本文關(guān)鍵詞： 剛需住宅 成都市場 購房決策 影響因素 區(qū)位選擇　出處：《四川農(nóng)業(yè)大學(xué)》2013年碩士論文　論文類型：學(xué)位論文

【摘要】：近年來,隨著我國土地使用制度和城鎮(zhèn)住宅制度的不斷調(diào)整和改革深化,全國房地產(chǎn)市場逐漸趨于成熟。2012年由于限購政策持續(xù),全國眾多城市政策微調(diào)支持剛需住宅并對二套房及大面積住宅進行限制,成都也不例外。成都市剛需住宅占據(jù)整個住宅市場79%的市場份額,其中30%分布在主城區(qū),49%分布在城市近郊區(qū)。從2007年開始,成都近郊區(qū)域發(fā)展迅速,房地產(chǎn)開發(fā)紛紛進入龍泉、雙流、溫江、犀浦等區(qū)域,消費者在購房時,會面臨在主城區(qū)與城郊住宅進行選擇的問題,因此開發(fā)商就需要了解不同區(qū)位的購房者在個體、家庭及其它特征上有何差異,從而做好差異化產(chǎn)品和差異化營銷。對政府而言,搞清消費者購房選擇的主要影響因素,也有利于宏觀調(diào)控手段的執(zhí)行。 鑒于此,本文即從消費者出發(fā),對成都市的購房者在住宅區(qū)位選擇上的影響因素差異展開研究。首先,本文回顧了國內(nèi)外相關(guān)文獻,在此基礎(chǔ)上找到本文的研究切入點,闡述本文的研究思路、研究內(nèi)容、研究方法及研究框架,并對消費者行為理論、效用經(jīng)濟學(xué)理論、馬斯洛需要層次理論和區(qū)位理論進行介紹,說明這些理論對本文的研究啟示。其次,對我國的住房制度改革及成都市住宅市場現(xiàn)狀進行了描述,并通過與其他城市的橫向?qū)Ρ确治?以進一步了解成都市住宅市場的發(fā)展水平。然后,在定性分析成都市住宅市場的基礎(chǔ)上,本文選取四個維度(個體及家庭特征、住宅特征、價值特征和心理特征)作為實證研究變量,對成都市6個樓盤438組樣本數(shù)據(jù)進行描述性統(tǒng)計分析和Logit計量分析,了解消費者在住宅區(qū)位選擇上的影響因素差異。最后結(jié)合本次研究成果,對成都市不同區(qū)位住宅市場的健康發(fā)展提出有針對性的建議。 通過上述內(nèi)容的分析,本文得出如下結(jié)論：(1)剛需住宅在各城市住宅市場中均占據(jù)較大份額,政策調(diào)控對二線城市剛需住宅影響較小。成都、武漢、鄭州等二線城市的剛需住宅市場份額均超過50%。(2)消費者在選擇不同區(qū)位的住宅時受多種因素共同影響,計量結(jié)果表明,家庭收入、工作地點、成都居住時間、住宅的交通屬性、住宅的環(huán)境屬性、住宅的價格以及增值潛力七個變量對消費者購房區(qū)位選擇有顯著影響。(3)主城區(qū)與郊區(qū)住宅的價值差異逐年縮小。隨著城市化進程的加快,主城區(qū)面積擴大,郊區(qū)未來預(yù)期更好,導(dǎo)致城郊住宅與主城區(qū)住宅價格差異縮小。(4)從住宅屬性上看,公共交通的完善、城郊優(yōu)質(zhì)環(huán)境和城郊大型城市綜合體的發(fā)展三個因素共同影響人們選擇城郊住宅。(5)購房自住者仍然關(guān)心其未來的增值潛力,而并非僅投資者才關(guān)注其增值屬性。郊區(qū)購房者比主城區(qū)購房者更關(guān)注增值潛力。(6)建筑因素和心理因素對剛需購房者的區(qū)位選擇無顯著影響。 針對上述實證研究結(jié)論,本文對成都市剛需住宅的健康發(fā)展提出如下建議：(1)加強城郊基礎(chǔ)設(shè)施、配套設(shè)施建設(shè)。將部分購房者轉(zhuǎn)移到市郊,解決部分家庭買不起高價房的問題,并使主城區(qū)需求降低,一定程度上降低主城區(qū)房價。(2)加強住宅小區(qū)內(nèi)部規(guī)劃建設(shè),進一步增強城郊樓盤的競爭力。(3)對企業(yè)而言,準確定位消費者,對不同區(qū)位的購房者,按其對不同區(qū)位住宅的因素敏感性,有針對性進行營銷活動,突出住宅產(chǎn)品競爭力。(4)對消費者而言,結(jié)合自身情況,綜合分析各種因素,理性選擇效用最大化的住宅。(5)對政府而言,積極運用信貸政策、貨幣政策、稅收政策等宏觀調(diào)控工具,通過宏觀手段間接影響住宅價格、心理預(yù)期、增值空間等變量進而影響消費者的區(qū)位選擇,用以平衡市場結(jié)構(gòu),保證城郊和主城區(qū)住宅的健康發(fā)展。
[Abstract]:In recent years, with the deepening of China's land use system and urban housing system unceasing reform and adjustment, the national real estate market has gradually become mature in.2012 due to the purchase of the policy, just need housing and the two suite and large residential area in city limits support numerous national policy fine-tuning, Chengdu is no exception. Just in Chengdu city residential housing market to occupy the entire market share of 79%, of which 30% are located in the downtown area, 49% are located in suburban areas. The city from the beginning of 2007, the rapid development of the suburban area of Chengdu, the real estate development have entered Longquan, Shuangliu, Wenjiang, Xipu and other regions, consumers in the purchase, will face the choice in the main urban areas and suburbs the problems of housing, so developers need to understand the different location of the property buyers in the individual, what are the differences between families and other characteristics, and well differentiated products and differentiated marketing of government. To make clear the main factors affecting the choice of consumer purchase, it is also beneficial to the implementation of macro control means.
In view of this, this article is starting from the consumer, research on difference of Chengdu property buyers in residential location choice factors. Firstly, this paper reviews the related literature at home and abroad, on the basis of this study to find the breakthrough point, elaborated the research ideas, research content, research methods and research framework, and the utility of consumer behavior theory, economics theory, Maslow's hierarchy of needs theory and location theory, explains the research implications of these theories for this paper. Secondly, on China's housing system reform and the Chengdu housing market situation are described, and by comparison with other city's analysis, in order to further understand the development level of Chengdu city in the housing market. Then, based on qualitative analysis of Chengdu housing market, this paper selects four dimensions (individual and family residential characteristics, characteristics, characteristics and psychological value Features) as the empirical research variables, analysis descriptive statistical analysis and Logit measurement of Chengdu city 6 projects in 438 groups of sample data, differences in understanding the factors that influence consumers in the residential location choice. Finally, the results of this study, the healthy development of Chengdu city residential location different field put forward some suggestions.
Through the above analysis, this paper draws the following conclusions: (1) just need to occupy a larger share in the residential housing market in the city, policy on the second tier city just need housing less affected. Chengdu, Wuhan, Zhengzhou and other second tier city just need housing market share of more than 50%. (2) consumer choice in different location the house is influenced by various factors, the measurement results show that the income of the family, work place, Chengdu residence time, the traffic of residential property, residential property environment, housing prices and the potential value of the seven variables on consumer purchase location choice has significant effect. (3) the value difference between urban and rural residential reduced year by year. With the city to speed up the process, the main urban area expansion, is expected to better suburban future, resulting in reduced suburban residential and urban residential price differences. (4) from the residential property, public transportation. Good quality, suburban environment and suburban development of large city complex three factors influence people to choose suburban housing. (5) the purchase owner occupier still cares about the potential future value-added, not only to pay attention to its value attributes. Investors pay more attention to the potential value of suburban buyers than city buyers (6) building. Factors and psychological factors on the location choice of buyers just need to have no significant effect.
According to the findings, this article on the city of Chengdu just need to put forward the following suggestions: the healthy development of housing (1) to strengthen the urban infrastructure, the construction of supporting facilities. Part of the purchase will be transferred to the suburbs, solve some families can not afford Gaojiefang problems, and make the city needs to reduce, to some extent reduce the price the main urban areas. (2) to strengthen internal residential planning and construction, and further enhance the competitiveness of suburban development. (3) for enterprises, accurate positioning of consumers in different location of the buyers, according to the different factors of residential location sensitivity, there are marketing activities targeted, outstanding residential products competitiveness. (4) for consumers, combined with their own situation, a comprehensive analysis of all factors, the rational choice of utility maximization housing. (5) to the government, actively use credit policy, monetary policy, tax policy and other macro-control tools, through macro This means indirectly affects housing price, psychological expectation, value-added space and other variables, which will affect the location choice of consumers, so as to balance the market structure and ensure the healthy development of suburban and urban residential areas.

【學(xué)位授予單位】：四川農(nóng)業(yè)大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2013
【分類號】：F299.27

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本文編號：1451661