(qū)域細(xì)分市場(chǎng)的存在。（6）針對(duì)區(qū)域細(xì)分市場(chǎng)，引入虛擬變量，通過構(gòu)建虛擬變量特征價(jià)格模型，并與西安市對(duì)數(shù)特征價(jià)格模型對(duì)比，得出了導(dǎo)致區(qū)域細(xì)分市場(chǎng)存在的原因。區(qū)域細(xì)分市場(chǎng)的特征價(jià)格模型的研究，補(bǔ)充了西安市分套商品住宅特征價(jià)格模型的研究。 本文的研究為特征價(jià)格模型的研究提供了新的思路；為開發(fā)商分套商品住宅定價(jià)提供了借鑒意義；為購(gòu)房者達(dá)到效用最大化提供了輔助工具；為政府對(duì)商品住宅的估價(jià)提供了新的工具。
[Abstract]:In the commercial housing sales, making the price of developers is crucial to product sales. The current developers use pricing comparative pricing. The first general collection of real estate and real estate price surrounding similar features, and then compare the characteristics of their own real estate and real estate similar characteristics, making the real estate price, according to the floor, towards such features according to the different experience, develop a set of price points. Pricing is a bold pricing method and pricing efficiency is low, rely on developers pricing experience, developers to develop real estate features according to the proportion of experience, and then according to the experience of developed sub sets of the difference between the number of the surrounding real estate developers to collect if. Not enough, will cause the price set unreasonable, resulting in the overall sales is not smooth; if developers on the set of price set unreasonable, will cause the sales of some products is not smooth So, developers need a set of methods that will no longer rely on experience and science.
Based on the extensive literature review on the research and the results from previous studies, starting from the theory of the hedonic price model, proposes the application of hedonic price model to study the city of Xi'an sets of commercial housing price. The main works of this paper are: (1) the design of the questionnaire, and the survey and interviews of buyers in Xi'an city. Through the analysis of survey results, the main factors that affect the city of Xi'an set the price of commercial housing; (2) the construction of the city of Xi'an commercial housing system factors, and establishes the quantified standard factors. (3) construction of the city of Xi'an sets of commercial housing logarithmic hedonic price model, elastic Xi'an City branch coefficient set of commercial housing characteristic factors and semi elasticity coefficient are calculated. (4) the introduction of Box-cox transform theory, improve the hedonic price model fitting degree. (5) selected Xi'an city more characteristic of the Qujiang district and the South Regional construction price, regional market segments feature model, application of the Chow test (Chow test) proved that regional market segments exist. (6) according to the regional market segments, the introduction of dummy variables, by constructing a virtual variable hedonic price model, and with the Xi'an municipal price model features logarithmic comparison, concluded that the cause of the regional breakdown study on the market. The hedonic price model of regional market segmentation, supplement the research in the city of Xi'an sets of commercial housing hedonic price model.
This research provides a new idea for the study of hedonic price model, provides reference for developers to split the price of commercial housing, provides an auxiliary tool for the buyers to maximize utility, and provides a new tool for the government to evaluate commercial housing.

【學(xué)位授予單位】：西安建筑科技大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2014
【分類號(hào)】：F299.23

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