影響彰化地區大樓房價因素探討

本論文旨在探討彰化地區大樓房屋交易現況及影響大樓房價主要因素，樣本取自於內政部不動產買賣時價登錄批次資料庫，蒐集了2014年4月至2015年3月間彰化地區大樓交易等相關紀錄，加以整理後共有數據838筆。利用線性迴歸模型，以房屋總價萬元為依變數，不同大樓房屋屬性為解釋變數。彰化地區大樓平均房價為269萬，其中以彰化市大樓平均房價為390萬最高，其次是員林鎮大樓平均房價377萬元，而北斗鎮大樓平均房價為222萬最低。研究結果發現影響大樓房屋價格主要因素為土地面積、建物面積、屋齡、格局(廳)、隔間、建材、車位、土地使用區分、路寬與行政區。藉由分量迴歸模型，得到對於價格的影響與最小平方模型並非呈現一致，其中屋齡在最小平方模型呈現負值，對於價格估計上呈現低估的現象。都市土地使用以及路街巷弄對交易總價影響程度，其價位越高，成效越大。行政區的房價最高彰化花壇區，其次員林社頭區，最後和美鹿港區，就分量結果分析來看，彰化花壇區及員林社頭區在最小平方迴歸都呈現高估的現象。

關鍵字

不動產估價；特徵價格法；分量迴歸

並列摘要

This thesis focuses on discussing over the status quo of building trades in Changhua and the major factors influencing the house price. The samples herein used are from Actual price registration Batch Database for Real Estate Trading of Ministry of the Interior from which records related to building trades of Changhua from April, 2014 to March, 2015 were collected and aggregate 838 entries of trades are validly available after being sorted out. The Linear Regression Model is herein employed and the total house rice (ten thousand NT dollars) is regarded as dependent variable and different housing priority is regarded as independent variable. The average house price of Changhua is NTD 2,690,000 , among the house prices, the house price of Changhua City building takes the first place reaching NTD 3,900,000 on average and followed by that of Yuanlin County, which is NTD 3,770,000 on average and that of Peitou County ranks last, which reaches NTD 2,220,000 on average. The research results showed that the major factors exerting the house price of the buildings are land size, building size, age of property, pattern (living room), partition, building materials, stall, land use differentiation, path width and administrative area. Quantile Regression Model is applied to acquire the inconsistencies between the price-influencing factors and Least-square Model, among age of property presents negatively in the Least-square Model and the price is underestimated. The higher the price of urban land use and crisscross streets, the greater the impacts they exert on the total trading price. The house price of Huatan District, Changhua City in administrative area takes the first place and comes the Shetou District, Yuanlin Township and followed by Homei and Lugang District. According to the analysis results based on Quantile Regression Model, the house prices of Huatan District, Changhua City and Peitou District, Yuanlin County are overestimated from the perspective of Least-square Regression Model.