关键词：豪华公寓价格，Hedonic定价模式，中央商务区，曼谷
摘 要：本研究旨在找出曼谷中央商务区（CBD）城市轨道交通车站半径1公里范围内豪华公寓价格的影响因素。自过去十年以来，曼谷中央商务区的房地产价值快速增长。根据记录数据，CBD公寓的均价提高了，在2016-2019年间接近28%。此外，这些地区豪华公寓的增长速度也比较快。52％的新公寓高于豪华级别，然而曼谷最大的人口群体的住房负担能力太低。此外，城市政策无法控制CBD内不可预测的公寓价格。作为城市规划者的一个工具，暴利税将从房地产开发商那里征收，这些开发商因公共基础设施规划而获得更高的房地产价值。这笔资金将用于基础设施建设，如交通、经济适用房等。本文建议在征收暴利税的情况下，应考虑影响CBD豪华公寓价格不可预测的因素。此外，研究结果建议开发商在CBD火车站附近新建豪华公寓的定价应更加合理。本研究以5年内建成的55套豪华公寓为研究样本。采用特征线法研究了曼谷CBD豪华共管公寓价格的位置、结构和邻里属性的影响。结果显示6个关键属性；单元数量、停车位/单元的百分比、项目区域内私人娱乐公园的位置、公共区域收费率、街角建筑物的位置以及到高速公路的距离都与曼谷CBD城市轨道交通车站附近的豪华公寓价格相关。
Abstract:Although the horizontal expansion of cities is mentioned in the literature as one of the reasons for the decline and instability of the central core, this study intends to show, by using spatial analysis models, such as Getis-Ord Gi and Grouping Analysis, and the spatial diffusion approach, that this conclusion differs in small cities. The study area is Torqabeh City, located in the northeast of Iran with a population of 20,998. Since 2006 the city has experienced rapid physical expansion with an annual growth rate of 5.27%. The research variables were population number, number of women, elderly, young, employed, unemployed and illiterate. The analysis was performed on 1,476 urban blocks across 1996, 2006 and 2016. The results indicated that before 2006, the central core as a "hot spot" was the origin of all population groups and was distinct from other urban areas. However, after 2006, population groups with the dominant pattern of "contagious diffusion" left the central core and settled around it. The outcomes of these changes did not show signs of decline and instability of the central core of Torqabeh in response to rapid physical expansion. This may be due to the failure of the new areas to play the role of a destination for the spatial diffusion of population groups and the lack of change in the position of the central core from a "hot spot" to a "cold spot". On the other hand, the diffusion of population groups from the central core to the peripheral areas, connected to the core in Torqabeh City, caused these areas to be similar to the central core and indicated the different condition of this city when compared to central core changes in big cities.
Key:Luxurious condominium prices, Hedonic pricing model, Central business district, Bangkok
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