不動產持有稅與住宅價格關係之研究－以桃園市中壢區為例

不動產稅制的核心為持有稅（地價稅及房屋稅），健全的持有稅可穩定房價，促進不動產有效利用與強化地方財政，然而目前臺灣不動產市場同時存在…等諸多複雜的結構問題，顯示地價稅及房屋稅的改革，為稅改的重要之重。此兩者差別持有稅制，其資本化效果將受到土地與建物價值比率不同影響。本研究採用2012年至2017年桃園市中壢區實價登錄資料，透過土地貢獻說進行土地與建物價格分離後，以統計分析（獨立樣本t檢定與皮爾森積差相關係數）及特徵價格模型，解析不同土地價值比率之建物持有稅有效稅率差異、持有稅與住宅價格之相關性及持有稅對住宅價格影響程度。研究結果顯示，於不同土地價值比率之公寓與透天厝，持有稅、地價稅及房屋稅之有效稅率皆有顯著差異；至於持有稅與住宅（公寓、透天厝）價格之相關性，持有稅、地價稅之有效稅率與交易單價分別呈現高度與中度負相關，房屋稅有效稅率與交易單價呈現低度正相關；而持有稅對住宅價格之影響情形，持有稅、地價稅之有效稅率對住宅價格的影響皆為負向，房屋稅有效稅率對住宅價格的影響則不具顯著性。

關鍵字

不動產持有稅；有效稅率；資本化；特徵價格模型

並列摘要

The core of the real estate tax system is the property tax. Sound property tax system can stabilize housing prices, promote the effective use of real estate and strengthen local finance. However, Taiwan’s real estate market currently has a lot of complicated problems. The Property Tax in Taiwans a differential property tax system. This study uses the actual price registration data from 2012 to 2017, and separates land price and building price by the land contribution theory. We adopts independent sample t-test, Pearson product-moment correlation coefficient and hedonic price model. The results show that there is a significant difference between the effective tax rate of property tax, land price tax and housing tax of the apartment and the single-house; as for the correlation of property tax and housing price (apartment and single-house), the effective tax rate of property tax and transaction price are highly negative correlation , the effective tax rate of land tax and transaction price are moderate negative correlation, and the effective tax rate of housing tax is low-positive correlated with transaction price. Both of the property tax and the effective tax rate of property tax and land tax have a negative impact on housing price, and the effective tax rate of housing tax has no significant effect on housing price.