城市设计视角下的市郊铁路站域商业溢价效应研究

站城结合有助于提高轨交站域土地增值效应，目前，关于站城结合设计对商业溢价的影响作用研究主要集中于宏观层面。本文从微观角度，基于空间面板计量模型改进经典特征价格法，结合成本效益分析法，以日本市郊铁路小田急小田原线为例，针对站域商业设施租金的溢价效应影响机制及站城联合开发研究其溢价作用效果。案例结果表明，市郊铁路站域商业设施的溢价增值效益与站城结合设施类型、结合方式及步行可达因素显著相关，与区位因素呈弱相关；站点 500 m范围内的商业溢价增值趋势呈非线性波动，并在100~200m范围内达到峰值；基于海老名站的成本效益估值分析结果验证了合理的站城结合设施设计可有效提升商业设施与站点的邻近程度，从而促进溢价效应，达到短期内快速反哺轨道交通车站建设成本，并实现正向营收的目的。研究结果可为规划设计决策提供定量参考依据。

Commercial Premium Effect of Suburban Railroad Station Area from Urban Design Perspective

Station-city integration helps to increase the land value-added effect of rail transit station area. The current research on the effect of station-city integration design on commercial premiums is mainly on the macro level. This paper investigates the mechanism of the premium effect on the rent of commercial facilities in the station area and the effect of joint station-city development on the premium effect from a micro perspective. A spatial panel econometric model is developed to improve the classical characteristic price method and a cost-benefit analysis is performed. The Odakyu Odawara line of a suburban railroad in Japan is used as an example for the analysis. The results show that the premium value-added of suburban railroad station commercial facilities is significantly related to the type of combined station-city facilities, the combination method and the walkability factor, but weakly related to the location factor. The trend of commercial premium value-added within 500 meters of the station fluctuates non-linearly and peaks in the range of 100~200 meters. The results of the cost-benefit valuation analysis based on Kairaomyo station verify that a reasonable design of the combined station-city facilities can effectively enhance the proximity of commercial facilities to the station, thus promoting the premium effect and helping quickly feeding the construction cost of the rail transit station with positive revenue in the short term. The results of the study can provide a quantitative reference for planning and design decisions.