地區性透天住宅價格特徵因素與影響程度之研究－專家意見與市場現況之比較

A Study of Hedonic Attributed and Influence Extent for Local Housing Price－The Comparison of Professional Opinion and Market Actualities

高永鈞(Yung-Chun Kao)

指導教授 ： 張慈佳

長榮大學/管理學院/土地管理與開發研究所(在職專班)/碩士(2006年)

https://doi.org/10.6833/CJCU.2006.00097

摘要

本研究旨在運用特徵價格理論，探討不動產市場現況與估價業界間，對住宅價格影響因素及影響程度之異同，藉以提出地區性住宅價格主要影響因素選用之參考及估價時實施價格調整之建議。
在以高雄市行政區為實證研究地區，進行「迴歸分析」與「層級分析」並實施比較研究後，其結果如下：
一、以高雄市233筆透天住宅交易案例，實施迴歸分析後計有9項 透天住宅價格影響因素具顯著性，其中基地面積、建物樓層數、基地臨街情形、建物結構類別、建物面積及至鐵公路車站等6項因素，對透天住宅價格之影響程度較高。
二、利用專家問卷進行訪查後，受訪執業不動產估價師認有重要影響程度者有7項，其中除基地臨街情形、商業設施接近程度等2項權重較高外，其餘因素之權重值距則呈均佈現象，故其影響程度不易判別。
三、綜合而言，基地面積、建物樓層數、基地臨街情形、建物結構類別、建物面積等5項個別條件因素，對房價之影響最為重要，而至鐵公路車站距離、通聯道路分佈、進出街道路寬等3項地區交通因素之影響性居次。另執業估價師對於不同地區及不同類型的住宅價格影響因素及其權重之判斷與選用時，應考量地區環境特性、不動產供需條件、需求習慣偏好等可能形成地區性及類型性差異的問題原因。
審視研究過程與結果後，本研究認為住宅價格影響因素的長期變化現象及趨勢預測深具研究價值，應予持續深入探討分析。

關鍵字

住宅價格 ； 影響因素 ； 影響程度 ； 迴歸分析 ； 層級分析

並列摘要

The purpose of the study is to examine the differences of factors influencing the housing prices between the factiors concluded through the analysis of Hedonic Price Theory on the real estate market and the factors throught questionnaires conducted by the real estate practitioners so that the results of comparisons will be regarded as references for real estate practitioners to assess and adjust the housing prices.
Results through regression analysis and analytic hierarchy process on the price of real estates in Kaohsiung City show that:
1.Through regression analysis on 233 cases in Kaohsiung City, base areas, floor numbers, their convenience to the main streets, house style of construction, floor areas, and their convenience to the train station and the bus terminal are six major factors which will affect the housing prices significantly.
2.The results of questionnaires indicate that the convenience of houses to the main streets and commercial areas are two critical factors among seven to influence the housing prices. But, the influences of other factors are minor.
3.In conclusion, base areas, floor numbers, their convenience to the main streets, floor areas, and house styles of construction are five principal factors to influence the housing prices. Their convenience to the train station and bus terminal, road system around the houses and the width of the street to the house influence the housing prices secondarily. Besides, the real estate practitioners should assess the housing prices in accordance with the characteristics of communities, the conditions of supply and demand, and inhabitants’ preference while they do their analyses on the housing prices.
After reviewing the results of the study, we know that the factors influencing housing prices are changeable; therefore, the special attention should be constantly put on the observation of the factors and trends influencing the housing prices in the future.

並列關鍵字

Housing price ； Hedonic attributed ； Influence extent ； Regression analysis ； Analytic hierarchy process

參考文獻

1.內政部（2001）。不動產估價技術規則。台北市：內政部。

4.林英彥（2000）。不動產估價第9 版。台北市：文笙。

5.林英彥（2002）。不動產估價實務問題解答。台北市：文笙。

1.Arimah, B. C.(1992),“Hedonic Price and the Demand for Housing Attributes in a Third World City：The Case of Ibadan, Nigeria ”, Urban Studies,29,pp.639-651。

2.King A.Thomas (1976),“The Demand for Housing：a Lanca- strian Approach”, Southern Economic Journal,3,pp.1077 -1087。