【摘要】：作為不動產(chǎn)的房地產(chǎn)，其區(qū)位性很強(qiáng)。無論是城市政府進(jìn)行城市規(guī)劃、投資者投資房地產(chǎn)還是消費(fèi)者購買房地產(chǎn)，第一要考慮的就是地段，即區(qū)位。若房地產(chǎn)項目選址不合理，將造成巨大的投資浪費(fèi)，同時不利于城市可持續(xù)發(fā)展。因此，房地產(chǎn)開發(fā)項目的選址問題是影響城市以及房地產(chǎn)業(yè)可持續(xù)發(fā)展的重要問題，是考慮城市良性發(fā)展、開發(fā)商盈利和住戶滿意的多方因素的綜合問題。然而，目前開發(fā)商在進(jìn)行項目選址時，主觀性較強(qiáng)，大都依靠直覺、經(jīng)驗和初步調(diào)查來決定開發(fā)項目的場址，這不利于房地產(chǎn)投資的科學(xué)性決策工作的展開。 本文試圖從影響房地產(chǎn)項目區(qū)位選擇的各種因素入手，對開發(fā)項目選址問題做科學(xué)分析�？紤]到不同類型的房地產(chǎn)開發(fā)項目（住宅房地產(chǎn)、商業(yè)房地產(chǎn)等）在選址過程中考慮的因素有所不同，因此，首先分門別類的分析影響房地產(chǎn)投資區(qū)位的因素，然后，，借鑒成熟的選址理論和模型（空港選址、物流中心選址和樞紐選址等），分別建立基于城市發(fā)展、開發(fā)商盈利和用戶居住滿意度的住宅房地產(chǎn)項目選址模型和商業(yè)房地產(chǎn)項目選址模型。在住宅選址模型中，基于城市土地利用規(guī)劃，考慮交通便捷度、人口聚集度和房價地租差異比三個指標(biāo)，并用綜合評價法進(jìn)行最優(yōu)位置的選��；在商業(yè)房地產(chǎn)選址模型中，基于城市土地利用規(guī)劃，考慮商圈輻射度、交通便捷度和租金地租差異比三個指標(biāo)，并用綜合評價法進(jìn)行位置優(yōu)選。最后，以大連市為例進(jìn)行案例分析。在了解大連市房地產(chǎn)業(yè)發(fā)展的基礎(chǔ)上，針對住宅房地產(chǎn)和商業(yè)房地產(chǎn)，分別提出兩個情景進(jìn)行項目選址。 本文提出的考慮多方利益（城市發(fā)展、開發(fā)商盈利和用戶滿意度）的房地產(chǎn)開發(fā)項目選址模型具有一定的實用性，運(yùn)用該模型可快速有效地做出擬建地址是否合理、最優(yōu)的判斷，減少房地產(chǎn)開發(fā)項目決策的盲目性，為房地產(chǎn)住宅項目以及商業(yè)項目開發(fā)提供科學(xué)的選址決策依據(jù)，引導(dǎo)房地產(chǎn)業(yè)健康發(fā)展，從而促進(jìn)城市可持續(xù)發(fā)展并實現(xiàn)城市的人居目的。
[Abstract]:As real estate, its location is very strong. No matter the city government carries on the city planning, the investor invests the real estate or the consumer buys the real estate, the first consideration is the location, namely the location. If the location of real estate project is not reasonable, it will cause huge investment waste and is not conducive to the sustainable development of the city. Therefore, the location of real estate development project is an important problem that affects the sustainable development of city and real estate industry. It is a comprehensive problem considering the benign development of the city, the profit of the developer and the satisfaction of the residents. However, at present, the developers have strong subjectivity in the project site selection, mostly rely on intuition, experience and preliminary investigation to determine the site of the development project, which is not conducive to the development of scientific decision-making work of real estate investment. This paper attempts to make a scientific analysis of the location selection of development projects from various factors affecting the location selection of real estate projects. Considering that different types of real estate development projects (residential real estate, commercial real estate, etc.) consider different factors in the process of location selection, the factors that affect the location of real estate investment are analyzed first, and then, Based on the mature location theory and model (airport location, logistics center location, hub location, etc.), The residential real estate project location model and the commercial real estate project location model. In the residential site selection model, based on the urban land use planning, considering the traffic convenience, population concentration and the difference ratio of house price and land rent, the optimal location is selected by comprehensive evaluation method. In the commercial real estate location model, based on the urban land use planning, considering the radiance of commercial area, traffic convenience and rent difference ratio, the location is selected by comprehensive evaluation method. Finally, take Dalian as an example to carry on the case analysis. On the basis of understanding the development of real estate industry in Dalian, this paper puts forward two scenarios to select the project location for residential real estate and commercial real estate respectively. The model of real estate development project location based on multi-benefits (urban development, developer profit and user satisfaction) proposed in this paper has some practicability, and the model can be used to determine whether the proposed address is reasonable or not. The best judgment can reduce the blindness of the real estate development project decision, provide the scientific decision basis for the real estate housing project and commercial project development, and guide the real estate industry to develop healthily. So as to promote the sustainable development of the city and achieve the purpose of urban human settlements.
【學(xué)位授予單位】：哈爾濱工程大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2013
【分類號】：F299.23

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