中文摘要：

影响因素是地价评估的核心和基础,深圳市目前还没有一套完整的影响因素体系,现有体系主观性较强,因此,制定一套合理的影响因素体系及分析其影响规律显得十分重要和迫切。采用了空间分析方法及特尔斐法,确定了住宅用地影响因素体系。运用地理加权回归模型（GWR模型）对体系中的11个影响因素进行分析,研究结果表明深圳市不同区域对相同影响因素的敏感性不一样,即影响程度不一样,深圳市住宅用地价格影响因素具有明显的差异化特征,为深圳市地价评估中选择估价因素、确定因素权重提供定量支撑。

英文摘要：

There is no any complete set of impact factors system in Shenzhen, and the existing system is more subjective. Therefore, it is important and urgent to formulate a reasonable impact factor system and analyze its influence law. In this paper, spatial analysis method and Delphi method are used to determine the factors affecting residential land system. The results show that the sensitivity of different regions for the same factor is not the same, that is, the impact degrees are not the same. The impact factors of the residential land price in Shenzhen are different and have obvious difference characteristics. The analysis provides quantitative support for the selection of valuation factors and determination of weights in Shenzhen land price evaluation.