不動產是眾多金融投資工具之一,亦可作為理賠、融資、處分及課稅的依據,因此正確評估不動產價值是相當重要的。常用的不動產估價方法有市場比較法、收益還原法、成本法及特徵價格法,其中前三項方法在估價過程中個人主觀因素佔極大之比例,因而恐難估出令人信服的價格,因此選擇較佳的估價方法是很重要的。再加上國內學者大多以台北市、台中市或高雄市為研究地區,少以台南市為研究範圍。因此本文的研究目的如下:1. 欲應用特徵價格法釐清影響台南市房地產價格之主要因素。2.在特徵價格理論下,分析不同模型的價格預測能力績效,以建立台南市房價的特徵價格模型。 實證結果顯示雙對數模型為較佳的房價模型,且由雙對數模型校估結果可知,影響台南市房價較為顯著的因素有建坪、地坪、路寬、所得、臨街關係、總樓層數、土地使用類別、屋齡及用途類別。其中建坪、地坪、路寬、所得、臨街關係、總樓層數及土地使用分區等變數與房價呈現正相關;而屋齡及用途類別等變數與房價呈現負相關。綜合上述結果,本研究釐清影響台南市不動產估價之因素,期望能提供台南市未來在建立估價模式時之參考。 關鍵詞:不動產估價、特徵價格法、台南市
Real estate is one of financial investment tools, so it is vary important to appraise correctly the real estate value. Sales comparison approach, income capitalization approach, cost approach and hedonic price approach are four principal methods to appraise. But for the first three methods, individual subjective factor accounts for the enormous proportion in the process. Thus it is afraid that the appraised prices can not be persuasive. Therefore choosing a better evaluative method is very important. Previous researches mostly take Taipei City, Taizhong City or Kaohsiung City as research scope. This study chooses Tainan City as research scope, and uses the hedonic price theory to find the main factors that affect the house prices in Tainan City. Under the hedonic price theory, this study also analyzes three models to find the best hedonic price model in Tainan City. The empirical results show that Log-Log Linear Model is the best model, and the variables that affect conspicuously house price in Tainan City are floor area, land area, road-width, income, road-relation, total floor, zoning, age of house and type of house. And first seven variables are positively correlated to house price; while the other variables are negatively correlated to house price. Keywords:Appraisal of real estate, Hedonic Price Theory, Tainan City