中文摘要：

政府会在不同的发展阶段提供有针对性的城市公共产品与公共服务,这些城市公共品,特别是福利设施与服务供给将对城市土地价格产生深远影响。本文利用日本东京与大阪的数据观察土地相关因素与土地外部因素对城市土地价格的影响,提取城市内部区块间公共品状况对土地价格的影响效应,并通过构建分层线性模型对日本东京都与大阪市两大城市的中心各区土地价格影响因素进行分析。发现东京与大阪城市各区之间的土地价格呈现出异质性特征,但各区内部保持着相对的同质性,这两层的影响因素有所区别。福利设施与服务类变量解释了地区之间地价的七成差异,其中老年人护理机构数量与老年福利中心数量这两种功能不同的福利设施对土地价格产生反向影响。

英文摘要：

The government would provide targeted urban public goods and public services at different development stages. And these urban public goods supplies,especially welfare facilities and services,will have deep influence on urban land prices. This paper observed the impacts of land- related factors and external factors of land on urban land prices with the relevant data of Tokyo and Osaka,and extracted the effects of public goods provided by inner- city ward on land price. By building a hierarchical linear model with the data of urban land prices of districts of urban center of Tokyo and Osaka,we found that the urban land prices between inner city wards exhibited heterogeneity characteristic,while the interior part remained relatively homogeneous,which meant the impact factors differed between these two levels. Welfare facilities and services variables could explain 70 % percent of the urban land price differences among regions. Specifically,elderly nursing facilities and welfare centers for the aged with different functions appeared opposite effect on land price.