影響都市土地房價因素探討－以彰化縣為例

彰化縣為我國傳統製造業重鎮外，亦是台灣花卉重要集散地。彰化縣政府積極推動產業發展與區域計畫，帶動了都市土地房屋市場。本研究旨在探討我國彰化縣都巿土地房屋價格現況，及影響都巿土地房屋價格主要房屋屬性。資料取自內政部不動產買賣實價登錄批次資料庫，蒐集了103年4月至104年3月間彰化縣都巿土地的房屋交易紀錄，經整理後共有2,970筆，本研究採用線性迴歸之最小平方法及分量迴歸拔靴法分析。研究結果發現，彰化縣都巿土地平均房屋交易價格平均為725.09萬元，每坪平均房價13.19萬元，屋齡平均為17.84年，員林巿房屋每坪平均單價最高，與最低的大城鄉相差了2倍之多，影響彰化縣都巿土地房屋價格主要因素，依序為建物移轉面積、土地移轉面積、區域、面臨道路類別。分量迴歸分析下，得到房屋特徵對於價格的邊際影響力確實會因不同價位而有所差異，其中屋齡對房屋價格的影響由負向轉為正向，車位特徵對於房屋總價的邊際效益影響異質性很大。

關鍵字

都市土地；房屋價格；線性廻歸；分量迴歸

並列摘要

The study was to explore urban land house transaction price situation and determinants of urban land house price in Changhua County. Using the registering actual prices of property transactions batch database to collect the recording of urban land house transaction in the Changhua County. Besides, these data are collected from April 2014 to March 2015, and we have a total of 2,970 samples. The study used OLS models of Linear Regression and bootstrapping models of the Quantile Regression. The results showed that average price of the urban land house is NT$7,250,900, which is NT$131,900 per ping, and housing average age is 17.84 years in Changhua County. The highest average price of urban land house per ping is in the Yuanlin City, which is double higher than Dacheng Township. Therefore, the main factors to affect the price of urban land housing are as following, building area, land area, districts, and the road types. In the quantile regression model, the marginal contribution of housing price will indeed be different with price level, impact of the housing age to the housing price from negative to positive, the marginal contribution of the parking spaces to housing price is very heterogeneous.