| Urban housing is an important part of urban geography,regional economics and urban sociology.Since the new century,the real estate market in large and medium-sized cities in China has developed rapidly,but there are two phenomena in the real estate market:the development of the real estate market with residential sales and the real estate leasing market with residential leasing is not coordinated,which directly leads to the emergence and intensification of the real estate market risks in large and medium-sized cities.Housing price-to-rent ratio can reflect the relationship between housing price and housing rent,and can also infer the operation status of the regional real estate market.Therefore,the price-to-rent ratio has gradually become an important indicator for the study of the real estate market.Studying the differentiation law of price-to-rent ratio and its formation mechanism is conducive to sticking to the orientation of "no speculation in housing" to maintain the healthy and sustainable development of the real estate market in order to provide solutions for residents to live in and to ensure the fairness and justice of social housing space.This paper takes Nanjing "one main urban area and three secondary urban areas"as the research area,and uses the residential price-to-rent ratio of residential quarters as the research object from 2009 to 2018.Based on comprehensive analysis of regional and urban real estate market theory,the spatial distribution pattern of the price-to-rent ratio of one main urban area and three secondary urban areas is analyzed by using trend analysis and fishnet analysis,so that its spatial and temporal differentiation characteristics are summarized.The Thiel coefficient is used to measure the difference of housing price-to-rent ratio in one main urban area and three secondary urban areas and summarize the spatial difference of housing price-to-rent ratio.The spatial correlation characteristics of housing price-to-rent ratio are explored by exploratory spatial data analysis(ESDA).Markov chain is used to analyze the temporal and spatial characteristics of the price-to-rent ratio of residential buildings.The index system of influencing factors of housing price-to-rent ratio is constructed from three aspects:location characteristics,building characteristics and neighborhood characteristics.The direction and intensity of influencing factors are analyzed by using hedonic price model,and the law of influencing factors on housing price-to-rent ratio is explored by using geographically weighted regression model.Hereby,it summarizes the structure mode of the price-to-rent ratio and its influencing factors,interprets the price-to-rent ratio of residential buildings in Nanjing by using the theory of land rent in order to put forward the countermeasures and suggestions for the development of the residential market in Nanjing.Through the analysis,the results of the study are as follow:(1)There is a significant spatial heterogeneity in the price-to-rent ratio of one main urban area and three secondary urban areas residential buildings,which generally presents a spatial pattern of decreasing from subsidiary cities to inner cities.Many famous schools and landscape resources are concentrated nearby so that price-to-rent ratio has significant spatial agglomeration characteristics.The spatial imbalance of the sale-rent ratio tends to be aggravated while the regional internal differences dominate the spatial differentiation of the whole region.(2)The price-to-rent ratio of one main and three sub-cities residential buildings is the result of the comprehensive effect of regional characteristics,architectural characteristics and neighborhood characteristics.The influence of central position,traffic position,housing age,financial support,greening rate,volume ratio and landscape position on price-to-rent ratio decreases in turn,and the influence of characteristic factors on price-to-rent ratio has significant spatial heterogeneity.(3)The dominant factors of each region are different.Under the influence of urban spatial form and dominant factors,the housing price-to-rent ratio presents a "circle+sector" spatial structure,and the housing price-to-rent ratio under the dominance of various rents will also form different spatial forms.Based on the theory of land rent,this paper interprets the differentiation mechanism of housing price-to-rent ratio in Nanjing by studying the spatial and temporal characteristics of residential rent-to-sales ratio and its formation mechanism.Finally,the countermeasures and suggestions for the development of housing market in Nanjing are put forward.Firstly,a long-term rent database should be established to give the same attention to residential rental market and residential sales market.Secondly,the database should be used to analyze the current situation of development of real estate market in various regions,so as to strengthen the macro-control of real estate market and formulate real estate policies in line with the regional development.Finally,the urban infrastructure should be optimized to narrow the gap in economic development among regions and optimize people living environment,strengthen the protection of landscape resources. |
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