住戶換屋行為與住宅福祉變遷解析

Interpretation on the Relationship between Household Relocation and the Welfare Improvement in Housing

林淑萍(Shu-ping Lin)

指導教授 ： 喻肇青 ； 胡志平

中原大學/設計學院/建築研究所/碩士(2002年)

https://doi.org/10.6840/cycu200200574

摘要

摘要
社會結構變遷，住戶家庭型態也逐漸多樣化，這使得市場上以三代同堂以及核心家庭為主要考量的住宅產品，其居住型態可能無法追上住戶因時代變遷而逐漸改變的居住需求。又住宅兼具有「消費財」以及「投資財」雙重特質，過去對於住宅的擁有被視為一種財富、地位的象徵。就消費觀念而言隨著經濟發展快速、國民所得之提高，有越來越多消費者的觀念逐漸傾向於享樂主義，意即以金錢換取物質上的享受。消費者對於住宅消費價值觀的變化是否會因此有別於以往舊有農業社會的家戶，認同住宅的「利用價值」高於「交換價值」，而將住宅視為一種「消費財」？此觀念的釐清對於住宅過濾現象將有重大的影響。
家戶因調整居住需求或是追求更高的居住品質而產生換屋行為，將原有之住宅轉給他人使用，即產生了住宅的過濾作用。換屋行為將使得房屋的「利用價值」在住宅市場中產生再分配的效果，住宅福利亦透過此過程而重新分配。過濾現象過程中，隱含了對中低收入戶住宅福利的提昇，本研究藉由探討中壢地區住宅過濾的情形，了解各住宅型態、家庭型態與過濾現象之關聯性，其最終目的為了解影響家戶換屋之因素以及現今家戶住宅消費觀念有無改變、對於過濾現象的影響程度為何。
本研究透過問卷調查及統計分析方法，以〝人〞的主觀感覺意識與〝房屋〞的實質服務狀況來檢示中壢地區住戶換屋行為與住宅福祉之變遷。研究發現經過時間的變化，家戶在累積至一定財富後，都會想要有個更好的居住環境，所以家戶會〝上濾〞；但反觀房屋，由於家戶的有土斯有財觀念以及住宅市場的不景氣，房屋下濾到市場以提昇中低收入戶的住宅福祉情況並不明顯，導致市場中嚴重的空屋閒置現象。
雖然房屋下濾來的比預期中不明顯，但研究中也發現現在的家戶對於居住的要求，除了滿足遮風避雨的基本條件外，對於追求更高的居住品質也越來越重視；且家戶對於未來購屋之考量除社區公共設施完善外，對於產品規劃的要求已超過對區位的重視，另外，會刺激家戶換屋的外在影響是建商推出新產品。顯示對於不同的產品，大家都抱著期待，現今單一化設計的產品已不能滿足家戶需求。此點為建商應加以重視的問題。

關鍵字

住宅福祉 ； 住宅過濾 ； 換屋行為

並列摘要

Abstract
Society changing and household types has made Housing products of three-generation family and core family be the main consideration in the market, where the household types may not satisfy the housing requirements caused with time changing. Housing has two characteristics of "Consume" and "Invest", which makes housing a symbol of property and status. For consuming concept, with rapid economic development and national income increasement, more and more consumers' concept tends to "hedonism" which means using money to exchange substance. Does Consumer to the change to housing consuming value very from traditional agricultural household who admit that the use value is more important than the exchange value and take housing as a consuming cost? To interpret this concept will cause great influence to housing filtering phenomena.
Adjusting housing needs or promoting housing quality makes households has relocation behavior that means transferring the original houses to others, which produces the housing filtering. Household relocation can redistribute the value of use in the housing market, and the housing welfare will be redistributed accordingly. In the filtering process, it implies the improvement to medium-low income households. This study aims to realize the relationship of each household types, family types and filtering phenomena by discussing the Chungil housing filtering, and the ultimate goal is to understand the factors of household relocation and the change of household housing consuming concept and the influence to the filtering.
This study is using poll and statistic methods, and using subjective conscience to "individual" and real service to " house" to view the household relocation and the welfare change of households in Chungli area. Study has found that the household wants to have better dwelling environment as time goes by and the accumulated property is enough, so household will be filtering-up. As to house, due to household’s take-land-as-property concept and the recession in the housing market, housing filtering down to the market to promote the welfare of medium-low income household is not great, so there is too much vacant house in the market.
Though household filtering-down effect is not greater than the expected, this study has also found that the dwelling requirement of household is not just avoiding rain and storm, also focusing on higher dwelling quality. And the consideration of buying houses of household is not just the good public facilities in the community, also taking more and more attention to the product formulation. Besides, the outer effect causing household relocation is the new products of builder. That shows we all expect the different product, and the uniform product is no longer to satisfy the needs of household. This is a problem the builders shall concern.

並列關鍵字

Household relocation ； Housing welfare ； Housing f

參考文獻

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Matthew Edel

William C. Baer