市场差异与房地产评估公平性检验模型研究——基于存量住宅交易的经验证据

房地产价格波动和复杂的市场差异给价值评估带来诸多困难.本文从市场差异和高密度社区的特征出发,运用空间计量方法对国际主流的九种公平性检验模型的效用和适用性进行了比较研究,检验了评估比率、垂直和水平不公平的影响因素差异和分布特征.结果表明:在高密度社区,空间计量方法能有效地降低评估不公平程度,尤其是垂直公平性.两种空间计量方法的垂直公平性表现均比较好,但水平公平性检验效果欠佳.具体而言,空间滞后方法优于空间误差方法.在九种公平性检验模型中,PF、Cheng、IAAO、Bell、Chapp和Sunderman模型出现累退效应.另外,与Goolsby模型相比,AD模型对高密度区域的评估公平性检验更加有效.本文的研究为改进房地产评估准确性提供了一个微观证据.

Market difference and test models of real estate assessment equity—Evidence from existing residential transactions

It is usually very difficult to appraisal real estate's value because the price's fluctuation and market difference. This paper researches the effect and applicability for the nine assessment equity test models that are very popular in real estate appraisal. Ratio, vertical and horizontal inequities are tested by spatial econometrics based on market difference and high-density communities. It is found that spatial econometrics methods could reduced effectively inequities, especially for vertical inequity. Relative to horizontal inequity test results, both two spatial econometrics methods are better in vertical inequity test. Concretely speaking, SAR (spatial autoregressive model) models are better than SEM (spatial error model) models. The regressive effects of vertical inequity are verified for PF, Cheng, IAAO, Bell, Sunderman and Chapp test models. Moreover, AD model are more effective than Goolsby model for assessment equity test in high-density area. This paper provides micro evidence to improve the accuracy in real estate assessment.