容积率和出让方式对地价的影响——基于特征价格模型

研究目的:分析容积率和土地出让方式对城市地价的影响,以及2004年旨在减少土地协议出让方式的"71号令"是否提高了地价。研究方法:以北京市2002—2005年间1363宗住宅类土地出让的数据为基础,采用特征价格模型进行实证分析。研究结果:(1)容积率每提高1%,单位地价将提高0.86%;(2)"71号令"的颁布并没有明显地推高北京地价,只是减少了土地出让的总量。研究结论:出让方式从协议出让改为招标拍卖的实质是以市场机制代替计划体制,但市场机制本身并不会直接导致地价上涨。

The Impacts of Floor Area Ratio and Transfer Modes on Land Prices: Based on Hedonic Price Model

The purpose of this paper is to analyze the impacts of floor area ratio and transfer modes on urban land prices, and further to find out whether the land prices were boosted by the “71st Order” in 2004, which was aiming to reduce the proportion of the so-called negotiation mode of urban land transfer. The research uses the hedonic price model for the empirical analysis based on the data of 1363 residential land transfers in Beijing city between 2002 and 2005. Results indicate that:（1） price of per unit land increases 0.86% if floor area ratio increases 1%;（2） the implementation of “71st Order” did not lead to an obvious increase of land price in Beijing, however it only reduces the total quantity of land transfers. The research conclusion is that the essence of change of urban land transfer mode from the so-called negotiation into bidding or auction is the transition from the planning-oriented to the market-oriented mechanism, and furthermore, the market mechanism itself does not directly and inevitably lead to the increase of land prices.