邻避设施对周边住宅价格的影响研究——以合肥市殡仪馆为例
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摘要
以合肥市殡仪馆为研究对象,对其带来的邻避效应进行研究。首先,实地调查了殡仪馆周边居民对其带来邻避效应的态度和认知,调查结果显示,多数受访人群认为殡仪馆的存在会给自己的生活产生负面影响;同时,殡仪馆也会给对周边住宅价格也带来损失,且这种损失会随着距殡仪馆距离的增加而减少。其次,特征价格法的实证研究结果也进一步表明殡仪馆会给周边住宅价格带来邻避效应,其影响幅度约为3.2%,且殡仪馆对住宅价格的负面影响在1km范围内比较显著。
This paper studies the NIMBY(Not-In-My-Back-Yard) effect of funeral parlor in Hefei.Firstly, a field survey of the attitudes and perceptions of residents living around funeral parlor shows that the majority of respondents believe that the existence of funeral parlor have a negative impact on their lives; in the meantime, funeral parlor can also affect the housing price of surrounding areas, and this kind of effect decreases as the distance from funeral parlor increases. The result of Hedonic Pricing Method further proves this NIMBY effect and the price of proximate properties shows decreases in initial listing price of up to 3.2%, and negative effect on price is significant within the range of 1 km.
This paper studies the NIMBY(Not-In-My-Back-Yard) effect of funeral parlor in Hefei.Firstly, a field survey of the attitudes and perceptions of residents living around funeral parlor shows that the majority of respondents believe that the existence of funeral parlor have a negative impact on their lives; in the meantime, funeral parlor can also affect the housing price of surrounding areas, and this kind of effect decreases as the distance from funeral parlor increases. The result of Hedonic Pricing Method further proves this NIMBY effect and the price of proximate properties shows decreases in initial listing price of up to 3.2%, and negative effect on price is significant within the range of 1 km.
引文
1杨冬宁.城市环境对住宅价格形成的影响分析[J].城市规划,2011,35(6):36-40.YANG Dongning.Effects of City Environment on the Formation of Housing Prices[J].City Planning Review,2011,35(6):36-40.
2王奎明,于文广,谭新雨.“中国式”邻避运动影响因素探析[J].江淮论坛,201 3(3):35-43.WANG Kuiming.YU Wenguang,TAN Xinyu.Analysis on the Impact Factors of Chinese NIMBY Movement[J].Jianghuai Tribune.201 3(3):35-43.
3黄冠中,金均,卓明.从环境政策角度探析邻避效应——以杭州市中泰九峰垃圾焚烧厂为例[J].环境与可持续发展,2015,40(1):72-74.HUANG Guanzhong,JIN Jun,ZHUO Ming.Analysis on Not-In-My-Back-Yard from the Perspective Environmental Policy[J].Environment and Sustainable Development,201 5,40(1):72-74.
4 BOXALL P C,CHAN W H,McMILLAN M L.The Impact of Oil and Natural Gas Facilities on Rural Residentia Property Values:A Spatial Hedonic Analysis[J].Resource and Energy Economics,2005,27(3):248-269.
5 SIMONS R A.When Bad Things Happen to Good Property[M].Washington DC:Environmental Law Institute Press,2006.
6 AKINJARE O A,AYEDUN C A,IROHAM O C.Impact of Sanitary Landfills on Urban Residential Property Value in Lagos State,Nigeria[J].Journal of Sustainable Development,201 1,4(2):48-60.
7 HITE D,CHERN W,HITZHUSEN F,et al.PropertyValue Impacts of an Environmental Disamenity:The Case of Landfills[J].Journal of Real Estate Finance and Economics,2001,22(2/3),185-202.
8 ISAKSON H R,ECKER M D.An Analysis of the Impact of Swine CAFOs on the Value of Nearby Houses[J].Agricultural Economics,2008,39(9):365-372.
9 SIMONS R A,SEO Y M,ROBINSON S J.The Effect of a Large Hog Barn Operation on Residential Sales Prices in Marshall County,KY[J].The Journal of Sustainable Real Estate,2014,6(1):93-111.
10 ESHET T,AYALON O,SHECHTER M.A Critical Review of Economic Valuation Studies of Externalities from Incineration and Landfilling[J].Waste Manage Res,2005:23:487-504.
11 ZEISS C,ATWATER J.Waste Facility Impacts on Residential Property Values[J].Journal of Urban Planning and Development,ASCE,1989,115(2):64-80.
12 RAYMOND Y C,TSE,PETER E D.Love.Measuring Residential Property Values in Hong Kong[J],Property Management,2000,18(5):366-374.
13 SCHLPFER F,WALTERT F,SEGURA L,et al.Valuation of landscape Amenities:A Hedonic Pricing Analysis of Housing Rents in Urban,Suburban and Periurban Switzerland[J].Landscape and Urban Planning,2015,141:24-40.
14石忆邵,张蕊.大型公园绿地对住宅价格的时空影响效应一以上海市黄兴公园绿地为例[J].地理研究,2010,29(3):510-520.SHI Yishao,ZHANG Rui.Analysis of Effect of Large Scale Park Green Space on Housing Price:Study of HuangXing Park Green Space in Shanghai[J].Geographic Research,2010,29(3):510-520.
15钟海玥,张安录.蔡银莺.武汉市南湖景观对周边住宅价值的影响—基于Hedonic模型的实证研究[J].中国土地科学,2009,23(12):63-68.ZHONG Haiyue,ZHANG Anlu,CAI Yinying.Impacts of the Nanhu Lake in Wuhan City on the Price of Peripheral Houses:Empirical Research Based on Hedonic Model[J].China Land Science,2009,23(12):63-68.
16吴冬梅,郭忠兴,陈会广.城市居住区湖景生态景观对住宅价格的影响一以南京市莫愁湖为例[J].资源科学,2008,30(10):1503-1510.WU Dongmei,GUO Zhongxing,CHEN Huiguang.The Influence of Area of Lake Ecological Landscape on Housing Prices:Take Mochou Lake City of Nanjing City as an Example[J].Resource Science,2008,30(10):1503-1510.
17顾新辰.基于Hedonic模型的苏州工业园区金鸡湖西岸地区住宅特征价格研究[D].广州:华南理工大学,2011.GU Xinchen.The Research of Housing Characteristic Price in the West Bank,of Jinji Lake in Suzhou Industrial District Based on Hedonic Model[D].Guangzhou:South China University of Technology,201 1.
18王宇宁,运迎霞,郭力君.基于时空效应的轨道交通对沿线房产增值研究[J].城市规划,2015,39(2):71-75.WANG Yuning,YUN Yingxia,GUO Lijun.Spatial and Temporal Effect of Urban Rapid Rail Transit Real Estate Value Increment:A Case Study of Tianjin[J].City Planning Review,2015,39(2):71-75.
19王德,黄万枢.外部环境对住宅价格影响的Hedonic法研究——以上海市为例[J].城市规划,2007,31(9):34-41.WANG De,HUANG Wanshu.Effect of Urban Environment on Residential Property Values by Hedonic Method:A Case Study of Shanghai[J].City Planning Review,2007,31(9):34-41.
20朱莹莹.环境因素对房地产价值和需求的影响[C].2005国际房地产估价学术研讨会论文集,2005.ZHU Yingying.The Effect of Environmental Factors on the Value and Demand of Property[C].International Symposium on the Appraisal of Real Estate,2005.
21王全民.环境因素与房地产价值评估[C].2005国际房地产估价学术研讨会论文集,2005.WANG Quanming.Environmental Factors and the Valuation of Property Value[C].International Symposium on the Appraisal of Real Estate,2005.
22张秀智,丁锐.污染和市场需求对污名不动产价值变动影响的案例研究——以北京市东润枫景公寓项目为例[C].国际估价论坛论文集(第二版),2007.ZHANG Xiuzhi,DING Rui.An Influence Study of Pollution and Market Demand on the Value Changes of Real Estate of Stigma:Taking Beijing City Dongrunfengjing Apartment Project as an Example[C].Essays on International Valuation Forum(Second Edition),2007.
23郑思齐.空气质量的经济价值估计——北京居民对空气质量支付意愿的实证研究[J].环境经济与政策,2009,创刊号:36-47.ZHENG Siqi.Estimation of Economic Value of Air Quality:An Empirical Study of Beijing Residents'Willingness to Pay for Air Quality[J].Environmental Economics and Policy,2009,The Debut Issue:36-47.
24陈佛保,郝前进.环境市政设施的邻避效应研究一基于上海垃圾中转站的实证分析[J].城市规划,2013(8):72-77.CHEN Fobao,HAO Qianjin.Study on the Effect of Environmental Services on the Adjacent Avoidance:An Empirical Analysis Based on the Waste Transfer Station in Shanghai[J].City planning Review,201 3(8):72-77.
25曾向阳,陈勇,苗作华,等.污染对周边地块价格的影响:武汉市中心城区实证及启示[J].中国土地科学,2014,28(11):51-56.ZENG Xiangyang,CHEN Yong,MIAO Zuohua,et al.The Impacts of Contamination on the Price of Adjacent Land:An Empirical Study in Wuhan Downtown Area[J].China Land Science,2014,28(1 1):51-56.
28温海珍.城市住宅的特征价格:理论分析与实证研究[D].杭州:浙江大学,2004.WEN Haizhen.Hedonic Price of Urban Housing:Theoretical Analysis and Empirical Study[D].Hangzhou:Zhejiang University,2004.
27郝前进,陈杰.居住隔离、邻里效应与住房价格[J].不动产研究,2014,1(1):23-40.HAO Qianjin,CHEN Jie.R,esidential Segregation,Neighborhood Effects and Housing Prices[J].Research on Real Estate,2014,1(1):23-40.
(1)关于挂牌价格和住宅价格的相互关系,有诸多学者进行了研究。温海珍(2004)[26]通过270组样本数据分析了杭州市挂牌价格和实际成交价格的相互关系,认为两者之间存在较为明显的线性关系,判定系数R2达到了0.983,并建立了两者的相互关系。吴冬梅(2008)[16]文中通过对2006年南京某房产中介公司所提供的交易价格与挂牌价格数据(样本量49个)进行拟合,发现二者之间的相关系数达到了0.9 7,因而采用挂牌数据作为其代理变量是合适的;同时文中还指出,相对集中时期的大批量挂牌数据能见减少资产增值所带来的偏差。郝前进(201 4)[27]研究居住隔离对房价的影响一文中也采用了挂牌价格进行分析,指出一则由于国内房地产交易中心的登记备案成交价格一则难以获得,二则由于避税的“阴阳合同”泛滥,其价格往往被系统性低估。而房主自己的挂牌价格反映的是卖家的心理价位,对市场波动敏感,往往被认为更加能反映真实的市场价值。基于此,本文主要采用挂牌价格作为因变量进行分析。
(2)在半对数模型中,其回归系数为标准化的系数,需要进行相应处理,计算公式为[exp(-0.148)-1]×100=13.76%。
2王奎明,于文广,谭新雨.“中国式”邻避运动影响因素探析[J].江淮论坛,201 3(3):35-43.WANG Kuiming.YU Wenguang,TAN Xinyu.Analysis on the Impact Factors of Chinese NIMBY Movement[J].Jianghuai Tribune.201 3(3):35-43.
3黄冠中,金均,卓明.从环境政策角度探析邻避效应——以杭州市中泰九峰垃圾焚烧厂为例[J].环境与可持续发展,2015,40(1):72-74.HUANG Guanzhong,JIN Jun,ZHUO Ming.Analysis on Not-In-My-Back-Yard from the Perspective Environmental Policy[J].Environment and Sustainable Development,201 5,40(1):72-74.
4 BOXALL P C,CHAN W H,McMILLAN M L.The Impact of Oil and Natural Gas Facilities on Rural Residentia Property Values:A Spatial Hedonic Analysis[J].Resource and Energy Economics,2005,27(3):248-269.
5 SIMONS R A.When Bad Things Happen to Good Property[M].Washington DC:Environmental Law Institute Press,2006.
6 AKINJARE O A,AYEDUN C A,IROHAM O C.Impact of Sanitary Landfills on Urban Residential Property Value in Lagos State,Nigeria[J].Journal of Sustainable Development,201 1,4(2):48-60.
7 HITE D,CHERN W,HITZHUSEN F,et al.PropertyValue Impacts of an Environmental Disamenity:The Case of Landfills[J].Journal of Real Estate Finance and Economics,2001,22(2/3),185-202.
8 ISAKSON H R,ECKER M D.An Analysis of the Impact of Swine CAFOs on the Value of Nearby Houses[J].Agricultural Economics,2008,39(9):365-372.
9 SIMONS R A,SEO Y M,ROBINSON S J.The Effect of a Large Hog Barn Operation on Residential Sales Prices in Marshall County,KY[J].The Journal of Sustainable Real Estate,2014,6(1):93-111.
10 ESHET T,AYALON O,SHECHTER M.A Critical Review of Economic Valuation Studies of Externalities from Incineration and Landfilling[J].Waste Manage Res,2005:23:487-504.
11 ZEISS C,ATWATER J.Waste Facility Impacts on Residential Property Values[J].Journal of Urban Planning and Development,ASCE,1989,115(2):64-80.
12 RAYMOND Y C,TSE,PETER E D.Love.Measuring Residential Property Values in Hong Kong[J],Property Management,2000,18(5):366-374.
13 SCHLPFER F,WALTERT F,SEGURA L,et al.Valuation of landscape Amenities:A Hedonic Pricing Analysis of Housing Rents in Urban,Suburban and Periurban Switzerland[J].Landscape and Urban Planning,2015,141:24-40.
14石忆邵,张蕊.大型公园绿地对住宅价格的时空影响效应一以上海市黄兴公园绿地为例[J].地理研究,2010,29(3):510-520.SHI Yishao,ZHANG Rui.Analysis of Effect of Large Scale Park Green Space on Housing Price:Study of HuangXing Park Green Space in Shanghai[J].Geographic Research,2010,29(3):510-520.
15钟海玥,张安录.蔡银莺.武汉市南湖景观对周边住宅价值的影响—基于Hedonic模型的实证研究[J].中国土地科学,2009,23(12):63-68.ZHONG Haiyue,ZHANG Anlu,CAI Yinying.Impacts of the Nanhu Lake in Wuhan City on the Price of Peripheral Houses:Empirical Research Based on Hedonic Model[J].China Land Science,2009,23(12):63-68.
16吴冬梅,郭忠兴,陈会广.城市居住区湖景生态景观对住宅价格的影响一以南京市莫愁湖为例[J].资源科学,2008,30(10):1503-1510.WU Dongmei,GUO Zhongxing,CHEN Huiguang.The Influence of Area of Lake Ecological Landscape on Housing Prices:Take Mochou Lake City of Nanjing City as an Example[J].Resource Science,2008,30(10):1503-1510.
17顾新辰.基于Hedonic模型的苏州工业园区金鸡湖西岸地区住宅特征价格研究[D].广州:华南理工大学,2011.GU Xinchen.The Research of Housing Characteristic Price in the West Bank,of Jinji Lake in Suzhou Industrial District Based on Hedonic Model[D].Guangzhou:South China University of Technology,201 1.
18王宇宁,运迎霞,郭力君.基于时空效应的轨道交通对沿线房产增值研究[J].城市规划,2015,39(2):71-75.WANG Yuning,YUN Yingxia,GUO Lijun.Spatial and Temporal Effect of Urban Rapid Rail Transit Real Estate Value Increment:A Case Study of Tianjin[J].City Planning Review,2015,39(2):71-75.
19王德,黄万枢.外部环境对住宅价格影响的Hedonic法研究——以上海市为例[J].城市规划,2007,31(9):34-41.WANG De,HUANG Wanshu.Effect of Urban Environment on Residential Property Values by Hedonic Method:A Case Study of Shanghai[J].City Planning Review,2007,31(9):34-41.
20朱莹莹.环境因素对房地产价值和需求的影响[C].2005国际房地产估价学术研讨会论文集,2005.ZHU Yingying.The Effect of Environmental Factors on the Value and Demand of Property[C].International Symposium on the Appraisal of Real Estate,2005.
21王全民.环境因素与房地产价值评估[C].2005国际房地产估价学术研讨会论文集,2005.WANG Quanming.Environmental Factors and the Valuation of Property Value[C].International Symposium on the Appraisal of Real Estate,2005.
22张秀智,丁锐.污染和市场需求对污名不动产价值变动影响的案例研究——以北京市东润枫景公寓项目为例[C].国际估价论坛论文集(第二版),2007.ZHANG Xiuzhi,DING Rui.An Influence Study of Pollution and Market Demand on the Value Changes of Real Estate of Stigma:Taking Beijing City Dongrunfengjing Apartment Project as an Example[C].Essays on International Valuation Forum(Second Edition),2007.
23郑思齐.空气质量的经济价值估计——北京居民对空气质量支付意愿的实证研究[J].环境经济与政策,2009,创刊号:36-47.ZHENG Siqi.Estimation of Economic Value of Air Quality:An Empirical Study of Beijing Residents'Willingness to Pay for Air Quality[J].Environmental Economics and Policy,2009,The Debut Issue:36-47.
24陈佛保,郝前进.环境市政设施的邻避效应研究一基于上海垃圾中转站的实证分析[J].城市规划,2013(8):72-77.CHEN Fobao,HAO Qianjin.Study on the Effect of Environmental Services on the Adjacent Avoidance:An Empirical Analysis Based on the Waste Transfer Station in Shanghai[J].City planning Review,201 3(8):72-77.
25曾向阳,陈勇,苗作华,等.污染对周边地块价格的影响:武汉市中心城区实证及启示[J].中国土地科学,2014,28(11):51-56.ZENG Xiangyang,CHEN Yong,MIAO Zuohua,et al.The Impacts of Contamination on the Price of Adjacent Land:An Empirical Study in Wuhan Downtown Area[J].China Land Science,2014,28(1 1):51-56.
28温海珍.城市住宅的特征价格:理论分析与实证研究[D].杭州:浙江大学,2004.WEN Haizhen.Hedonic Price of Urban Housing:Theoretical Analysis and Empirical Study[D].Hangzhou:Zhejiang University,2004.
27郝前进,陈杰.居住隔离、邻里效应与住房价格[J].不动产研究,2014,1(1):23-40.HAO Qianjin,CHEN Jie.R,esidential Segregation,Neighborhood Effects and Housing Prices[J].Research on Real Estate,2014,1(1):23-40.
(1)关于挂牌价格和住宅价格的相互关系,有诸多学者进行了研究。温海珍(2004)[26]通过270组样本数据分析了杭州市挂牌价格和实际成交价格的相互关系,认为两者之间存在较为明显的线性关系,判定系数R2达到了0.983,并建立了两者的相互关系。吴冬梅(2008)[16]文中通过对2006年南京某房产中介公司所提供的交易价格与挂牌价格数据(样本量49个)进行拟合,发现二者之间的相关系数达到了0.9 7,因而采用挂牌数据作为其代理变量是合适的;同时文中还指出,相对集中时期的大批量挂牌数据能见减少资产增值所带来的偏差。郝前进(201 4)[27]研究居住隔离对房价的影响一文中也采用了挂牌价格进行分析,指出一则由于国内房地产交易中心的登记备案成交价格一则难以获得,二则由于避税的“阴阳合同”泛滥,其价格往往被系统性低估。而房主自己的挂牌价格反映的是卖家的心理价位,对市场波动敏感,往往被认为更加能反映真实的市场价值。基于此,本文主要采用挂牌价格作为因变量进行分析。
(2)在半对数模型中,其回归系数为标准化的系数,需要进行相应处理,计算公式为[exp(-0.148)-1]×100=13.76%。