銀髮住宅對周邊不動產價格影響之研究

臺灣已於2018年3月正式進入「高齡社會」的時代，高齡族群居住議題勢必受到更高的關注。1980年代以降，我國老人與其子女同住之比重呈緩慢下滑之勢，臺灣社會對高齡者安養形式的觀念有所轉變，其中以生活尚能自理的老人為入住對象之銀髮住宅為近二十年出現的產物，在高齡者居住安排的概念中，其屬於「類社區老化」之型態。銀髮住宅萌芽於1990年代，2000年代進一步制度化並達到發展的頂點，然2007年政府評估建於郊區的大型銀髮養生村與世界提倡之「在地老化」潮流不符，以致興建養生村的法源（促參法）遭到停辦，此後我國銀髮住宅始以「小規模」、「融入社區」及「多機能」為開發之規劃方向。其是否會如社會住宅般引起負外部性的疑義，或是對周邊環境帶來正外部性，值得探討。本研究將都市中之銀髮住宅依入住者的所得水準分為「銀髮豪宅」與「老人公寓」二大類，並以臺北市及新北市為研究範圍，應用2012-2018年實價登錄資料之交易樣本，建構不動產特徵價格模型，檢視不同區域市場與類型的銀髮住宅對周邊房價造成影響是否存在差異，實證結果顯示銀髮住宅之外部性確實隨其所在區位周邊環境特質不同而有差別，其中座落於住商混合地區銀髮住宅對周邊房價影響較純住宅區者小；另外，銀髮住宅的建物外觀及其與周遭社區融合性亦是影響外部性之關鍵，銀髮豪宅與老人公寓的種類因素左右外部效果程度反而不如想像中大。

關鍵字

銀髮住宅；外部效果；不動產特徵價格模型

並列摘要

Taiwan has officially become an aged society in March, 2018. The senior housing turns out to be one of the living options for the healthy elderly. In Taiwan, the concept of senior housing originated in 1990s, and the development of massive senior village in the suburban area is especially prosperous during 2000s. Nonetheless, the government has advocated to build the “small-scale” and “multifunctional” senior housing within the city since 2007 to correspond with the worldwide trend of aging in place. In 2010, some residents regarded the senior housing as the NIMBY facility, which might impede its new construction. On the other hand, a part of past foreign literature indicated that the establishment of senior facility would bring the positive influence on surrounding house prices. Therefore, whether the senior housings in the urban area cause the positive or negative externality in Taiwan is a core question for solving within this research. The transaction data from 2012-2018 in Taipei, Taiwan are used for analysis by designing the hedonic regression model. In addition, the senior housings in Taiwan can be divided into two types of “ the senior mansion” and “the elderly apartment”; that is, whether the distance of external effect for senior housing varies with its type or surrounding environment is also worthwhile to study. The research outcome indicates that the type of the senior housing are not the vital factor, but its building appearance and the feature of its surrounding environment play the key role in deciding the level of externality.