Research On The Influence From City Agglomeration To The Spatial Structure Of Housing Price In Nanjing

As the regional center, city is the engine of regional economic development and growth pole, and city is a limited organic system within geographical economic agglomeration entity. Considering the urban agglomeration effect, the agglomeration or extension mode of urban space development will guide the direction of urban traffic development, then urban area will be growing, urban spatial structure will be adjusted, the location value of different regions land will change, which will impact on housing price spatial structure. Therefore urban agglomeration plays an important role in the formation of city, the evolution of urban spatial structure and the impact of urban housing price spatial structure evolution.This article explores the influenced factors of urban housing price spatial structure from the perspective of urban agglomeration, the main research work and results are as follows:First, the basic theory of spatial structure of urban agglomeration and the housing price was researched, Based on the principle of agglomeration economy, to explore the evolution of urban spatial structure. Research shows that at the same time agglomeration economic effects cause two different development direction of the urban space structure--agglomeration and expansion, urban agglomeration would consolidate city downtown center, urban expansion would form the city new center, both of which wiould affect the urban housing price spatial distribution, It is concluded that urban agglomeration has an impact on housing price spatial structure.Secondly, using the data of 13 districts in Nanjing from 2003 to 2012, we build an panel data econometric model to analysis.In this paper, the Nanjing administrative zoning map as the analysis of reproduction, we use the price of commercial housing data on Nanjing real estate administration website, divide the price data of apartment buildings for ten years (2004-2014) into four periods; Then adopt the spatial analysis software such as ArcGIS, we utilize ordinary kriging interpolation method to simulate and predict the surface of nanjing housing price spatial distribution in different period, then rasterize the housing price statistical layer, we can achieve the three-dimensional stereogram of Nanjing housing prices for space model.Through the housing price space forecast model figure and three-dimensional stereogram, we found Nanjing housing price space distribution presents single center, extension, two center-extension, multi-center evolution process.Taking the downtown of Jiangning District as study area, we establish the geographically weighted regression model to get the coefficient figure of influenced factors, the significant factors are:business center, community center, city roads, education facilities, culture facilities, health carefacilities, plot ratio and urban green land and waters.Finally, based on the theory of agglomeration economy effects, we put forward the corresponding policy recommendations, to scatter the business, education, health care resources in a reasonable manner, control the urban resources space of location value, ultimately equilibrium the city housing price.In this paper, research idea can be used to optimize the urban location value, guide the demand of urban housing market, adjust the urban residential space structure, and provide a explored path to solve the problem of big city real estate prices.