房地資產評價研究—以新竹市為例

The Study of Real Estate Evaluation—A Case of Hsinchu City

蔡麗君(Li-Chun Tsai)

指導教授 ： 王鴻龍博士

國立臺北大學/商學院/統計學系/碩士(2013年)

摘要

完整之「國民經濟會計」包含「流量統計」與「存量統計」兩部分，「流量統計」方面即目前行政院主計總處按季、按年發布之國民所得統計；「存量統計」方面是指國民總財富。為呈現「存量統計」之內涵，目前我國按年運用相關公務登記及調查資料進行國富統計編製工作。現行國富統計之房地資產採房屋、土地分開估計，與我國房、地合併交易之方式不一致，其中家庭部門之房屋係以營建工程造價評價，而土地則以公告現值評價，兩者均與市值有所差異，致國富統計房地資產低估。99年底家庭部門資產淨額約占總資產淨額之六成，其中房地產占家庭部門資產淨額逾三成五之高，故房地資產編製方法之精確與否對國富統計影響甚距。
　　為提升國富統計家庭部門房地資產估計之精確度，以確實呈現房地資產現況，本研究以新竹市為例，參考房地產研究之相關文獻，採用迴歸分析方式，以內政部地政司「中華民國房地產交易價格簡訊」之實際房地交易價格為實證資料，建構新竹市房地產價格估計模式。結果顯示估計模式之解釋力可達79%，其中新竹市房地產交易總價與屋齡呈反向關係，與土地面積、房屋面積呈正向關係；住宅大樓、都市計畫土地使用分區、非裡地之房價較高。
　　過去有關房地產研究相關文獻，皆僅建構價格估計模式，未將模式延伸應用，本研究另建構延伸估計模式，以財政部房屋財產檔資料，延伸估計100年新竹市家庭部門房地資產為1.18兆元。本研究以實際交易資料進行房地資產估計，可真實反映市場價值，確實呈現房地資產現況，運用於國富統計之編製，可提升房地資產估計之精確度。

關鍵字

房地產 ； 國富統計 ； 家庭部門房地資產

並列摘要

A complete “National Accounts” includes “Flow Statistics” and “Stock Statistics.” “Flow Statistics” refers to the national income statistics in Taiwan area published by the DGBAS quarterly and yearly. “Stock Statistics” refers to the total wealth of the nation. To show the content of “Stock Statistics”, the DGBAS compiles National Wealth yearly with data from registration files and survey. The present appraising method of National Wealth, which separate building and land, is different from the actual market trading method, which combines building and land. Among them, the real estate of households is appraised according to the construction expenditure and the announced current land value. Both are lower than the market value. And it consequently results to underestimate the real estate in National Wealth. In the end of 2010, net assets of the households’ accounts for 60% of total net assets, and the real estate accounts for over 35% of the net assets of the households. Therefore, the precise appraising method of the real estate affects National Wealth a lot.
　　In order to enhance the accuracy of households’ real estate appraisement of National Wealth and then to reflect precisely the status of real estate, this study, taking Hsinchu City as an example, with reference to relative research of real estate, adopts the regression analysis and takes the data from the "Brief Information Brochure Concerning Real Estate Transaction Prices of Republic of China" of Dept. of Land Administration, Ministry of the Interior for the empirical data, to construct the real estate appraisal model in Hsinchu City. The results show the explanatory power of the appraisal model is 79%. The real estate transaction prices in Hsinchu City shows the negative relationship with the housing age, and the positive relationship with the land area and the building area; the prices of house building, the urban planning district area, and the non-inner area are higher.
　　In the past, literatures related to the real estate research only unto construction of the price appraisal model. In this study, we construct the extending appraisal model, based on the housing property file data of the Ministry of Finance, and estimates the real estate of households is 1.18 trillion in Hsinchu City in 2011. The study appraises the real estate based on the real transaction prices, which reflects the real market value, renders the status of real estate, applies for the edition of National Wealth, and improves the accuracy of the real estate appraisement.

並列關鍵字

real estate ； National Wealth ； households’ real estate

參考文獻

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