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基于GARCH和COPULA的天津房地产市场预测
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摘要
房地产行业是人们生活的基本保障,和人民生活质量密切相关,也是中国国民经济的主导产业,在现代社会经济生活中有着举足轻重的地位。2000年以后,全国大多数城市房价一直呈上涨趋势。今后房价是否会继续上涨,到底能上涨到什么价位,无论对于政府、开发商,还是普通市民都是非常关心的问题。房价和成交面积是房地产市场两个重要指标,从它们不断变化的数据中找到不变规律,建立时间序列模型,预测天津市房价和成交面积未来概率分布。
     预测一般要求数据平稳,采用单位根检验验证天津市2005年3月20日到2007年10月31日每日平均房价、市区房价和成交面积对数变化率平稳性。存在许多预测模型,到底哪一种更适合本文数据,利用独立性检验、代替数据线性检验和条件异方差效应检验,确定自回归滑动-条件异方差(ARMA-GARCH)模型。不同阶数的模型会影响预测效果,通过检验标准残差独立性和信息准则选取合适阶数。最后极大似然估计模型参数。
     预测未来房价和成交面积的概率分布必须知道残差的概率分布。因为房价和成交面积的大起大落更受人们关注,所以利用广义帕累特分布(GPD)得到房价和成交面积变化率标准残差尾部分布,非尾部分布采用正态分布。因为要考虑房价和成交面积的联合分布,所以还需知道它们之间相关结构(COPULA)。COPULA类型很多,必须选择合适数据的某种类型。依据极大似然函数值,从40种COPULA中选择最优COPULA,极大似然估计参数。为了衡量房价和成交面积变化率中一个出现大值,另外一个也出现大值的可能性,计算3种尾部相关系数。
     通常预测都是给出一个数值,但是每天房价和成交面积肯定存在随机波动,所以运用蒙特卡罗方法预测后200天天津市房价、成交面积和市区房价概率分布。基于拟合Copula产生伪随机标准残差,按照拟合边缘分布(尾部GPD模型,非尾正态分布)分位数函数逆转。按照ARMA-GARCH拟合模拟预测变化率均值和标准波动,计算均值+标准波动×标准残差伪随随机数,逆变换变化率为原始数据。重复模拟1000次,把每天1000个样本的经验分布当成底分布,计算均值、中位数、80%VaR和95% VaR。根据2007年11月1日到2007年12月26日实际数据验证了预测结果的有效性。
Real estate, deciding the level of living quantity, is the base of people’s livingand the key industry of national economy. It plays an important role in modern socialactivity. Housing price in most cities has been rising since 2000. It is interesting forgovernment, enterprize and people whether the price will go on rising and what extentit reach. Housing price and take-up areas are the two crucial indicators of real estatemarket. Invariant rule is found from changing data. Time series model is established topredict probability distribution of the two indicator of Tianjin in the future.
     Prediction generally requires stationary series. Daily average housing price ofurban and city in Tianjin and take-up areas from March 20, 2005 to October 31, 2007were test for stationary by unit-root test through logarithm return. ARMA-GARCHmodel was guaranteed among lots of models by independence test, surrogate data testand conditional heteroscedasticity test. The order of the model will in?uence forecaste?ect. Suitable order was made out by information criteria and testing independence ofresiduals. Parameters were estimated by maximum likelihood.
     Forecasting price and area’s distribution dependents on residuals’distribution.Their extreme behavior is paid more people’s attention, so tail distribution was obtainedby generalized Pareto distribution(GPD). The rest was modeled by normal distribution.In order to know joint probability distribution, Copula is needed. Appropriate Copulawas selected from 40 kinds of Copula by maximum likelihood function. Three tail de-pendence coe?cients, measuring the probability of one indicator appearing large valueconditioning another have large value, were computed.
     Always a number is predicted. But daily price and area must exit stochastic viola-tion, so probability distributions in the future 200 days were predicted by Monte Carlo.Pseudo random numbers, generated from fitted Copula, were transformed according tofitted tail and non-tail quantile function. Mean and deviation of predicted return weregot by fitted ARMA-GARCH model. Raw price and area were calculated through re-versing mean plus deviation times Pseudo random numbers. The empirical distributionof 1000 repeated simulations was regarded as underlying distribution. Mean, median,80% VaR and 95% VaR were estimated. The data from November 1, 2007 to December26, 2007 testified the validity of the prediction results.
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