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  • 學位論文

不動產估價特殊影響因素模式之研究-以台南市新化區為例

An Analysis of Specific factors of Real Estate Appraisal in Tainan’s Xinhua area

指導教授 : 纪雲曜

摘要


不動產價格除會受土地及建物本身之個別因素如面積、形狀、建築樣式、材料之影響外,亦會受所在區位環境因素之影響。而區位環境影響因素中鄰里環境設施亦占有一定程度之影響,因此進行不動估價作業時,除需有效掌握影響土地及建物價格之影響因素外,鄰里環境設施之影響程度亦必需加以考慮,如此所推估之值才為一公平、合理之結果。 鄰里環境設施是提供都市發展及生活環境所必須之服務設施,這些設施會帶來正面的(如便利舒適)或負面的(如噪音、空氣污染、交通擁塞)外部性效果,而產生正面影響效果的設施我們稱其為「迎毗」設施。相反的,產生負面影響的設施即為「鄰避」設施。而除迎毗/鄰避設施外,其他如地震斷層帶、土石流潛勢區及易淹水潛勢區,亦會影響不動產價格,因此本文將這些影響因素稱其為「特殊」影響因素,一併納入不動產價格評估模式中,以讓不動產估價模式更加完備。 經過整理歸納後,本文列出高中(職)以下等43種特殊影響因素並進行問卷調查。問卷回收資料顯示,高中(職)以下等14項迎毗設施,受訪者一致認為會對不動產價格產生正向(增值)效果。而墳場等27項鄰避設施,會對不動產價格產生負向(減價)效果。而飛機場、高爾夫球場產生正向、負向效果受訪者意見相當。此結果與先前其他研究之結果一致。 其次本文並利用模糊德爾非法中最大最小值法方法進行影響距離分析,計算各「鄰避」、「迎毗」設施等特殊影響因素之影響距離,並據以計算影響不動產價格之調整率,做為調整不動產價格依據。 最後,本文以新化區內32個買賣實例,並以平均差值最小為評估指標,進行不動產估價模式之最佳化評估,依最佳化評估模式所得資料顯示,在建物利潤率為15%、土地價格為公告土地現值之1.545倍大倍率情況下,最優化指標值為62.1126,本評估模式可達到最佳化。

並列摘要


In addition to real estate prices will be affected by the land and building their own individual factors such as size, shape, architectural styles, materials effects, are also affected by the location where the impact of environmental factors. The regional environmental factors in the neighborhood environment and facilities also occupy a certain degree of influence, so be fixed valuation job, except for need to effectively control affecting land and building prices factors, neighborhood environment and facilities is also necessary to consider, such as the value was estimated as a fair and reasonable result. Neighborhood environment is to provide urban development and living environment necessary services and facilities, these facilities will have a positive (such as convenient and comfortable) or negative (such as noise, air pollution, traffic congestion) externality effects. Furthermore, have a positive impact facility we call "YIMBY" facilities. Instead, have a negative impact facility is the "NIMBY" facilities. However, in addition to YIMBY / NIMBY facilities, others such as earthquake fault zone, potential debris flow potential areas and flood prone areas, will also affect real estate prices. In this paper, these factors will called "special" factors, and into the PRE (price of real estate) appraisal model to enable a more complete model of PRE. After summarizing, this paper lists the high (vocational) school the following 43 kinds of special factors and conducted a questionnaire survey.Based on the questionnaire results show that high (vocational)school meet the following 14 YIMBY facilities, the respondents agreed that real estate prices would generate positive (added value) results. The cemetery, etc 27 NIMBY, real estate prices would have negative (reduction) results. The airport, golf courses have positive and negative effects of the respondents to comment fairly. This result is consistent with previous results of other studies. Secondly, this paper computes the optimum influencing distance between the special influencing factors, which are obtained by the minimum and maximum criterion of the Fuzzy Delphi Method, and measures the distance between the transaction cases and special influential factors, in order to establish the adjustment rate for PRE by YIMBY and NIMBY facilities, as real estate prices adjusted basis. Finally, it is verified by 32 transaction cases in Sinhua District, and minimum average difference evaluation indicators for real estate appraisal model optimization assessment. The result of the optimal PRE appraisal model show that the building profit margin is 15%, and the land price magnification ratio is 1.545, the optimal index of the proposed appraisal model is 62.1126, and can be optimized.

並列關鍵字

Max-Min criterion Optimization

參考文獻


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