台北捷運地下街店舖租金分析－特徵價格法之應用

The Shop Rents Analysis of Underground Arcades in Taipei Metro System: Application of Hedonic Price Approach

林楨家(Jen-Jia Lin) ； 張佑川(Yu-Chuan Chang)

《建築與規劃學報》 7卷1期 (2006/06) Pp. 47-69

https://doi.org/10.30054/JAP.200606.0003

摘要

隨著台北捷運路網的逐漸成形，政府所規劃的捷運地下街也陸續開始營運，先進國家經驗顯示，捷運和附屬店舖經營是可以互蒙其利的，而地下與地上商業活動也可以產生連動拉抬效果，因此捷運地下街店舖的經營是城市相當重要的發展課題。本研究目的在實證分析影響捷運地下街店舖租金的因素，並據以研提地下街規劃策略。樣本調查自台北捷運系統的台北捷運大街與東區地下街，使用Box-Cox迴歸分析方法校估特徵價格函數，並進行各項基本假設條件檢定，以獲得最佳線性不偏估計式。實證結果發現：地面公告現值越高、捷運影響人數越高、或是店舖面積越小，則每坪店舖租金越高，並且不同地下街店舖租金的特徵價格函數會有明顯的差異。最後則根據實證結果，提出地下街店舖規劃的策略建議：在區位選擇方面，應將地下街規劃在地面公告現值較高或鄰近捷運站出站人數較多的區域；在店舖配置方面，於總面積不變的情形下，應採用小面積的店舖單元設計；在地面發展方面，應配合地下街的設置，檢討地面土地使用分區計畫與管制，使捷運地下街能成功經營。

關鍵字

捷運地下街 ； 店舖租金 ； 特徵價格

並列摘要

Following the metro network of Taipei taking shape gradually, the underground arcades in the metro system planned by the government have also started to operate successively. Based on the experiences of developed countries, metro system and its attached shops are complement with each other. Furthermore, commercial circumstances on the ground and underground have linking effects on each other. Operating the shops of underground arcades successfully is really one of the major issues of a city. This research aims to analyze the influence factors of the shop rents of underground arcades in the metro system empirically, and proposes the planning strategies for the underground arcades. The samples are investigated from the Easy Mall and East Metro Mall in Taipei metro system. The Box-Cox regression analysis is applied to calibrate the hedonic price functions, in which the basic assumptions of regression analysis are examined to create the best linear unbiased estimator. The empirical results concluded as follows: The higher ground land value, the higher numbers of people using metro, or the smaller shop area, the higher shop rent per Ping (about 3.3m^2). Furthermore, the hedonic price functions between two underground arcades are significantly different. Finally, according to the results of empirical analysis, this research proposes the planning strategies for the underground arcades. In the aspects of location selecting, the underground arcades should locate on the area that the ground land value is high or the numbers of people using metro stations nearby are high. In the aspects of shops arranging, it should adopt small shop unit if the total renting area is fixed. In the aspects of ground developing, it should review and modify the land use zoning and regulation on the ground to make underground arcades operating successfully.

並列關鍵字

Metro Underground Arcade ； Shop Rent ； Hedonic Price

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