應用特徵價格法探討各類型公園綠地對臺北市住宅交易價格之影響

公園綠地近年來成為購屋傾向的主流之一，綠覆率高、景觀好等宜居優點，且國民所得與教育水準逐年提高，民眾對於生活品質也逐漸提升，不只要求生活上的方便性，也重視精神上的舒適與滿足。民眾對於休憩空間有了一定的嚮往，尤其是自然綠色空間，使公園綠地在現代城市中成為不可或缺的角色，不但能美化城市也能促使都市生態保持平衡，提供居民休憩空間，也能教育民眾。公園綠地屬於外部效益之公共財，其對於住宅不動產價格之影響，難以衡量，本研究以特徵價格法，將住宅不動產價格列為因變數，並將公園綠地依面積分類列為環境特徵之自變數，將其量化於住宅不動產交易之價格中，並運用STATA進行迴歸分析，觀察一般民眾購屋時，公園綠地對於交易價格之影響情形。為避免內生性等問題使用固定效應模型來解決空間相依性問題，在次集合選擇上我們以里與學區兩種方式進行分析，一方面欲了解兩種選擇所造成之差異，另一方面也可以觀察哪個模式更貼近實際情況。以民國102至108年臺北市住宅不動產價格為例，本研究最終以固定效應模型次集合為學區進行解釋，而因各類型公園分開觀察並未有統計上之顯著性，因此將公園綠地特徵分為河濱公園與合併其他類型公園綠地：都會性大型公園、地區性小型公園與鄰里性小型公園合併。河濱公園對房價造成負面之影響，而其他類型公園合併雖看不出顯著性，但我們認為以學區為次集合更加貼合實際情形，也更能代表民眾對於公園綠地之認知，因學區跟公園綠地同屬環境特徵可能互相影響造成無顯著性，也可能代表民眾對於公園綠地的認知較低。根據結果可知公園綠地與住宅價格相關性，導出公園綠地在住宅不動產交易市場中的隱含價格，分析公園綠地對住宅價格之影響情況。希望透過本研究釐清公園綠地對於住宅交易價格影響之認知，也可供未來政府相關施政之參考。

關鍵字

住宅價格；特徵價格理論；固定效應模型；公園綠地

並列摘要

Parks and open spaces belong to the public wealth of external benefits, and its effect on the price of real estate is difficult to measure. According to the hedonic price method, the price of real estate was listed as an dependent variable and parks and open spaces were listed as the independent variables of environmental characteristics, that are quantified in the price of real estate transactions. Parks and open spaces are classified by area, and the different types of parks and open spaces are analyzed whether they will have effect on the housing market. The regression estimates not only represent the effect on housing prices but also look at public perceptions of parks and open spaces. Take the price of real estate in Taipei From 2013 to 2019, we finally uses the fixed-effect model sub-group as the school district to explain. The characteristics of parks and open spaces are classified into riverside parks and other types of parks and open spaces. Riverside park has a negative effect on the price of residential property transactions. The merger of other types of parks is less statistically significant. In my opinion, taking the school district as the sub-group is more suitable to the actual situation and can better represent the public’s perception of parks and open spaces. According to the results, we can know the correlation between park and open spaces and housing prices. Derive the implicit price of park and open spaces in the real estate transaction market. It is hoped that through this research, we can clarify the perception of the effect of parks and open spaces on housing price, which can also be used as a reference for future government policies.