学区对住宅价格的影响及其社会空间重构研究——以武汉市武昌区为例

doi:10.18306/dlkxjz.2022.04.006

Abstract

Abstract:

Since the Ministry of Education of China issued a series of documents requiring the implementation of the policy of nearby enrollment without entrance exam in 2014 and 2015, the enrollment qualifications of public primary and secondary schools have been linked to housing property. In this context, it is of significant value to explore how the primary and secondary school education resources affect housing prices and how the resulting urban socio-spatial restructuring takes place. Based on the data from open platforms of Anjuke, Lianjia, and Baidu and survey questionnaire and interview data, this study took Wuchang District of Wuhan City as the case area to explore the real influence of school districts on housing prices through adopting the hedonic price model, geographically weighted regression (GWR) model, and other technical methods. Moreover, starting with the concept of "production of space", this study explored the effect of school districts on urban socio-spatial restructuring. The results show that: 1) The impact of the characteristics of school districts on housing prices has exceeded the traditional housing characteristics, such as location, architecture, and neighborhood. 2) Housing within the high school district provides a convenient path for capital inflow from secondary to tertiary circuits, forming a macro basis for the production of school districts as well as a new stratification of social space. 3) At the micro scale, the competition for high-quality school districts has produced "people of school districts" and "space of school districts", and then enclaves of school districts have emerged, which has an impact on the traditional urban social space. 4) Unlike the "danwei (workplace) people" and "community people", the definition of "people of school districts" does not mainly rely on occupational or income divisions, but is associated with families of similar life cycles.

Key words: school district, housing price, socio-spatial restructuring, production of space, circuits of capital, Wuchang District of Wuhan City

GAO Zhe, QIU Jiayi, YU Jiayi, ZHU Yuanyuan. Influence of school districts on housing prices and the effect on socio-spatial restructuring: Taking Wuchang District of Wuhan City as a case[J].PROGRESS IN GEOGRAPHY, 2022, 41(4): 609-620.

Figures/Tables 8

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References 37

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变量类型	特征变量	变量描述	数据来源
区位特征	距地铁站距离	距最近地铁站距离	百度地图
	距公交站距离	距最近公交站距离	百度地图
	距CBD距离	距洪山广场的直线距离	百度地图
	环线等级	小区所在环线等级	百度地图
	基准地价等级	小区所在片区基准地价等级	武汉市自然资源和规划局
建筑特征	绿化率	小区绿化面积/小区规划面积	安居客
	容积率	地上建筑面积/占地面积	安居客
	建筑年代	房屋实际竣工年份	安居客
邻里特征	距医院距离	与最近医院的距离	百度地图
	距药店距离	与最近药店的距离	百度地图
	距幼儿园距离	与最近幼儿园的距离	百度地图
学区特征	普高率	小学对口初中毕业生升入普通高中的比率	初小官网

变量	标准化系数	t	显著性	容差	VIF
普高率	0.494^***	17.913	<0.001	0.854	1.171
容积率	0.038	1.437	0.151	0.909	1.100
绿化率	0.069^**	2.636	0.009	0.945	1.058
建筑年代	0.116^***	4.250	<0.001	0.877	1.140
距地铁站距离	-0.089^***	-3.287	0.001	0.896	1.116
距公交站距离	0.102^***	3.880	<0.001	0.943	1.061
距幼儿园距离	0.037	1.388	0.165	0.935	1.070
距医院距离	0.035	1.268	0.205	0.863	1.158
距药店距离	0.053^*	1.959	0.050	0.887	1.128
距CBD距离	-0.203^***	-4.937	<0.001	0.384	2.606
二环线	0.188^***	5.651	<0.001	0.590	1.696
三环线	-0.007	-0.125	0.901	0.236	4.237
II级地价	-0.144^***	-4.188	<0.001	0.552	1.813
III级地价	-0.136^*	-2.387	0.017	0.201	4.965
IV级地价	-0.033	-0.908	0.364	0.504	1.984
R²=0.433, 调整后R²=0.424

变量	最小值	最大值	中位数	平均值
普高率	-1080.723	5535.880	2058.137	2343.115
容积率	-659.581	2099.551	286.039	421.476
绿化率	-505.932	1139.970	391.912	407.738
建筑年代	-1062.303	2844.943	512.274	646.142
距地铁站距离	-1229.369	773.539	-588.274	-550.930
距公交站距离	-2242.813	1681.581	283.693	405.163
距幼儿园距离	-732.023	1239.881	130.367	188.077
距药店距离	-1801.602	624.284	122.927	49.103
距医院距离	-339.748	1537.902	363.342	380.700
基准地价	-1930.902	3321.570	699.047	767.456
距CBD距离	-5665.931	1491.325	-1403.595	-1676.826

指标		比例/%	指标		比例/%
户主年龄	24岁以下	3.23	从业部门	政府及事业单位	41.94
	25~40岁	49.46		央(国)企	26.88
	41~55岁	37.63		私企	6.45
	55岁以上	9.68		学生	2.15
家庭学龄儿童数量	一孩	41.94		离退休人员	16.13
	二孩	31.18		个体人员	2.15
	无	26.88		务农	3.23
家庭年收入	10万元以下	8.60		其他	1.07
	10万~20万元	6.45	选择住房考虑因素(多选)	教育	70.96
	20万~50万元	75.27		物业、小区环境	53.76
	50万元以上	9.68		工作通勤方便	56.98
子女教育支出	小于1万元	3.23		投资	37.63
	1万~5万元	7.53	子女完成义务教育后住房处理	卖掉	35.48
	5万~10万元	24.73		出租	30.11
	10万~20万元	53.76		继续居住	29.03
	大于20万元	10.75		其他	5.38

Influence of school districts on housing prices and the effect on socio-spatial restructuring: Taking Wuchang District of Wuhan City as a case

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