- 期刊
預售屋成交價與不動產估價師估值差異之研究－以臺北市都市更新權利變換個案為例
The Study of Discrepancies between Presale Housing Transaction Prices and Real Estate Appraiser Valuations: A Case Study of Urban Renewal Rights Transformation in Taipei
摘要
預售屋成交價係建商經由代銷業者以競價方式取得建案後，再透過建案利基包裝後銷售；都市更新權利變換價值的核定通常是由不動產估價師，以二種以上估價方法估計更新前及更新後的估值，再以更新前價值決定權利變換的比例。估價師查估價格與建設公司或代銷所採用價格策略之價格方法不同，考量因素也不同；本研究突破過往預售屋只有個案價格限制，篩選出2011年至2020年間收錄已核定之147個都市更新權利變換個案，其中53個個案合計3,423筆交易符合本研究比較之需求，經由逐案訪談建設與代銷公司方式，解決資料中個戶預售屋成交價格不明的問題，並將預售屋「個案」特徵納入「個戶」估計中，同時對估價師估值與建設及代銷公司預售價格屬性用特徵價格（Hedonic pricing model）建立兩個模型，一為不動產估價師估值模型；另一為預售屋成交價格模型。在台北市都市更新權利變換案件中，估價師與建設業間不同價格變化，確實存在價格因素之差異，在相同個案條件下評估價值時，估價師與建設業同時考慮影響價格的因素除了區位條件，交通的便利性，建築物的構造形式之外，建設業還多了總戶數的變數考量。而影響價差的主要因素是區位條件，次要因素為建物構造、交通便利性、總戶數。
並列摘要
The transaction price of presale houses involves developers seeking to release presale properties, acquired through competitive bidding by agency representatives after obtaining the project. Subsequently, they are marketed after being packaged with advantageous project features. Determining the value of urban renewal rights transformation typically involves real estate appraisers estimating the pre- and post-renewal values using multiple valuation methods, then determining the transformation ratio based on the pre-renewal value. The appraisers' pricing methods differ from those employed by construction companies or agencies, along with varying considerations. This study overcame the historical limitation of presale houses being restricted to individual case prices. It filtered out 147 urban renewal rights transformation cases recorded from 2011 to 2020, with 53 cases totaling 3,423 transactions meeting the comparison criteria. By conducting individual case interviews with construction and agency companies, the study resolved the lack of clarity in transaction prices for individual units in the data. It incorporated the "case" features of presale houses into the estimation of "unit" characteristics, while simultaneously using the Hedonic pricing model to establish two models: one for real estate appraiser valuation and the other for presale house transaction prices. In Taipei City's urban renewal rights transformation cases, significant differences exist between appraisers and the construction industry in terms of price variation. When assessing values under similar case conditions, both appraisers and the construction industry consider factors influencing prices, including location conditions, transportation convenience, and building structure forms. The primary factors affecting price differences are location conditions, followed by building structure, transportation convenience, and the total number of housing units.