Research on the Spatiotemporal Evolution of Residential Layout Structures Under Housing Price Zoning in Changsha

OU Jingwen

doi:10.3969/j.issn.1000-0232.2025.07.003

Abstract：As a fundamental driver of urban development,residential space significantly influences both urban competitiveness and residents' quality of life.China's real estate market currently faces challenges such as increasing housing vacancy rates and insufficient macro-level regulation effectiveness.Consequently,a transition from macro spatial governance to micro-level structural optimization is urgently needed.This study analyzed spatiotemporal evolution patterns of residential layouts across various housing price zones in Changsha and their correlations with housing prices,using data from 2014 to 2023. Research units in five core urban districts of Changsha were delineated using regulatory planning and real estate market zoning methodologies.The dataset,sourced from online platforms and official planning approval systems,comprised 789 commercial housing projects and 400 representative housing types.Housing price zones were first divided using Z-SCORE standardization and trend line fitting.Next,an index system was developed based on three dimensions:building type,basic functional space,and quality functional space.Development trends over the past decade were analyzed using extreme value and trend line fitting methods.Finally,Pearson correlation analysis was conducted using SPSS software to examine the relationship between housing type structure indicators and housing prices,thereby identifying key influencing factors. Regarding housing price zoning,Changsha's five urban districts primarily feature medium-price and low-price areas.High-price areas are concentrated along the"two banks of the Xiangjiang River"and in the high-speed railway new town,while areas with decreasing housing prices are mainly found in the old urban area and some new urban areas.Concerning layout structure,high-value areas have expanded rapidly,mainly featuring two households per floor.These areas show significantly increasing functional space,characterized by multiple bathrooms,multiple bedrooms,and diversified quality spaces.Medium-value areas are experiencing growth rates second only to high-value areas,with slowly increasing proportions of south-facing,multi-bedroom and multi-bathroom homes,while high-quality spaces show moderate development.In low-value areas,unit sizes are small,accompanied by a decreasing proportion of basic functional spaces and delayed development of high-quality spaces.Areas with increasing values exhibit diversified types of housing,steady growth,and gradual development of high-quality spaces.Conversely,areas with decreasing values show low growth rates and declining proportions of basic functional space.Although the diversified development level of quality space is relatively high,it demonstrated a weak correlation with housing prices.With respect to the correlation between housing prices and layout structures,prices in high-value areas are closely related to areas of living and dining rooms,and the area range and area of the master bedroom.In medium-value areas,the emphasis is on the areas of living and dining rooms,as well as number of bathrooms.Low-value areas rely on kitchen area and the overall area range.In areas with increasing values,south-facing balcony width plays a significant role.However,the correlation between housing prices and layout structures is generally low in areas with decreasing values. The study concludes that: (1)A multi-dimensional driving mechanism,comprising resource endowment,planning policies,and economic transformation,jointly shapes the zoning pattern of housing prices. (2)Under the comprehensive influence of housing demand,economy,and policies,Changsha's housing development has progressed through"basic demand phase-diversification phase-quality improvement phase",evolving the layout structure from"single basic demand'to'multiple functions". (3)Significant regional differences exist in layout structure.High-value areas emphasize innovation of high-end functional space,while medium-value areas balance quality and cost-effectiveness.Low-value areas focus on optimization of practical spaces.Areas with increasing values balance quality and innovative exploration,whereas areas with decreasing values activate spatial values through urban renewal. This study establishes an analytical framework of"housing price zoning-layout structure-influencing factors",addressing a research gap concerning the correlation between housing prices and layout structures,and expanding the microscopic perspective for residential space governance.Research results provide theoretical and empirical insights for urban residential space governance,real estate policy formulation,and layout structural design optimization.However,existing data on layout structure primarily originates from plan approval documents,lacking feedback on residents' living experience.This easily leads to a gap between"design and use".Therefore,future analysis can be further deepened by incorporating surveys on living satisfaction.