住宅市場分配之效率化與公平性：績效指標實證模式之建立

The Efficiency and Equity of the Housing- Distribution within the Market: The Esablishment of a Positive Model on Performance Index

胡志平(Chich-Ping Hu)

《建築與規劃學報》 1卷3期 (2000/12) Pp. 192-207

https://doi.org/10.30054/JAP.200012.0001

摘要

住宅是一特殊財貨，同時具備住宅消費的敵對性及排化性之私有財特質，在市場機制下理論上可以有效率的分配住宅。但是住戶對住宅存在不同的偏好及消費能力，而且在不完全競爭市場的條件下，市場交易即在買方及賣方競價下達成均衡。效率與公平一直是政府住宅政策及住宅市場機制績效衡量的指標，政府的政策一直以來常被詬病缺乏效率、甚至缺乏公平原則：市場機制下價格扮演無形的手分配買賣雙方，消費能力高者享受高的住宅服務、經濟能力低者只得消費低的住宅服務，這種住宅資源充分使用的結果造成住宅褔利最高，但是卻未必是一公平的資源分配，如何關注此一問題呢？因此，本文之目的為從實際案例中建立一住宅市場分配的績效程度的實證模式，並且檢驗市場分配的效率化與公平性。本文從市場機制的觀點出發，建構住宅分配模式，並且抽樣選擇部分社區實證分析住宅市場分配的效率性及公平性。住宅分配模式考量三層面：（1）買方最高願付價格（ceiling price）；（2）賣方最低願售價格（floor price）；（3）住戶偏好；理論上，住宅分配的結果是買競價並且在賣方價格及住戶偏好的限制下完成的。本文建立一衡量住宅分配效率化與公平性的實證模式，模式內容乃依供需雙方的競價機制形成的住宅分配，用以測度市場分配機制的績效，藉以比較政府政策與市場機制的分配差異，甚至作為政府介入市場的參考依據。本文實證結果顯示住宅市場分配的效率化較高於公平性指標，顯有市場機制的效率化優於公平性，必需藉由政府的介入以確保符合公平的住宅分配。

關鍵字

住宅下濾 ； 柏拉圖效率 ； 公平 ； 最低願售價格 ； 最高願付價格

並列摘要

Housing, with the characteristics of rival as well as excludability, is a specific economic goods, Theoretically, housing market could allocate the housing to consumers efficiently, As households having different preferences and abilities on housing trades between buyers and sellers within the non- complete- competition market should be made by auction. Efficiency and equity are the criterion to evaluate the performance of government activities. On the basis of existing situation, policy is blamed for lack of efficiency and equity. Price, within the market mechanism plays the role of invisible hand to allocate goods between buyers and sellers. The higher capability of the household to consume, the more satisfaction gained from housing services. Such pattern of allocation from market will use resources efficiently, but not always equitably. However, how to interpret this issue? The purpose of this paper, therefore, is to establish a positive model, evaluating the performance of efficiency and equity of housing market, of performance index on the distribution in the housing market from the empirical study. This paper, on the basis of market mechanism, attempts to establish a housing distribution model to interpret the performance on efficiently as well as equity sample. The model can be divided into threefold components – first, buyer's ceiling price, secondly, seller' s floor price, and thirdly, household' s preference. Theoretically, housing distribution results from the buyer's bidding power and the seller's willingness under the limitation of household's preference. The positive model of this paper is used to evaluate the performance on efficiency and equity. And by comparing the difference between government activities and market allocation, the result will be the consult-base of intervention further. The result of the positive model shows that, applied to this paper, the efficiency is a more dominant index than equity on the basis of market mechanism. Apparently, the housing distribution within market is more efficient than equitable, and the equitable housing distribution should be ensured by the government intervention.

並列關鍵字

Housing filtering ； Pareto efficiency ； Equity ； Floor price ； Ceiling price