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1==========================================================================================2RÉGRESSION QUANTILE SPATIALE MULTI-SEGMENTS3Marché résidentiel québécois — Données Centris4==========================================================================================56▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓7 SEGMENT : HOUSES8▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓910 Annonces brutes : 18,92011 Échantillon final : 6,25012 Prix : [99,000 — 5,295,000] $13 Médiane : 579,000 $14 Variables : 171516 --- Régions ---17 Gatineau : 454 (médian: 534,856 $)18 Montreal : 1180 (médian: 868,942 $)19 Quebec : 239 (médian: 536,384 $)20 Regions : 4377 (médian: 520,000 $)2122 --- Aménités (% oui) ---23 near_highway : 48.5%24 near_hospital : 30.5%25 near_park : 60.3%26 near_school : 69.2%27 near_transit : 34.8%28 near_golf : 39.7%29 has_garage : 56.9%3031 --- MCO (référence) ---32 R² ajusté = 0.618533 Moran I (résidus) = 0.5061, Z = 51.9, p = 0.00e+0034 → Autocorrélation spatiale SIGNIFICATIVE3536 --- Régressions quantiles (avec bootstrap SE, B=200) ---37 τ = 0.10 : pseudo-R² = 0.3554 (bootstrap OK)38 τ = 0.25 : pseudo-R² = 0.3645 (bootstrap OK)39 τ = 0.50 : pseudo-R² = 0.4003 (bootstrap OK)40 τ = 0.75 : pseudo-R² = 0.4363 (bootstrap OK)41 τ = 0.90 : pseudo-R² = 0.4435 (bootstrap OK)4243 2SQR : première étape R² = 0.671944 ρ (lag spatial, τ=0.50) = 0.29064546 Variable τ=0.1 τ=0.25 τ=0.5 τ=0.75 τ=0.9 MCO47 --------------------------------------------------------------------------------------------------48 near_highway 0.2053*** 0.1562*** 0.1129*** 0.0714*** 0.0342 0.1329*** 49 near_hospital -0.0850** -0.0613*** -0.0269* 0.0010 0.0414 -0.0487*** 50 near_park 0.1219*** 0.0703*** 0.0385* 0.0155 0.0142 0.0416** 51 near_school -0.1018** -0.1364*** -0.1100*** -0.1099*** -0.1111*** -0.1220*** 52 near_transit 0.1780*** 0.1620*** 0.0943*** 0.0741*** 0.0531* 0.1133*** 53 near_golf 0.0410 0.0629*** 0.0381** 0.0360** 0.0152 0.0520*** 54 has_garage 0.0611** 0.1004*** 0.0963*** 0.0823*** 0.0473* 0.0995*** 5556 ┌── τ = 0.10 ──────────────────────────────────────────────────────────────────────57 │ Pseudo-R² = 0.3554 | Sig. = 14/1758 │ Variable β SE(boot) z p Sig59 │ -----------------------------------------------------------------60 │ const 12.6525 0.0413 306.26 0.0000 ***61 │ bedrooms_c -0.0660 0.0104 -6.33 0.0000 ***62 │ total_baths_c 0.2349 0.0154 15.25 0.0000 ***63 │ stories_c -0.0439 0.0222 -1.97 0.0485 *64 │ parking_spaces_c 0.0022 0.0027 0.82 0.4103 65 │ ln_dist_c 2.4531 0.5524 4.44 0.0000 ***66 │ ln_floor_c 0.5108 0.0349 14.62 0.0000 ***67 │ ln_land_c 0.0481 0.0115 4.20 0.0000 ***68 │ near_highway 0.2053 0.0330 6.23 0.0000 ***69 │ near_hospital -0.0850 0.0276 -3.08 0.0021 **70 │ near_park 0.1219 0.0335 3.63 0.0003 ***71 │ near_school -0.1018 0.0327 -3.12 0.0018 **72 │ near_transit 0.1780 0.0269 6.62 0.0000 ***73 │ near_golf 0.0410 0.0261 1.57 0.1154 74 │ has_garage 0.0611 0.0199 3.06 0.0022 **75 │ reg_Montreal 0.2787 0.0299 9.33 0.0000 ***76 │ reg_Quebec 0.1128 0.0606 1.86 0.0629 77 │ reg_Regions -0.1262 0.0352 -3.59 0.0003 ***78 └──────────────────────────────────────────────────────────────────────────────7980 ┌── τ = 0.25 ──────────────────────────────────────────────────────────────────────81 │ Pseudo-R² = 0.3645 | Sig. = 15/1782 │ Variable β SE(boot) z p Sig83 │ -----------------------------------------------------------------84 │ const 12.8964 0.0289 445.49 0.0000 ***85 │ bedrooms_c -0.0513 0.0080 -6.45 0.0000 ***86 │ total_baths_c 0.2401 0.0120 20.08 0.0000 ***87 │ stories_c -0.0429 0.0136 -3.16 0.0016 **88 │ parking_spaces_c 0.0025 0.0015 1.67 0.0949 89 │ ln_dist_c 1.5535 0.4024 3.86 0.0001 ***90 │ ln_floor_c 0.5089 0.0206 24.76 0.0000 ***91 │ ln_land_c 0.0424 0.0057 7.47 0.0000 ***92 │ near_highway 0.1562 0.0178 8.77 0.0000 ***93 │ near_hospital -0.0613 0.0153 -4.01 0.0001 ***94 │ near_park 0.0703 0.0193 3.65 0.0003 ***95 │ near_school -0.1364 0.0219 -6.23 0.0000 ***96 │ near_transit 0.1620 0.0199 8.13 0.0000 ***97 │ near_golf 0.0629 0.0161 3.91 0.0001 ***98 │ has_garage 0.1004 0.0155 6.48 0.0000 ***99 │ reg_Montreal 0.2933 0.0180 16.32 0.0000 ***100 │ reg_Quebec 0.1595 0.0333 4.79 0.0000 ***101 │ reg_Regions -0.0442 0.0228 -1.94 0.0527 102 └──────────────────────────────────────────────────────────────────────────────103104 ┌── τ = 0.50 ──────────────────────────────────────────────────────────────────────105 │ Pseudo-R² = 0.4003 | Sig. = 16/17106 │ Variable β SE(boot) z p Sig107 │ -----------------------------------------------------------------108 │ const 13.1598 0.0219 601.66 0.0000 ***109 │ bedrooms_c -0.0357 0.0078 -4.60 0.0000 ***110 │ total_baths_c 0.2434 0.0115 21.24 0.0000 ***111 │ stories_c -0.0435 0.0147 -2.95 0.0031 **112 │ parking_spaces_c 0.0061 0.0021 2.97 0.0030 **113 │ ln_dist_c 2.4091 0.4797 5.02 0.0000 ***114 │ ln_floor_c 0.5551 0.0211 26.33 0.0000 ***115 │ ln_land_c 0.0311 0.0062 5.01 0.0000 ***116 │ near_highway 0.1129 0.0155 7.26 0.0000 ***117 │ near_hospital -0.0269 0.0129 -2.08 0.0372 *118 │ near_park 0.0385 0.0192 2.00 0.0456 *119 │ near_school -0.1100 0.0211 -5.22 0.0000 ***120 │ near_transit 0.0943 0.0167 5.65 0.0000 ***121 │ near_golf 0.0381 0.0128 2.98 0.0029 **122 │ has_garage 0.0963 0.0123 7.83 0.0000 ***123 │ reg_Montreal 0.2941 0.0214 13.73 0.0000 ***124 │ reg_Quebec 0.1790 0.0250 7.17 0.0000 ***125 │ reg_Regions 0.0252 0.0210 1.20 0.2288 126 └──────────────────────────────────────────────────────────────────────────────127128 ┌── τ = 0.75 ──────────────────────────────────────────────────────────────────────129 │ Pseudo-R² = 0.4363 | Sig. = 15/17130 │ Variable β SE(boot) z p Sig131 │ -----------------------------------------------------------------132 │ const 13.3650 0.0229 583.13 0.0000 ***133 │ bedrooms_c -0.0368 0.0068 -5.42 0.0000 ***134 │ total_baths_c 0.2493 0.0107 23.23 0.0000 ***135 │ stories_c -0.0260 0.0124 -2.10 0.0360 *136 │ parking_spaces_c 0.0108 0.0022 4.90 0.0000 ***137 │ ln_dist_c 1.9650 0.4594 4.28 0.0000 ***138 │ ln_floor_c 0.6077 0.0238 25.58 0.0000 ***139 │ ln_land_c 0.0229 0.0063 3.63 0.0003 ***140 │ near_highway 0.0714 0.0143 4.98 0.0000 ***141 │ near_hospital 0.0010 0.0154 0.06 0.9499 142 │ near_park 0.0155 0.0212 0.73 0.4650 143 │ near_school -0.1099 0.0193 -5.69 0.0000 ***144 │ near_transit 0.0741 0.0162 4.58 0.0000 ***145 │ near_golf 0.0360 0.0117 3.08 0.0021 **146 │ has_garage 0.0823 0.0139 5.90 0.0000 ***147 │ reg_Montreal 0.3625 0.0187 19.36 0.0000 ***148 │ reg_Quebec 0.2033 0.0385 5.28 0.0000 ***149 │ reg_Regions 0.0945 0.0195 4.84 0.0000 ***150 └──────────────────────────────────────────────────────────────────────────────151152 ┌── τ = 0.90 ──────────────────────────────────────────────────────────────────────153 │ Pseudo-R² = 0.4435 | Sig. = 12/17154 │ Variable β SE(boot) z p Sig155 │ -----------------------------------------------------------------156 │ const 13.5794 0.0367 370.16 0.0000 ***157 │ bedrooms_c -0.0513 0.0124 -4.15 0.0000 ***158 │ total_baths_c 0.2443 0.0175 13.99 0.0000 ***159 │ stories_c -0.0002 0.0220 -0.01 0.9924 160 │ parking_spaces_c 0.0155 0.0024 6.39 0.0000 ***161 │ ln_dist_c 1.9551 0.8298 2.36 0.0185 *162 │ ln_floor_c 0.6883 0.0319 21.60 0.0000 ***163 │ ln_land_c 0.0230 0.0060 3.80 0.0001 ***164 │ near_highway 0.0342 0.0250 1.37 0.1707 165 │ near_hospital 0.0414 0.0236 1.75 0.0794 166 │ near_park 0.0142 0.0248 0.57 0.5658 167 │ near_school -0.1111 0.0242 -4.59 0.0000 ***168 │ near_transit 0.0531 0.0248 2.14 0.0327 *169 │ near_golf 0.0152 0.0197 0.77 0.4420 170 │ has_garage 0.0473 0.0220 2.15 0.0316 *171 │ reg_Montreal 0.4411 0.0392 11.27 0.0000 ***172 │ reg_Quebec 0.2527 0.0502 5.04 0.0000 ***173 │ reg_Regions 0.1626 0.0328 4.96 0.0000 ***174 └──────────────────────────────────────────────────────────────────────────────175176 --- Tests de Wald (H₀: β(τ_low) = β(τ_high)) ---177178 Variable τ0.1=τ0.9 τ0.25=τ0.75 τ0.1=τ0.5179 -----------------------------------------------------------180 near_highway 17.12 *** 13.78 *** 6.42 * 181 near_hospital 12.11 *** 8.22 ** 3.63 n.s.182 near_park 6.66 ** 3.66 n.s. 4.66 * 183 near_school 0.05 n.s. 0.83 n.s. 0.04 n.s.184 near_transit 11.64 *** 11.73 *** 6.99 ** 185 near_golf 0.63 n.s. 1.84 n.s. 0.01 n.s.186 has_garage 0.22 n.s. 0.75 n.s. 2.26 n.s.187188 --- Moran I résidus ---189 Modèle I Z p190 -------------------------------------------------------191 QR τ=0.1 0.5145 52.8 0.00e+00192 QR τ=0.25 0.5149 52.8 0.00e+00193 QR τ=0.5 0.5236 53.7 0.00e+00194 QR τ=0.75 0.5194 53.3 0.00e+00195 QR τ=0.9 0.5148 52.8 0.00e+00196 SQR τ=0.1 0.5179 53.1 0.00e+00197 SQR τ=0.25 0.5195 53.3 0.00e+00198 SQR τ=0.5 0.5363 55.0 0.00e+00199 SQR τ=0.75 0.5432 55.7 0.00e+00200 SQR τ=0.9 0.5450 55.9 0.00e+00201202 --- Prix implicites (WTP en $) ---203 Aménité τ=0.1 τ=0.25 τ=0.5 τ=0.75 τ=0.9204 -------------------------------------------------------------------------------------205 Highway +62,663 +67,602 +69,207 +66,200 +51,655 206 Hospital -22,403 -23,779 -15,372 +869 +62,776 207 Park +35,648 +29,106 +22,701 +13,965 +21,292 208 School -26,608 -50,987 -60,312 -93,116 -156,222 209 Transit +53,567 +70,340 +57,284 +68,853 +80,970 210 Golf +11,521 +25,979 +22,469 +32,767 +22,679 211 Garage +17,329 +42,221 +58,542 +76,791 +71,954 212213 --- Effets directs/indirects (SQR τ=0.50, ρ=0.2906) ---214 Aménité β Direct Indirect Total $215 -----------------------------------------------------------------216 near_highway 0.0574 0.0809 0.0235 +48,767 $217 near_hospital -0.0057 -0.0080 -0.0023 -4,635 $218 near_park 0.0424 0.0597 0.0174 +35,626 $219 near_school -0.0716 -0.1009 -0.0293 -55,569 $220 near_transit 0.0710 0.1000 0.0291 +60,914 $221 near_golf 0.0233 0.0329 0.0096 +19,356 $222 has_garage 0.0913 0.1287 0.0374 +79,543 $223224▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓225 SEGMENT : CONDOS226▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓227228 Annonces brutes : 9,347229 Échantillon final : 1,031230 Prix : [177,700 — 2,932,760] $231 Médiane : 425,000 $232 Variables : 17233234 --- Régions ---235 Gatineau : 15 (médian: 319,000 $)236 Montreal : 267 (médian: 582,000 $)237 Quebec : 31 (médian: 450,000 $)238 Regions : 718 (médian: 375,000 $)239240 --- Aménités (% oui) ---241 near_highway : 72.5%242 near_hospital : 51.5%243 near_park : 81.2%244 near_school : 82.9%245 near_transit : 73.5%246 near_golf : 40.0%247 has_garage : 37.1%248249 --- MCO (référence) ---250 R² ajusté = 0.6690251 Moran I (résidus) = 0.5510, Z = 22.0, p = 0.00e+00252 → Autocorrélation spatiale SIGNIFICATIVE253254 --- Régressions quantiles (avec bootstrap SE, B=200) ---255 τ = 0.10 : pseudo-R² = 0.3773 (bootstrap OK)256 τ = 0.25 : pseudo-R² = 0.4140 (bootstrap OK)257 τ = 0.50 : pseudo-R² = 0.4486 (bootstrap OK)258 τ = 0.75 : pseudo-R² = 0.4678 (bootstrap OK)259 τ = 0.90 : pseudo-R² = 0.4559 (bootstrap OK)260261 2SQR : première étape R² = 0.7188262 ρ (lag spatial, τ=0.50) = 0.2027263264 Variable τ=0.1 τ=0.25 τ=0.5 τ=0.75 τ=0.9 MCO265 --------------------------------------------------------------------------------------------------266 near_highway 0.0010 -0.0089 -0.0025 -0.0257 -0.0740 -0.0231 267 near_hospital -0.0006 0.0011 0.0176 0.0251 -0.0083 0.0080 268 near_park 0.0336 0.0358 -0.0006 0.0145 0.0670 0.0266 269 near_school 0.0291 -0.0098 -0.0307 -0.0509 0.0261 -0.0303 270 near_transit 0.0297 0.0252 0.0299 0.0317 0.0780 0.0635** 271 near_golf -0.0598* -0.0586** -0.0479* -0.0918** -0.0837 -0.0782*** 272 has_garage 0.1046** 0.1591*** 0.1639*** 0.1161*** 0.1219** 0.1343*** 273274 ┌── τ = 0.10 ──────────────────────────────────────────────────────────────────────275 │ Pseudo-R² = 0.3773 | Sig. = 6/17276 │ Variable β SE(boot) z p Sig277 │ -----------------------------------------------------------------278 │ const 12.5504 0.1969 63.74 0.0000 ***279 │ bedrooms_c 0.0019 0.0289 0.07 0.9467 280 │ total_baths_c 0.2170 0.0356 6.10 0.0000 ***281 │ stories_c 0.0164 0.0047 3.52 0.0004 ***282 │ parking_spaces_c 0.0016 0.0066 0.25 0.8060 283 │ ln_dist_c 2.4816 0.8980 2.76 0.0057 **284 │ ln_floor_c 0.4459 0.0604 7.39 0.0000 ***285 │ ln_land_c 0.0023 0.0068 0.34 0.7341 286 │ near_highway 0.0010 0.0340 0.03 0.9772 287 │ near_hospital -0.0006 0.0279 -0.02 0.9839 288 │ near_park 0.0336 0.0399 0.84 0.4000 289 │ near_school 0.0291 0.0391 0.75 0.4562 290 │ near_transit 0.0297 0.0383 0.78 0.4371 291 │ near_golf -0.0598 0.0234 -2.55 0.0107 *292 │ has_garage 0.1046 0.0383 2.73 0.0064 **293 │ reg_Montreal 0.2460 0.1975 1.25 0.2130 294 │ reg_Quebec -0.0253 0.2204 -0.11 0.9085 295 │ reg_Regions 0.0235 0.1992 0.12 0.9060 296 └──────────────────────────────────────────────────────────────────────────────297298 ┌── τ = 0.25 ──────────────────────────────────────────────────────────────────────299 │ Pseudo-R² = 0.4140 | Sig. = 8/17300 │ Variable β SE(boot) z p Sig301 │ -----------------------------------------------------------------302 │ const 12.5857 0.0648 194.27 0.0000 ***303 │ bedrooms_c 0.0033 0.0191 0.17 0.8640 304 │ total_baths_c 0.2440 0.0310 7.87 0.0000 ***305 │ stories_c 0.0120 0.0026 4.59 0.0000 ***306 │ parking_spaces_c 0.0013 0.0043 0.30 0.7628 307 │ ln_dist_c 2.0919 1.0656 1.96 0.0496 *308 │ ln_floor_c 0.3718 0.0590 6.30 0.0000 ***309 │ ln_land_c 0.0046 0.0052 0.88 0.3785 310 │ near_highway -0.0089 0.0254 -0.35 0.7261 311 │ near_hospital 0.0011 0.0206 0.06 0.9559 312 │ near_park 0.0358 0.0315 1.14 0.2562 313 │ near_school -0.0098 0.0348 -0.28 0.7783 314 │ near_transit 0.0252 0.0302 0.84 0.4036 315 │ near_golf -0.0586 0.0196 -2.99 0.0028 **316 │ has_garage 0.1591 0.0296 5.38 0.0000 ***317 │ reg_Montreal 0.3755 0.0643 5.84 0.0000 ***318 │ reg_Quebec 0.1805 0.1177 1.53 0.1252 319 │ reg_Regions 0.1453 0.0645 2.25 0.0244 *320 └──────────────────────────────────────────────────────────────────────────────321322 ┌── τ = 0.50 ──────────────────────────────────────────────────────────────────────323 │ Pseudo-R² = 0.4486 | Sig. = 7/17324 │ Variable β SE(boot) z p Sig325 │ -----------------------------------------------------------------326 │ const 12.7345 0.0554 229.78 0.0000 ***327 │ bedrooms_c 0.0083 0.0217 0.38 0.7030 328 │ total_baths_c 0.2482 0.0254 9.78 0.0000 ***329 │ stories_c 0.0158 0.0026 6.13 0.0000 ***330 │ parking_spaces_c 0.0011 0.0047 0.24 0.8136 331 │ ln_dist_c 0.4903 1.0841 0.45 0.6511 332 │ ln_floor_c 0.4305 0.0505 8.52 0.0000 ***333 │ ln_land_c 0.0040 0.0055 0.72 0.4720 334 │ near_highway -0.0025 0.0285 -0.09 0.9313 335 │ near_hospital 0.0176 0.0240 0.73 0.4637 336 │ near_park -0.0006 0.0291 -0.02 0.9830 337 │ near_school -0.0307 0.0401 -0.77 0.4441 338 │ near_transit 0.0299 0.0292 1.02 0.3068 339 │ near_golf -0.0479 0.0222 -2.16 0.0307 *340 │ has_garage 0.1639 0.0267 6.14 0.0000 ***341 │ reg_Montreal 0.4198 0.0540 7.77 0.0000 ***342 │ reg_Quebec 0.1558 0.0812 1.92 0.0549 343 │ reg_Regions 0.1609 0.0441 3.65 0.0003 ***344 └──────────────────────────────────────────────────────────────────────────────345346 ┌── τ = 0.75 ──────────────────────────────────────────────────────────────────────347 │ Pseudo-R² = 0.4678 | Sig. = 8/17348 │ Variable β SE(boot) z p Sig349 │ -----------------------------------------------------------------350 │ const 12.8765 0.0672 191.74 0.0000 ***351 │ bedrooms_c -0.0214 0.0221 -0.97 0.3324 352 │ total_baths_c 0.2465 0.0306 8.05 0.0000 ***353 │ stories_c 0.0160 0.0040 3.99 0.0001 ***354 │ parking_spaces_c 0.0010 0.0037 0.26 0.7960 355 │ ln_dist_c -0.9479 1.6950 -0.56 0.5760 356 │ ln_floor_c 0.5619 0.0582 9.66 0.0000 ***357 │ ln_land_c 0.0055 0.0065 0.85 0.3977 358 │ near_highway -0.0257 0.0355 -0.72 0.4688 359 │ near_hospital 0.0251 0.0265 0.95 0.3435 360 │ near_park 0.0145 0.0432 0.34 0.7366 361 │ near_school -0.0509 0.0515 -0.99 0.3232 362 │ near_transit 0.0317 0.0367 0.86 0.3883 363 │ near_golf -0.0918 0.0282 -3.25 0.0012 **364 │ has_garage 0.1161 0.0257 4.52 0.0000 ***365 │ reg_Montreal 0.4930 0.0569 8.67 0.0000 ***366 │ reg_Quebec 0.2165 0.0928 2.33 0.0197 *367 │ reg_Regions 0.2223 0.0551 4.04 0.0001 ***368 └──────────────────────────────────────────────────────────────────────────────369370 ┌── τ = 0.90 ──────────────────────────────────────────────────────────────────────371 │ Pseudo-R² = 0.4559 | Sig. = 6/17372 │ Variable β SE(boot) z p Sig373 │ -----------------------------------------------------------------374 │ const 12.8782 0.0805 160.00 0.0000 ***375 │ bedrooms_c -0.0500 0.0289 -1.73 0.0841 376 │ total_baths_c 0.2809 0.0557 5.04 0.0000 ***377 │ stories_c 0.0116 0.0044 2.65 0.0081 **378 │ parking_spaces_c 0.0003 0.0028 0.12 0.9066 379 │ ln_dist_c -6.2236 4.3003 -1.45 0.1478 380 │ ln_floor_c 0.6765 0.0714 9.47 0.0000 ***381 │ ln_land_c -0.0152 0.0098 -1.55 0.1205 382 │ near_highway -0.0740 0.0550 -1.34 0.1788 383 │ near_hospital -0.0083 0.0466 -0.18 0.8590 384 │ near_park 0.0670 0.0600 1.12 0.2641 385 │ near_school 0.0261 0.0618 0.42 0.6730 386 │ near_transit 0.0780 0.0622 1.25 0.2098 387 │ near_golf -0.0837 0.0511 -1.64 0.1013 388 │ has_garage 0.1219 0.0392 3.11 0.0019 **389 │ reg_Montreal 0.5489 0.0776 7.08 0.0000 ***390 │ reg_Quebec 0.3184 0.1923 1.66 0.0979 391 │ reg_Regions 0.3627 0.0730 4.97 0.0000 ***392 └──────────────────────────────────────────────────────────────────────────────393394 --- Tests de Wald (H₀: β(τ_low) = β(τ_high)) ---395396 Variable τ0.1=τ0.9 τ0.25=τ0.75 τ0.1=τ0.5397 -----------------------------------------------------------398 near_highway 1.34 n.s. 0.15 n.s. 0.01 n.s.399 near_hospital 0.02 n.s. 0.51 n.s. 0.24 n.s.400 near_park 0.22 n.s. 0.16 n.s. 0.48 n.s.401 near_school 0.00 n.s. 0.44 n.s. 1.14 n.s.402 near_transit 0.44 n.s. 0.02 n.s. 0.00 n.s.403 near_golf 0.18 n.s. 0.93 n.s. 0.13 n.s.404 has_garage 0.10 n.s. 1.20 n.s. 1.61 n.s.405406 --- Moran I résidus ---407 Modèle I Z p408 -------------------------------------------------------409 QR τ=0.1 0.5740 23.0 0.00e+00410 QR τ=0.25 0.5612 22.5 0.00e+00411 QR τ=0.5 0.5519 22.1 0.00e+00412 QR τ=0.75 0.5290 21.2 0.00e+00413 QR τ=0.9 0.5550 22.2 0.00e+00414 SQR τ=0.1 0.5541 22.2 0.00e+00415 SQR τ=0.25 0.5408 21.6 0.00e+00416 SQR τ=0.5 0.5553 22.2 0.00e+00417 SQR τ=0.75 0.5344 21.4 0.00e+00418 SQR τ=0.9 0.5519 22.1 0.00e+00419420 --- Prix implicites (WTP en $) ---421 Aménité τ=0.1 τ=0.25 τ=0.5 τ=0.75 τ=0.9422 -------------------------------------------------------------------------------------423 Highway +267 -2,877 -1,041 -14,699 -60,617 424 Hospital -154 +371 +7,539 +14,732 -7,012 425 Park +9,380 +11,842 -263 +8,478 +58,924 426 School +8,129 -3,171 -12,835 -28,750 +22,470 427 Transit +8,297 +8,298 +12,879 +18,646 +68,911 428 Golf -15,948 -18,485 -19,893 -50,775 -68,255 429 Garage +30,312 +56,017 +75,714 +71,276 +110,223 430431 --- Effets directs/indirects (SQR τ=0.50, ρ=0.2027) ---432 Aménité β Direct Indirect Total $433 -----------------------------------------------------------------434 near_highway -0.0024 -0.0029 -0.0006 -1,251 $435 near_hospital 0.0235 0.0295 0.0060 +12,726 $436 near_park 0.0049 0.0061 0.0012 +2,620 $437 near_school -0.0169 -0.0212 -0.0043 -8,898 $438 near_transit 0.0242 0.0304 0.0062 +13,121 $439 near_golf -0.0408 -0.0512 -0.0104 -21,205 $440 has_garage 0.1298 0.1627 0.0330 +75,116 $441442▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓443 SEGMENT : PLEX444▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓445446 Annonces brutes : 4,619447 Échantillon final : 3,755448 Prix : [130,000 — 4,699,999] $449 Médiane : 799,000 $450 Variables : 17451452 --- Régions ---453 Gatineau : 127 (médian: 659,000 $)454 Montreal : 1783 (médian: 1,049,000 $)455 Quebec : 182 (médian: 649,000 $)456 Regions : 1663 (médian: 525,000 $)457458 --- Aménités (% oui) ---459 near_highway : 54.5%460 near_hospital : 45.2%461 near_park : 66.9%462 near_school : 73.3%463 near_transit : 54.4%464 near_golf : 24.5%465 has_garage : 31.6%466467 --- MCO (référence) ---468 R² ajusté = 0.5763469 Moran I (résidus) = 0.5284, Z = 40.2, p = 0.00e+00470 → Autocorrélation spatiale SIGNIFICATIVE471472 --- Régressions quantiles (avec bootstrap SE, B=200) ---473 τ = 0.10 : pseudo-R² = 0.4172 (bootstrap OK)474 τ = 0.25 : pseudo-R² = 0.4197 (bootstrap OK)475 τ = 0.50 : pseudo-R² = 0.3829 (bootstrap OK)476 τ = 0.75 : pseudo-R² = 0.3574 (bootstrap OK)477 τ = 0.90 : pseudo-R² = 0.3412 (bootstrap OK)478479 2SQR : première étape R² = 0.6497480 ρ (lag spatial, τ=0.50) = 0.1312481482 Variable τ=0.1 τ=0.25 τ=0.5 τ=0.75 τ=0.9 MCO483 --------------------------------------------------------------------------------------------------484 near_highway 0.0375 0.0506** 0.0489* -0.0104 -0.0836** 0.0400* 485 near_hospital 0.0543** 0.0039 0.0246 0.0294 -0.0420 0.0041 486 near_park 0.0249 0.0267 0.0210 0.0106 -0.0024 0.0120 487 near_school -0.0686* -0.0755** -0.1305*** -0.1059*** -0.0382 -0.0936*** 488 near_transit 0.1313*** 0.0968*** 0.1081*** 0.1082*** 0.1445*** 0.1286*** 489 near_golf -0.0286 -0.0075 -0.0242 -0.0013 0.0124 0.0118 490 has_garage 0.1040*** 0.0858*** 0.0390** 0.0037 0.0366 0.0616*** 491492 ┌── τ = 0.10 ──────────────────────────────────────────────────────────────────────493 │ Pseudo-R² = 0.4172 | Sig. = 10/17494 │ Variable β SE(boot) z p Sig495 │ -----------------------------------------------------------------496 │ const 13.0286 0.0529 246.21 0.0000 ***497 │ bedrooms_c 0.0533 0.0133 3.99 0.0001 ***498 │ total_baths_c 0.0850 0.0574 1.48 0.1389 499 │ stories_c 0.2022 0.0224 9.03 0.0000 ***500 │ parking_spaces_c 0.0047 0.0028 1.70 0.0900 501 │ ln_dist_c 3.4556 0.7731 4.47 0.0000 ***502 │ ln_land_c 0.0037 0.0098 0.38 0.7069 503 │ unit_total_c 0.1293 0.0077 16.69 0.0000 ***504 │ near_highway 0.0375 0.0234 1.60 0.1097 505 │ near_hospital 0.0543 0.0207 2.62 0.0087 **506 │ near_park 0.0249 0.0287 0.87 0.3861 507 │ near_school -0.0686 0.0308 -2.23 0.0260 *508 │ near_transit 0.1313 0.0348 3.77 0.0002 ***509 │ near_golf -0.0286 0.0214 -1.34 0.1811 510 │ has_garage 0.1040 0.0201 5.16 0.0000 ***511 │ reg_Montreal 0.3183 0.0455 7.00 0.0000 ***512 │ reg_Quebec -0.0622 0.0581 -1.07 0.2839 513 │ reg_Regions -0.4668 0.0521 -8.96 0.0000 ***514 └──────────────────────────────────────────────────────────────────────────────515516 ┌── τ = 0.25 ──────────────────────────────────────────────────────────────────────517 │ Pseudo-R² = 0.4197 | Sig. = 12/17518 │ Variable β SE(boot) z p Sig519 │ -----------------------------------------------------------------520 │ const 13.2194 0.0333 397.52 0.0000 ***521 │ bedrooms_c 0.0478 0.0092 5.22 0.0000 ***522 │ total_baths_c 0.1435 0.0247 5.81 0.0000 ***523 │ stories_c 0.1759 0.0209 8.40 0.0000 ***524 │ parking_spaces_c 0.0027 0.0032 0.86 0.3883 525 │ ln_dist_c 4.1812 0.9018 4.64 0.0000 ***526 │ ln_land_c 0.0170 0.0067 2.53 0.0113 *527 │ unit_total_c 0.1454 0.0070 20.87 0.0000 ***528 │ near_highway 0.0506 0.0173 2.93 0.0034 **529 │ near_hospital 0.0039 0.0186 0.21 0.8341 530 │ near_park 0.0267 0.0244 1.09 0.2744 531 │ near_school -0.0755 0.0283 -2.67 0.0077 **532 │ near_transit 0.0968 0.0247 3.91 0.0001 ***533 │ near_golf -0.0075 0.0171 -0.44 0.6606 534 │ has_garage 0.0858 0.0182 4.71 0.0000 ***535 │ reg_Montreal 0.3496 0.0277 12.63 0.0000 ***536 │ reg_Quebec -0.0059 0.0464 -0.13 0.8989 537 │ reg_Regions -0.3585 0.0305 -11.77 0.0000 ***538 └──────────────────────────────────────────────────────────────────────────────539540 ┌── τ = 0.50 ──────────────────────────────────────────────────────────────────────541 │ Pseudo-R² = 0.3829 | Sig. = 13/17542 │ Variable β SE(boot) z p Sig543 │ -----------------------------------------------------------------544 │ const 13.4588 0.0498 270.30 0.0000 ***545 │ bedrooms_c 0.0528 0.0104 5.08 0.0000 ***546 │ total_baths_c 0.1667 0.0221 7.53 0.0000 ***547 │ stories_c 0.1783 0.0241 7.41 0.0000 ***548 │ parking_spaces_c 0.0085 0.0030 2.85 0.0044 **549 │ ln_dist_c 5.7915 1.5063 3.84 0.0001 ***550 │ ln_land_c 0.0341 0.0062 5.53 0.0000 ***551 │ unit_total_c 0.1495 0.0063 23.66 0.0000 ***552 │ near_highway 0.0489 0.0219 2.23 0.0258 *553 │ near_hospital 0.0246 0.0162 1.52 0.1292 554 │ near_park 0.0210 0.0258 0.81 0.4158 555 │ near_school -0.1305 0.0339 -3.85 0.0001 ***556 │ near_transit 0.1081 0.0280 3.87 0.0001 ***557 │ near_golf -0.0242 0.0187 -1.29 0.1970 558 │ has_garage 0.0390 0.0148 2.63 0.0085 **559 │ reg_Montreal 0.3362 0.0474 7.09 0.0000 ***560 │ reg_Quebec 0.0406 0.0668 0.61 0.5435 561 │ reg_Regions -0.2237 0.0544 -4.12 0.0000 ***562 └──────────────────────────────────────────────────────────────────────────────563564 ┌── τ = 0.75 ──────────────────────────────────────────────────────────────────────565 │ Pseudo-R² = 0.3574 | Sig. = 11/17566 │ Variable β SE(boot) z p Sig567 │ -----------------------------------------------------------------568 │ const 13.6876 0.0405 337.61 0.0000 ***569 │ bedrooms_c 0.0303 0.0079 3.82 0.0001 ***570 │ total_baths_c 0.2268 0.0207 10.97 0.0000 ***571 │ stories_c 0.1869 0.0251 7.45 0.0000 ***572 │ parking_spaces_c 0.0110 0.0024 4.64 0.0000 ***573 │ ln_dist_c 6.0825 0.9376 6.49 0.0000 ***574 │ ln_land_c 0.0373 0.0088 4.24 0.0000 ***575 │ unit_total_c 0.1587 0.0072 22.06 0.0000 ***576 │ near_highway -0.0104 0.0209 -0.50 0.6195 577 │ near_hospital 0.0294 0.0182 1.62 0.1056 578 │ near_park 0.0106 0.0272 0.39 0.6969 579 │ near_school -0.1059 0.0266 -3.97 0.0001 ***580 │ near_transit 0.1082 0.0207 5.22 0.0000 ***581 │ near_golf -0.0013 0.0200 -0.06 0.9489 582 │ has_garage 0.0037 0.0178 0.21 0.8362 583 │ reg_Montreal 0.3311 0.0401 8.25 0.0000 ***584 │ reg_Quebec 0.0600 0.0533 1.13 0.2600 585 │ reg_Regions -0.1342 0.0441 -3.05 0.0023 **586 └──────────────────────────────────────────────────────────────────────────────587588 ┌── τ = 0.90 ──────────────────────────────────────────────────────────────────────589 │ Pseudo-R² = 0.3412 | Sig. = 8/17590 │ Variable β SE(boot) z p Sig591 │ -----------------------------------------------------------------592 │ const 13.8070 0.0532 259.34 0.0000 ***593 │ bedrooms_c 0.0162 0.0112 1.45 0.1468 594 │ total_baths_c 0.2999 0.0278 10.79 0.0000 ***595 │ stories_c 0.1744 0.0225 7.76 0.0000 ***596 │ parking_spaces_c 0.0095 0.0033 2.85 0.0044 **597 │ ln_dist_c 8.4457 1.7493 4.83 0.0000 ***598 │ ln_land_c 0.0262 0.0145 1.81 0.0708 599 │ unit_total_c 0.1764 0.0078 22.74 0.0000 ***600 │ near_highway -0.0836 0.0268 -3.12 0.0018 **601 │ near_hospital -0.0420 0.0296 -1.42 0.1564 602 │ near_park -0.0024 0.0303 -0.08 0.9356 603 │ near_school -0.0382 0.0408 -0.94 0.3495 604 │ near_transit 0.1445 0.0297 4.86 0.0000 ***605 │ near_golf 0.0124 0.0210 0.59 0.5532 606 │ has_garage 0.0366 0.0248 1.48 0.1401 607 │ reg_Montreal 0.4111 0.0498 8.25 0.0000 ***608 │ reg_Quebec 0.1388 0.0765 1.81 0.0695 609 │ reg_Regions 0.0097 0.0593 0.16 0.8699 610 └──────────────────────────────────────────────────────────────────────────────611612 --- Tests de Wald (H₀: β(τ_low) = β(τ_high)) ---613614 Variable τ0.1=τ0.9 τ0.25=τ0.75 τ0.1=τ0.5615 -----------------------------------------------------------616 near_highway 11.58 *** 5.05 * 0.13 n.s.617 near_hospital 7.09 ** 0.96 n.s. 1.28 n.s.618 near_park 0.43 n.s. 0.19 n.s. 0.01 n.s.619 near_school 0.35 n.s. 0.61 n.s. 1.83 n.s.620 near_transit 0.08 n.s. 0.12 n.s. 0.27 n.s.621 near_golf 1.88 n.s. 0.06 n.s. 0.02 n.s.622 has_garage 4.44 * 10.40 ** 6.75 ** 623624 --- Moran I résidus ---625 Modèle I Z p626 -------------------------------------------------------627 QR τ=0.1 0.5590 42.5 0.00e+00628 QR τ=0.25 0.5326 40.6 0.00e+00629 QR τ=0.5 0.5165 39.4 0.00e+00630 QR τ=0.75 0.5238 39.9 0.00e+00631 QR τ=0.9 0.5161 39.4 0.00e+00632 SQR τ=0.1 0.5619 42.8 0.00e+00633 SQR τ=0.25 0.5358 40.8 0.00e+00634 SQR τ=0.5 0.5219 39.8 0.00e+00635 SQR τ=0.75 0.5392 41.1 0.00e+00636 SQR τ=0.9 0.5423 41.4 0.00e+00637638 --- Prix implicites (WTP en $) ---639 Aménité τ=0.1 τ=0.25 τ=0.5 τ=0.75 τ=0.9640 -------------------------------------------------------------------------------------641 Highway +12,612 +26,919 +40,067 -11,871 -122,373 642 Hospital +18,414 +2,030 +19,897 +34,285 -62,744 643 Park +8,317 +14,019 +16,927 +12,231 -3,728 644 School -21,867 -37,765 -97,780 -115,548 -57,092 645 Transit +46,288 +52,764 +91,169 +131,368 +237,063 646 Golf -9,302 -3,892 -19,083 -1,476 +19,097 647 Garage +36,154 +46,481 +31,762 +4,241 +56,895 648649 --- Effets directs/indirects (SQR τ=0.50, ρ=0.1312) ---650 Aménité β Direct Indirect Total $651 -----------------------------------------------------------------652 near_highway 0.0427 0.0491 0.0064 +40,228 $653 near_hospital 0.0241 0.0278 0.0036 +22,517 $654 near_park 0.0287 0.0330 0.0043 +26,804 $655 near_school -0.1290 -0.1484 -0.0195 -110,219 $656 near_transit 0.0982 0.1131 0.0148 +95,646 $657 near_golf -0.0233 -0.0268 -0.0035 -21,111 $658 has_garage 0.0301 0.0346 0.0045 +28,140 $659660▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓661 SEGMENT : LAND662▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓▓663664 Annonces brutes : 9,595665 Échantillon final : 9,239666 Prix : [16,000 — 8,900,000] $667 Médiane : 150,000 $668 Variables : 11669670 --- Régions ---671 Gatineau : 67 (médian: 314,900 $)672 Montreal : 790 (médian: 499,000 $)673 Quebec : 168 (médian: 327,000 $)674 Regions : 8214 (médian: 147,900 $)675676 --- Aménités (% oui) ---677 near_highway : 24.3%678 near_hospital : 13.6%679 near_park : 30.5%680 near_school : 34.2%681 near_transit : 8.3%682 near_golf : 26.6%683684 --- MCO (référence) ---685 R² ajusté = 0.1540686 Moran I (résidus) = 0.5801, Z = 67.2, p = 0.00e+00687 → Autocorrélation spatiale SIGNIFICATIVE688689 --- Régressions quantiles (avec bootstrap SE, B=200) ---690 τ = 0.10 : pseudo-R² = 0.0865 (bootstrap OK)691 τ = 0.25 : pseudo-R² = 0.1071 (bootstrap OK)692 τ = 0.50 : pseudo-R² = 0.1117 (bootstrap OK)693 τ = 0.75 : pseudo-R² = 0.1151 (bootstrap OK)694 τ = 0.90 : pseudo-R² = 0.0840 (bootstrap OK)695696 2SQR : première étape R² = 0.2039697 ρ (lag spatial, τ=0.50) = 0.3220698699 Variable τ=0.1 τ=0.25 τ=0.5 τ=0.75 τ=0.9 MCO700 --------------------------------------------------------------------------------------------------701 near_highway 0.4258*** 0.4480*** 0.4527*** 0.5086*** 0.5720*** 0.4747*** 702 near_hospital -0.0299 -0.0224 -0.0616 -0.0401 0.0715 -0.0359 703 near_park 0.0114 0.0352 0.0668 0.0258 -0.1371 -0.0052 704 near_school 0.0303 -0.0832** -0.0486 -0.1451*** -0.2488** -0.1126*** 705 near_transit 0.3637*** 0.5696*** 0.4846*** 0.4657*** 0.4206*** 0.4257*** 706 near_golf 0.1323*** 0.2120*** 0.0752* 0.0706 -0.1731* 0.0856** 707708 ┌── τ = 0.10 ──────────────────────────────────────────────────────────────────────709 │ Pseudo-R² = 0.0865 | Sig. = 6/11710 │ Variable β SE(boot) z p Sig711 │ -----------------------------------------------------------------712 │ const 11.1212 0.1895 58.70 0.0000 ***713 │ ln_land_c 0.2138 0.0144 14.80 0.0000 ***714 │ ln_dist_c 0.6657 0.5351 1.24 0.2134 715 │ near_highway 0.4258 0.0371 11.48 0.0000 ***716 │ near_hospital -0.0299 0.0394 -0.76 0.4477 717 │ near_park 0.0114 0.0299 0.38 0.7015 718 │ near_school 0.0303 0.0348 0.87 0.3840 719 │ near_transit 0.3637 0.1056 3.44 0.0006 ***720 │ near_golf 0.1323 0.0328 4.03 0.0001 ***721 │ reg_Montreal 0.0876 0.1971 0.44 0.6566 722 │ reg_Quebec 0.4599 0.2029 2.27 0.0234 *723 │ reg_Regions -0.3941 0.1875 -2.10 0.0356 *724 └──────────────────────────────────────────────────────────────────────────────725726 ┌── τ = 0.25 ──────────────────────────────────────────────────────────────────────727 │ Pseudo-R² = 0.1071 | Sig. = 7/11728 │ Variable β SE(boot) z p Sig729 │ -----------------------------------------------------------------730 │ const 11.6268 0.2293 50.71 0.0000 ***731 │ ln_land_c 0.2137 0.0103 20.71 0.0000 ***732 │ ln_dist_c 1.9862 0.5050 3.93 0.0001 ***733 │ near_highway 0.4480 0.0329 13.63 0.0000 ***734 │ near_hospital -0.0224 0.0394 -0.57 0.5701 735 │ near_park 0.0352 0.0317 1.11 0.2659 736 │ near_school -0.0832 0.0281 -2.96 0.0031 **737 │ near_transit 0.5696 0.0735 7.75 0.0000 ***738 │ near_golf 0.2120 0.0298 7.11 0.0000 ***739 │ reg_Montreal 0.3201 0.2300 1.39 0.1640 740 │ reg_Quebec 0.2688 0.2364 1.14 0.2555 741 │ reg_Regions -0.4956 0.2269 -2.18 0.0289 *742 └──────────────────────────────────────────────────────────────────────────────743744 ┌── τ = 0.50 ──────────────────────────────────────────────────────────────────────745 │ Pseudo-R² = 0.1117 | Sig. = 5/11746 │ Variable β SE(boot) z p Sig747 │ -----------------------------------------------------------------748 │ const 12.5330 0.1655 75.72 0.0000 ***749 │ ln_land_c 0.1902 0.0096 19.86 0.0000 ***750 │ ln_dist_c 1.2203 0.7969 1.53 0.1257 751 │ near_highway 0.4527 0.0348 13.00 0.0000 ***752 │ near_hospital -0.0616 0.0406 -1.52 0.1292 753 │ near_park 0.0668 0.0387 1.72 0.0846 754 │ near_school -0.0486 0.0396 -1.23 0.2204 755 │ near_transit 0.4846 0.0499 9.71 0.0000 ***756 │ near_golf 0.0752 0.0316 2.38 0.0174 *757 │ reg_Montreal 0.2222 0.1680 1.32 0.1861 758 │ reg_Quebec -0.2053 0.1846 -1.11 0.2660 759 │ reg_Regions -0.8339 0.1657 -5.03 0.0000 ***760 └──────────────────────────────────────────────────────────────────────────────761762 ┌── τ = 0.75 ──────────────────────────────────────────────────────────────────────763 │ Pseudo-R² = 0.1151 | Sig. = 5/11764 │ Variable β SE(boot) z p Sig765 │ -----------------------------------------------------------------766 │ const 13.4619 0.3816 35.28 0.0000 ***767 │ ln_land_c 0.1569 0.0114 13.78 0.0000 ***768 │ ln_dist_c 2.1401 1.1308 1.89 0.0584 769 │ near_highway 0.5086 0.0451 11.29 0.0000 ***770 │ near_hospital -0.0401 0.0456 -0.88 0.3783 771 │ near_park 0.0258 0.0498 0.52 0.6036 772 │ near_school -0.1451 0.0426 -3.41 0.0007 ***773 │ near_transit 0.4657 0.0567 8.22 0.0000 ***774 │ near_golf 0.0706 0.0402 1.76 0.0789 775 │ reg_Montreal 0.1137 0.3852 0.30 0.7678 776 │ reg_Quebec -0.4069 0.3924 -1.04 0.2997 777 │ reg_Regions -1.0706 0.3801 -2.82 0.0048 **778 └──────────────────────────────────────────────────────────────────────────────779780 ┌── τ = 0.90 ──────────────────────────────────────────────────────────────────────781 │ Pseudo-R² = 0.0840 | Sig. = 7/11782 │ Variable β SE(boot) z p Sig783 │ -----------------------------------------------------------------784 │ const 14.7859 0.2847 51.93 0.0000 ***785 │ ln_land_c 0.0740 0.0106 7.00 0.0000 ***786 │ ln_dist_c 5.7141 1.7150 3.33 0.0009 ***787 │ near_highway 0.5720 0.0732 7.82 0.0000 ***788 │ near_hospital 0.0715 0.0944 0.76 0.4491 789 │ near_park -0.1371 0.0837 -1.64 0.1016 790 │ near_school -0.2488 0.0863 -2.88 0.0039 **791 │ near_transit 0.4206 0.1000 4.21 0.0000 ***792 │ near_golf -0.1731 0.0777 -2.23 0.0259 *793 │ reg_Montreal -0.2940 0.2843 -1.03 0.3010 794 │ reg_Quebec -0.6773 0.3549 -1.91 0.0563 795 │ reg_Regions -1.3747 0.2837 -4.85 0.0000 ***796 └──────────────────────────────────────────────────────────────────────────────797798 --- Tests de Wald (H₀: β(τ_low) = β(τ_high)) ---799800 Variable τ0.1=τ0.9 τ0.25=τ0.75 τ0.1=τ0.5801 -----------------------------------------------------------802 near_highway 3.18 n.s. 1.18 n.s. 0.28 n.s.803 near_hospital 0.98 n.s. 0.09 n.s. 0.31 n.s.804 near_park 2.79 n.s. 0.03 n.s. 1.28 n.s.805 near_school 9.00 ** 1.47 n.s. 2.24 n.s.806 near_transit 0.15 n.s. 1.25 n.s. 1.07 n.s.807 near_golf 13.11 *** 7.99 ** 1.57 n.s.808809 --- Moran I résidus ---810 Modèle I Z p811 -------------------------------------------------------812 QR τ=0.1 0.5973 69.2 0.00e+00813 QR τ=0.25 0.5849 67.8 0.00e+00814 QR τ=0.5 0.5851 67.8 0.00e+00815 QR τ=0.75 0.5853 67.8 0.00e+00816 QR τ=0.9 0.5885 68.2 0.00e+00817 SQR τ=0.1 0.6070 70.3 0.00e+00818 SQR τ=0.25 0.5986 69.4 0.00e+00819 SQR τ=0.5 0.5948 68.9 0.00e+00820 SQR τ=0.75 0.5939 68.8 0.00e+00821 SQR τ=0.9 0.5878 68.1 0.00e+00822823 --- Prix implicites (WTP en $) ---824 Aménité τ=0.1 τ=0.25 τ=0.5 τ=0.75 τ=0.9825 -------------------------------------------------------------------------------------826 Highway +26,539 +44,932 +85,884 +232,054 +703,113 827 Hospital -1,473 -1,760 -8,959 -13,769 +67,487 828 Park +576 +2,852 +10,357 +9,164 -116,700 829 School +1,537 -6,349 -7,109 -47,286 -200,656 830 Transit +21,934 +61,025 +93,530 +207,578 +476,333 831 Golf +7,074 +18,771 +11,716 +25,594 -144,802 832833 --- Effets directs/indirects (SQR τ=0.50, ρ=0.3220) ---834 Aménité β Direct Indirect Total $835 -----------------------------------------------------------------836 near_highway 0.3235 0.4771 0.1536 +91,709 $837 near_hospital -0.0111 -0.0164 -0.0053 -2,441 $838 near_park 0.0659 0.0973 0.0313 +15,322 $839 near_school -0.0183 -0.0270 -0.0087 -4,003 $840 near_transit 0.3493 0.5152 0.1659 +101,101 $841 near_golf 0.0452 0.0666 0.0214 +10,331 $842843==========================================================================================844GÉNÉRATION DES FIGURES845==========================================================================================846 ✓ fig1_coef_plots_amenities.png847 ✓ fig2_wtp_by_quantile.png848 ✓ fig3_ols_vs_qr_vs_sqr.png849 ✓ fig4_pseudo_r2.png850 ✓ fig5_spatial_lag_rho.png851 ✓ fig6_price_distributions.png852 ✓ fig7_wald_heatmap.png853854==========================================================================================855RÉSUMÉ COMPARATIF MULTI-SEGMENTS856==========================================================================================857858 Segment N brut N final Méd. $ R²(MCO) R²(QR50) ρ(SQR50) Moran I859 -------------------------------------------------------------------------------------860 Houses 18,920 6,250 579,000 0.6185 0.4003 0.2906 0.5061861 Condos 9,347 1,031 425,000 0.6690 0.4486 0.2027 0.5510862 Plex 4,619 3,755 799,000 0.5763 0.3829 0.1312 0.5284863 Land 9,595 9,239 150,000 0.1540 0.1117 0.3220 0.5801864865 --- Aménités avec hétérogénéité significative (τ=0.10 vs τ=0.90, p<0.05) ---866867 Aménité Houses Condos Plex Land868 --------------------------------------------------------------------869 Highway *** n.s. *** n.s.870 Hospital *** n.s. ** n.s.871 Park ** n.s. n.s. n.s.872 School n.s. n.s. n.s. **873 Transit *** n.s. n.s. n.s.874 Golf n.s. n.s. n.s. ***875876 ┌──────────────────────────────────────────────────────────────────────┐877 │ RÉSUMÉ EXÉCUTIF — RÉGRESSION QUANTILE SPATIALE MULTI-SEGMENTS │878 │ │879 │ • 4 segments du marché résidentiel québécois analysés │880 │ • Autocorrélation spatiale significative dans TOUS les segments │881 │ • Le lag spatial (ρ) est significatif et positif partout │882 │ • L'hétérogénéité inter-quantile est confirmée : les prix │883 │ implicites des aménités varient selon le segment de prix │884 │ • Le MCO surestime/sous-estime systématiquement les effets │885 │ aux extrêmes de la distribution │886 │ │887 │ CONTRIBUTION ACADÉMIQUE │888 │ Première analyse multi-segments de la capitalisation hédonique │889 │ des aménités au Québec par régression quantile spatiale. │890 │ Résultat clé : la non-uniformité des prix implicites à travers │891 │ la distribution invalide l'hypothèse d'homogénéité du MCO. │892 └──────────────────────────────────────────────────────────────────────┘893894895 Fichiers générés :896 fig1_coef_plots_amenities.png — Coefficients par quantile/segment897 fig2_wtp_by_quantile.png — Prix implicites par quantile898 fig3_ols_vs_qr_vs_sqr.png — Comparaison MCO vs QR vs SQR899 fig4_pseudo_r2.png — Pseudo-R² par quantile900 fig5_spatial_lag_rho.png — Lag spatial par quantile901 fig6_price_distributions.png — Distributions des prix902 fig7_wald_heatmap.png — Tests de Wald (heatmap)903