Pricing Differences and Policy Optimization of Converting Existing Commercial Housing to Affordable Housing in Liaoning Province Based on Spatial Econometric Model

To address the dual challenges of destocking existing commercial housing and insufficient supply of affordable housing in Liaoning Province, and to accurately reveal the spatial characteristics and driving mechanisms of pricing differences in the conversion of existing commercial housing to affordable housing (hereinafter referred to as "EC-AH conversion"), this study takes 14 prefecture-level cities in Liaoning Province as research units, selects panel data from 2018 to 2024, and constructs a spatial econometric analysis framework. First, global and local spatial autocorrelation tests are used to verify the spatial dependence of EC-AH conversion pricing; second, Spatial Lag Model (SLM) and Spatial Error Model (SEM) are established to identify the core driving factors of pricing differences, and Geographically Weighted Regression (GWR) model is further adopted to analyze the spatial heterogeneity of the impacts of various factors; finally, differentiated policy optimization paths are proposed based on empirical results. The research shows that: EC-AH conversion pricing in Liaoning Province has significant positive spatial correlation, forming high-value agglomeration areas with Shenyang and Dalian as cores and low-value agglomeration areas in western and northern Liaoning; building characteristics (building age, floor area ratio), location conditions (distance to city center, traffic accessibility), market environment (existing housing destocking cycle, average commercial housing price) and policy factors (affordable housing subsidy standard, land transfer policy) have significant spatial heterogeneity in their impacts on pricing differences, among which market environment factors have the highest overall impact intensity. Based on this, optimization suggestions are put forward from three aspects: zonal pricing mechanism, precise policy empowerment and spatial coordinated regulation, providing theoretical support and practical reference for the efficient promotion of EC-AH conversion in Liaoning Province.