【作者】 蒋伟；

【导师】 廖铁军；

【作者基本信息】 西南农业大学 ， 土壤学， 2004， 硕士

【摘要】 土地是社会经济活动的基础，城市土地是人类生活和社会经济活动的主要载体。它既是宝贵的重要资源，又是国家的重要资产和生产资料，在整个社会经济中具有特殊的重要性。城市地价在我国具有公示与核算、市场参考、税收和政策调控、对城市土地利用方式的引导、对收益的调节等多种功能。城市基准地价是城市其他地价产生的根源，是地价体系的核心和基础，是政府对地价实行宏观管理和控制的标准，中央参与地方地产收益分配的依据，评估宗地地价的基础。而建立定级评价因素因子体系、分析影响城市地价的主要因素及相互数量关系就成为评估城市地价的关键。 本文以宜宾市为例，在采集的7679个估价样本基础上，采用样本整理、修正、分类、筛选，划分宜宾市城区土地级别为6级。根据平均数模型与指数模型，求得宜宾市城区基准地价。再由球形检验和主成份分析、信度分析、多元回归分析的技术路线，逐层递深地解译影响城市地价的主要因素及相互数量关系，其研究结果揭示了城市地价的变化规律和影响因素、明确了限制城市区域发展的因素，为合理的城市规划，市政建设项目规划，合理安排土地用途，确定土地利用强度，提高土地利用效益等提供了科学依据，同时探索的系列化方法可直接应用于城市定级估价的实际操作中，有利于提高工作效率，缩短估价时间，提高城市地价的现势性，建立地价动态监控和测算系统，又可提高城市定级估价的准确度和客观性，在理论上、学术和实践上均有积极意义。本文的主要研究结果如下： ①在实际调查资料的基础上，划分宜宾市城区土地为6级。运用指数回归，计算得到宜宾市城区土地级与土地收益之间的关系为：Y_n=15.29×（1+0.69）^xin，土地地价具有很强的区域性。 ②从宜宾市城区基准地价可以看出，对于商业用地和住宅用地，一级土地和二级土地之间的价格差异最大，其余各级土地之间的基准地价差异依次递减，表明土地质量越好，价格反映越敏感。同级土地差异之间，商业用地级差大于住宅用地，住宅用地级差大于工业用地，表明地价反映土地质量的敏感性是商业用地＞住宅用地＞工业用地。 ③采用实际调查和专家咨询相结合的方法，初步确定影响宜宾市城区地价因素有8个，因子有19个，地价因素对城区地价的影响为繁华程度＞交通条件＞基础设施完善度＞社会服务设施完备度＞环境优劣度＞自然条件优劣度＞人口状况＞规划条件。 ④项目分析说明，19个影响宜宾市城区地价的因子中，邮政设施完备度，大气噪声污染状况，地质地貌条件，洪水淹没状况，规划条件这5个因子对商业用地地价的影响没有区域差异；绿地公园影响度，地质地貌条件这2个因子对住宅用地地价的影响没有区域差异；路网密度，邮政设施完备度、洪水淹没状况这3个因子对工业用地地价的影响没有区域差异。 ⑤因素分析表明，影响宜宾市城区商业用地、住宅用地、工业用地的诸多因子中相互存在着显著的影响，因此，不能简单地认为这些因子与地价成线性影响关系。遭鱼壑些进塑上刽些红L一一一一一 ⑥信度分析的结果证明，用于分析所选取样本能够代表总体的特性，不论是对于子量还是总量表，其信度水平均高于显著性检验要求。 ⑦采用逐步回归法进行多元回归分析，建立的商业、住宅、工业用地地价与影响因素间的回归方程分别为:地价触=3624.78+79.01X商服中心繁华影响度一76.42x供电设施完善度+37.80X公交便捷度:地价蚝=134.00+26.18X人口密度;地价过=一255.86+5.99x公交便捷度+1 .76X道路通达度+5.14X供水设施完善度;结合实际情况分析可知，宜宾城市地价中距离商服中心越近、公共交通越方便、受电力短缺影响越小，则商业地价越高;而住宅用地地价显然与人气成正相关;工业用地地价与交通状况和供水状况明显相关。其结果与宜宾的实际情况相符。更多还原

【Abstract】 Land is the basis of society and economy activity, and urban land is the main carrier of human life and society and economy activity. It is not only precious resource, but also important national asset and means of production. It has special significance in whole society economy. Urban land price has many functions in our county, such as publicizing, accounting, market reference, revenue, policy regulating, guiding use manners of urban land and income adjusting. Urban basic land price is the root of other land price, the core and foundation of land price system, the standard of governmental macroscopic supervision and control on land price, the reference of central government participating local land income allocation and the basis of assessment of land price. Establishing factor system of grade evaluation, analyzing the main factors and mutual quantitative relation affecting urban land price become the key of urban land price evaluation.This paper takes YIBIN city as an example, with 7679 samples collected, such technical route is adopted such as samples, collating, amending, sorting, bolting, spherical testing, principal component analysis, confidence level analysis and multiple regression analysis. We can gradually explain the main factors and their mutual quantitative relation which influences urban land price. The results of research reveals the variation disciplinarian and the affected factor, defines the factor limiting the urban regional development. All these offer scientific references for reasonable city planning, municipal building project planning, reasonable arrangement of land use, the confirmation of land use intensity and the improving land use benefit. And a series of methods we have explored can apply the practical manipulation of grading and assessing urban land, which contribute to enhance working efficiency, shorten the time of evaluation, enhance the updating of urban land price, establish a system of dynamic supervisory control and examination, and enhance accuracy and objectivity of urban land-rated evaluation. Therefore, the results possess active meaning in theory, academy and practice. The main research results of this paper are as followings:(1) Six land grades are classified. Based on the foundation of plenty datum, land revenue equation is gotten: Yn = 15.29 x (1 + 0.69)Xin.(2) Two models are adopted to calculate the urban basic land price in YIBIN City. To commercial use land and residential use land, the difference between the most two grades is biggest, and the others decline gradually. The difference between grades in residential use land is bigger than that of commercial use land, but litter than that of the industrial use land.(3)Through the fact-finding and experts consultation, the writer preliminary select eight factors and thirty-nine divisors which have an effect on land price in YIBIN City. As following is the effect of land price factors on urban land value: flourish degree > traffic condition >society server facilitiesmaturity> good or bad environment>good or bad nature environment>status of population > planning condition.(4) Analysis of item illustrate that, during the 19 influencing factors, the influences of post facilities maturity, atmosphere noise pollution condition, geologic and physiognomy condition, flood submerge condition and programming qualification have no difference in regions on business land price, the influence of green-belt park and geologic and physiognomy condition have no difference in regions on residence land price, the influence of rout net density and post facilities maturity have no difference in regions on industry land price.(5)According to result of analyzing factors of land price ,we found that there are obvious influence among these factors which affect the value of business land residence land and industrial land. Therefore, we can’t simply assure that the relation between these factors and land value is not co-linearity.(6) The results of analyzing confidence level prove that the selecting samples used更多还原