空间视域下义务教育质量对房价的影响

doi:10.3969/j.issn.1000-5641.2022.01.012

摘要/Abstract

摘要：

以湖北省武汉市为例, 通过收集搜房网、家长帮、武汉市教育局等网站的学校和房价数据, 借用地理加权回归 (Geographic Weighted Regression, GWR) 方法探究义务教育质量对房价的影响, 运用反距离权重插值法进行可视化分析. 结果表明: ①义务教育质量对房价具有正相关影响, 省级示范学校对房价的溢价程度相对较高; ②初中质量的资本化效应高于小学; ③新城区的中小学教育质量对房价的影响较大, 江岸区中部及北部地区的对口中小学组合质量对房价的影响最大, 武昌区、硚口区和江汉区学校质量整体上对房价影响较小.

关键词: 学区房, 教育资源, 特征价格模型, GWR模型, 教育资本化

Abstract:

In this study, we used the geographic weighted regression (GWR) method to explore the impact of compulsory education quality on housing prices. For the purpose of this analysis, we considered Wuhan in Hubei Province as the study area and collected school and housing price data from websites such as Sofang.com, Jzb.com, Whjyj.gov.cn, etc. We also used the inverse distance weighted (IDW) method for visual analysis. The results showed that: ① The quality of compulsory education has a positive impact on housing prices, and provincial demonstration schools, in particular, create a relatively high price premium on housing prices; ② The capitalization effect of the quality of junior high school is higher than that of elementary school; ③ The quality of primary and junior high school education in new urban areas has the greatest impact on housing prices. The quality of the combination of primary and junior high schools in the central and northern areas of Jiangan District had a significant impact on housing prices, while the quality of schools in the Wuchang, Qiaokou, and Jianghan districts had relatively less impact on housing prices as a whole.

Key words: school district housing, educational resources, hedonic price model, GWR model, education capitalization

中图分类号:

K909
F299.23

杨慧, 曾进, 杨乃, 孔凡敏. 空间视域下义务教育质量对房价的影响[J]. 华东师范大学学报（自然科学版）, 2022, 2022(1): 97-108.

Hui YANG, Jin ZENG, Nai YANG, Fanmin KONG. Effect of compulsory education school quality on housing prices from a spatial perspective[J]. Journal of East China Normal University(Natural Science), 2022, 2022(1): 97-108.

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变量类别	常用的解释变量
区位 (Location)	到城市中心、公交站点、购物中心等距离
建筑结构 (Structure)	建筑面积, 建筑年龄, 楼层, 总层数, 卧室个数, 卫生间个数
邻里环境 (Neighbourhood)	学校质量, 服务设施规模与距离, 道路等级, 景观视线 (海景、公园) , 噪声, 污染水平

变量类别	指标	解释变量	描述与定量	序号
区位	${\rm{Dc}}$	距武汉市区中心的距离	直线距离 (单位: km)	1
建筑结构	${\rm{Age}}$	房龄	实际数值 (单位: 年)	2
	${\rm{Str}}$	建筑类别	塔楼 (1分) , 塔板结合 (2分) , 板楼 (3分)	3
	${\rm{H}}$	建筑高度	低层 (1分) , 多层 (2分) , 小高层 (3分) , 高层 (4分) , 超高层 (5分)	4
	${\rm{Rp}}$	容积率	实际数值 (单位: %, 范围: 0 ~ 1)	5
	${\rm{Rg}}$	绿化率	实际数值 (单位: %, 范围: 0 ~ 1)	6
	${\rm{Fee}}$	物业费	实际数值 (单位: 元/m² × 月)	7
	${\rm{Hou}}$	总户数	实际数值 (单位: 户)	8
	${\rm{P}}$	车位数量	实际数值 (单位: 个)	9
邻里环境	${\rm{AU}}$	二本以上高校的可达性	路网距离 (单位: km)	10
	${\rm{AW}}$	水域 (长江或湖泊) 的可达性	路网距离 (单位: km)	11
	${\rm{AHot}}$	三星级以上酒店的可达性	路网距离 (单位: km)	12
	${\rm{AHos}}$	三甲医院的可达性	路网距离 (单位: km)	13
	${\rm{AM}}$	地铁的可达性	路网距离 (单位: km)	14
	${\rm{AG}}$	政府的可达性	路网距离 (单位: km)	15
	${\rm{AG}}{\text{ym} }$	综合体育馆的可达性	路网距离 (单位: km)	16
	${\rm{AS}}$	大型超市/商场的可达性	路网距离 (单位: km)	17
教育资源	${\rm{GPS}}$	对口小学的学校质量	省级示范小学 (3分) , 市级示范小学 (2分) , 普通小学 (1分)	18
	${\rm{APS}}$	对口小学的可达性	路网距离 (单位: km)	19
	${\rm{GMS}}$	对口初中的学校质量	省级示范初中 (3分) , 市级示范初中 (2分) , 普通初中 (1分)	20
	${\rm{AMS}}$	对口初中的可达性	路网距离 (单位: km)	21

核函数名称	公式表达
固定高斯函数 (Fixed Gaussian)	${w}_{ij}={\rm{exp} }\left({-({d}_{ij}/\theta )}^{2}\right)$
固定双重平方函数 (Fixed bi-square)	$ {w}_{ij}=\left\{\begin{array}{l}\begin{array}{*{20}{l}}{l{{(1 - {d_{ij}}^2/{\theta ^2})}^2}},&{{d_{ij}}<\theta },\\0,&{{d_{ij}}>\theta }\end{array} \end{array}\right. $
调整双重平方函数 (Adaptive bi-square)	$ {w}_{ij}=\left\{\begin{array}{c}\begin{array}{*{20}{l}}{{(1-{{d}_{ij}}^{2}/{{\theta }_{i\left(k\right)}}^{2})}^{2}},&{d}_{ij} < {\theta }_{i\left(k\right)},\\0,&{d}_{ij} > {\theta }_{i\left(k\right)}\end{array}\end{array}\right. $
调整高斯函数 (Adaptive Gaussian)	${w}_{ij}={\rm{exp} }\left({-({d}_{ij}/{\theta }_{i\left(k\right)})}^{2}\right)$

统计量	固定高斯函数	固定双重平方函数	调整双重平方函数	调整高斯函数
R²	0.622	0.615	0.666	0.620
最优带宽	0.025	0.064	267.000	78.000
最小AICc	21618.926	21638.238	21560.379	21573.125

小学类型	平均房价/ (元·m^–2)	与研究区域平均房价差值/ (元·m^–2)	初中类型	平均房价/ (元·m^–2)	与研究区域平均房价差值/ (元·m^–2)
省级示范小学	20380	4009	省级示范初中	17532	1161
市级示范小学	16409	38	市级示范初中	16992	627
普通小学	15985	–387	普通初中	16024	–348