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行政区划的调整往往是为了适应城市化和区域经济一体化的要求而进行的。除经济和生态环境因素外,住宅价格还受社会、文化和政治等因素的影响和作用,但行政因素对住宅价格变化影响的实证研究并不多见。以上海市南汇区并入浦东新区为例,运用Hedonic模型、多元线性回归分析、半弹性系数等方法,从时间和空间两个方面,定量测度行政区划调整对住宅市场价格变化的影响程度。结果表明:从时间变化上看,行政区划调整以后,浦东新区各板块的住宅均价呈现上涨趋势,住宅价格比调整之前上涨2.74个百分点,且前阶段的涨幅较之后要大;从空间变化上看,外郊环、郊环外涨幅潜力更大。总体而言,行政区划调整对区域住宅价格变化有一定的正面影响,但其影响程度有限且不及区位、交通和住宅特征等因素显著。因此,地方政府和房地产开发商应当理性对待行政区划调整策略,不能过于奢望通过短期的行政区划调整来提升房地产价值,而应当更多地关注开发区位的选址及区域交通和环境条件的改善,提升物业管理水平与服务质量,完善社区公共服务配套设施建设。
Adjustment of administrative divisions is often carried out to meet the requirements of urbanization and regional economic integration. In addition to economic and ecological factors, housing prices are also affected and influenced by social, cultural and political factors. However, empirical studies on the impact of administrative factors on housing price changes are rare. Taking the integration of Nanhui District of Shanghai into Pudong New Area as an example, this paper uses Hedonic model, multiple linear regression analysis, semi-elastic coefficient and other methods to quantitatively measure the impact of administrative divisions on the changes of housing market prices in both time and space. The results show that: From the time point of view, after the adjustment of administrative divisions, the average price of residential units in various sections of Pudong New Area shows an upward trend. The price of residential housing rose 2.74 percentage points from the previous adjustment, and the increase in the previous stage was greater. Look, the outer suburbs, suburbs outside the greater potential for gains. Overall, the adjustment of administrative divisions has some positive effect on the change of residential housing prices in the region, but its impact is limited and not as significant as that of location. Traffic and residential characteristics are significant. Therefore, local governments and real estate developers should rationally treat the adjustment strategy of administrative divisions. They should not expect too much to enhance real estate value through short-term administrative divisions and adjustments. Instead, they should pay more attention to the selection of development sites and improvement of traffic and environmental conditions in the region. Improve property management and service quality, and improve community public service facilities.