2003 Corporation Survey on LandMethod for Estimating the Asset Amount of LandThe following is an outline of the estimation method used to tabulate asset amount of land in the Basic Survey on Land (Corporations Survey on Land and Household Survey on Land). I. Corporations Survey on Land1. IntroductionWith respect to land owned by each corporation, the asset amount of land has been estimated by category, such as "building site, etc.," "forest land," "farm land," etc., multiplying respective size by a corresponding land price (unit price per unit area). Such price corresponding to a respective piece of land has been estimated using land price functions estimated separately, with the input of independent variables of attributes corresponding to the respective piece of land.2. Estimation of the asset amount for "building site, etc."2.1 Method of estimationThe asset amount for "building site, etc." of business assets was estimated by accumulating what was obtained by multiplying each size of a particular corporation's land by the price of the corresponding piece of land estimated with the land price function.2.2 Estimation of land price(1) Grouping by present usage of landLand price for "building site, etc." was estimated by dividing present usage of land into six groups: A to F (Table 1). For groups A, B, and C, estimation of land price was made based on land price functions estimated for the respective group. For group D, land price was estimated based on the land price of forest land, and for the groups E and F, land price was estimated based on the average price of farm land and others.
(2) Spatial range for setting up the land price functions As for the spatial range for setting up land price functions, the prefecture was used as the spatial range for residential land and commercial land. And, for industrial land, land price functions were estimated by regional blocks due to small sample size (numbers of sampling points) in Land Price Publications and the Prefectural Land Price Survey used in selecting forms and independent variables of functions. However, land price functions were established separately for the following.
(3) Estimating the land price functions Using land price data taken from 2003 Land Price Publication (as of January 1) and 2003 Prefectural Land Price Survey (as of July 1), land price functions were estimated that use land price as a dependent variable and traffic conditions, lot size, etc., as independent variables. Land price functions were estimated for residential land, commercial land, and industrial land, respectively. In addition, representative land/standard land categories were divided into three based on the present use of land, each of which serves as data for selecting form and independent variable of the respective land price function (Table 4).
The value of each independent variable was based on the Land Price Publication and Prefectural Land Price Survey. However, those items not noted in the Land Price Publication and Prefectural Land Price Survey (density of employees in area around the land, etc.) used indices set up by the following procedure. The accessibility indices were established for municipalities land in question is located as indicators expressing the regional convenience of a particular location. Using all municipalities in Japan as destinations (excluding, however, municipalities with populations of 100,000 or less except for those in the same prefecture or adjacent prefecture , which have little impact on the indices, in order to increase calculation efficiency), the indices were established as follows using population, number of non-agriculture or forestry employees, number of retail employees, and area of type 1 large-scale retail stores as degree of accumulation in destinations. Σ(degree of accumulation of the destination) ÷(time distance) α , where α is a multiplier. Used data was in the Population Census, Establishment and Enterprises Census, and other materials. The National Integrated Transport Analysis System (NITAS)-which was developed by the Ministry of Land, Infrastructure, and Transport-was used to obtain data on time distance between municipalities.
Selecting independent variables of land price functions
was accomplished by selecting appropriate variables with attention paid
to their significance and sign condition, which as a rule included taking
variables with a t value of 2 or more, etc., from all candidate variables
through multiple regression analysis, taking multicollinearity into
consideration. As for functional forms, linear and logarithmic linear
forms were postulated, with one or the other being adopted after consideration
of coefficient of determination, distribution of error, etc. It should
be mentioned that the coefficients of determination for the estimated
functions (adjusted for degree of freedom R2) were 0.63 to 0.91.
(Linear form)
(Logarithmic linear form)
3. Estimation of asset amount of "forest land"3.1 Method of estimationIn the same manner as for "building site, etc.," the asset amount for "forest land" of business assets was estimated multiplying the size, by municipality, of each corporation's forest land by the land price estimated with land price functions.3.2 Estimation of land price(1) Spatial range for setting up the land price function (3) Estimation of the land price Similar to the case of "building site, etc.," Estimation of land price was conducted with the established functions inputting attributes of the sections of the village and town to which the land in question belongs.
4. Estimation of asset amount for "farm land"The asset amount for "farm land" of business assets was estimated multiplying each size, by municipality, of each corporation by the average land price of farm land of the relevant prefecture to which the municipality belongs.The average land price of farm land of prefectures was estimated using sales prices of plowland prepared by the National Chamber of Agriculture. More precisely, since the sales prices of plowland are available by prefecture and by administrative system/plowland of the Agricultural Promotion Law and the City Planning Law, the average land price of farmland of prefectures was estimated from the dimensional weighted average using the by-prefecture and by-plowland/pasture area ratios of land owned by corporations of the Survey on Prices of Fixed Assets, etc., and the by-prefecture and by-system area ratios of the Census of Agriculture and Forestry. By-prefecture land prices of pasture were obtained from the Survey on Prices of Fixed Assets, etc. 5. Estimation of asset amount of stock landThe asset amount for "building site and others," forest land," and "farm land" of stock land were estimated by multiplying the total size, by municipality, of land owned by each corporation by the corresponding land price.The land price is the dimensional weighted average of land price by municipality for building site, etc., the land price by municipality for forest land, and the land price by prefecture for farm land. 6. Estimation of asset amount for other landThe asset amount for other land (such as "land used for railway, land used for stations, or land used for railroad forest" and "land used for power transmission lines, substations, power stations, gas supply facilities, communication facilities, broadcasting facilities, and land used for road") was estimated by multiplying total size, by prefecture and by type of site use of each corporation, by the corresponding land price.With regard to the land price corresponding to each type of land, the dimensional weighted average of land price for residential land, commercial land, industrial land, farm land, and forest land belonging to each prefecture was adopted for each land purpose shown in Table 7.
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II. Household Survey on Land1. IntroductionSimilar to the Corporations Survey on Land, the asset amount of land owned by each household is estimated by multiplying the land area for each type of land ("present site of dwelling," "building site, etc. other than the present site of dwelling," "farm land," "mountain-forest," etc.) by its corresponding land price. It should be noted that, as a rule, the land price corresponding to each type of land was established based on the Corporations Survey on Land.2. Estimation of the asset amount for "present site of dwelling"2.1 Method of estimationThe asset amount for "present site of dwelling" was estimated by accumulating what was obtained by multiplying the size of each lot of land owned by a particular household by the corresponding land price estimated with the land price function.2.2 Estimation of land price(1) Land price function usedThe land price function for "residential land" for each prefecture that was estimated in section I was used when estimating land price. (2) Estimation of land price (data inputted into the land price function) Estimation of land price was conducted with the estimated functions, inputting the size of the land in question as the variable of land size (however, in the case of multi-unit housing, the size of the multi-unit housing as a whole was used, not the size of sectional ownership), and inputting the average attributes of the sections of the village or town in which said land belongs as other variables. 3. Estimation of asset amount for land other than "present site of dwelling"3.1 Method of EstimationThe asset amount for land other than "present site of dwelling" ("building site, etc. other than the present site of dwelling," "mountain-forest", and "farm land") was estimated by multiplying the total size of land owned by a particular household, by municipality, by corresponding land price.3.2 Estimation of land price(1) Land price of ""building site, etc. other than the
present site of dwelling" With regard to corresponding land price, the dimen-sional
weighted average of land price for building site, etc. belonging to
each municipality, and the land price of mountain-forest owned by households
obtained from the land price function for forest land belonging to each
mu-nicipality of the Corporation Survey on Land were used. The land price of "farm land" was corresponded to the average land price of farm land in the prefecture of the municipality in which the land is located. The average land price of farm land in prefectures was obtained using the same procedure that was used in the Corporation Survey on Land.
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: Land price
(unit price per unit area) of land j owned by a corporation
: Coefficient
of attribute i
: Value of
attribute i of land j owned by a corporation