Spatial analysis of residential prices in low-rise and high-rise buildings Case Study: (Area 5, Tehran)

Document Type : Research Paper

Authors

1 Department of Geography and Planning, School of Geography, University of Tabriz

2 Professor, Planning and Environmental Sciences, Urban Planning Group Tabriz University, Tabriz, IRAN

3 PhD student in Geography and Urban Planning, University of Tabriz

10.22034/gp.2023.57174.3158

Abstract

Fluctuations in housing prices and the cost of its services are among the most important social and economic issues. In a society where housing is heavily commercialized; Housing policies, real estate market, social environment affect housing values. District 5 of Tehran is known as the development area of Tehran due to its high growth rate. This research aims to take an effective step in identifying the preferences of consumers while estimating the qualitative demand for housing. Therefore, the aim of this research is to analyze the factors affecting housing prices using geographic weighted regression in low-rise and high-rise buildings in District 5 of Tehran. The research method is based on documentary and survey studies. The sample size was estimated using Cochran's 758 formula. then the classified probability method has been used to select the samples; The results of the findings showed that among the low-rise buildings in North Ponk neighborhoods, Program Organization, Baharan, and among the high-rise buildings in Bagh Faiz, Faraz, Naft neighborhoods, they have a higher price range than other neighborhoods. Also, the results of (GWR) showed that the variables of the infrastructure, the age and age of the building, the number of bedrooms, quality materials, the distance to the nearest green space, the width of the passage, the traffic situation and security in common and having a balcony and terrace, the distance to the nearest street main, the distance to the nearest commercial centers and the level of greenness of the street in low-rise buildings and the location of the unit on the floor, having a parking lot, the direction of the building, the distance to the nearest public transportation station, the distance to the nearest chain stores and the level of pollution in high-rise buildings They have the greatest impact on increasing property prices.

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Full Text

نوسانات قیمت مسکن و هزینه خدمات آن از مهمترین مباحث به لحاظ اجتماعی و اقتصادی است. در جامعه‌ای که مسکن به شدت تجاری ‌سازی شده است؛ سیاست‌های مسکن، بازار املاک، محیط اجتماعی بر ارزش‌های مسکن تأثیر می‌گذارند. منطقه 5 تهران به دلیل سرعت بالای رشد به پهنه توسعه شهر تهران شهرت دارد. این پژوهش بر آن است ضمن برآورد تقاضای کیفی مسکن در شناسایی ترجیحات مصرف­کنندگان گام موثری بردارد. از این رو هدف این پژوهش تحلیل عوامل موثر بر قیمت مسکن با استفاده رگرسیون وزنی جغرافیایی در ساختمان­های کم ارتفاع و بلند در منطقه 5 شهر تهران می­باشد. روش تحقیق مبتنی بر مطالعات اسنادی و پیمایشی است. حجم نمونه با استفاده از فرمول کوکران 758 برآورد گردید. سپس برای انتخاب نمونه­ها از روش احتمالی طبقه بندی شده استفاده شده است؛ نتایج یافته­ها نشان داد در بین ساختمان­های کم ارتفاع محله­های پونک شمالی، سازمان برنامه، بهاران و در بین ساختمان­های بلند محله­های باغ فیض، پرواز، نفت از دامنه قیمتی بالاتری نسبت به سایر محلات برخوردارند. همچنین نتایج حاصل از (GWR) نشان داد متغیرهای زیربنا، سن و قدمت بنا، تعداد اتاق خواب، مصالح با کیفیت، فاصله تا نزدیکترین فضای سبز، عرض گذر، وضعیت ترافیکی و امنیت بصورت مشترک و داشتن بالکن و تراس، فاصله تا نزدیک‌ترین خیابان اصلی، فاصله تا نزدیکترین مراکز تجاری و میزان سرسبز بودن خیابان در ساختمان­های کم ارتفاع و قرارگیری واحد در طبقه، داشتن پارکینگ، جهت ساختمان، فاصله تا نزدیکترین ایستگاه حمل‌ونقل عمومی، فاصله تا نزدیکترین فروشگاه­های زنجیره­ای و میزان آلودگی در ساختمان­های بلند دارای بیشترین تاثیر در افزایش قیمت ملک می­باشند.

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