全面12年國民教育已預定於103年實施,依目前規劃中不同的學區劃分方案,將對不動產市場帶來不同程度的衝擊。對屋主而言,依何種標準下定義的明星學區,才是真正能提升房價的學區?而對於不同類別的購屋者,在房價中真正為了優質教育願意支付的價格,是否會有明顯的差距? 過往國內外之研究大多數皆發現良好教育對房地產價格確實有顯著且正向之影響,然而不動產具有不可移動、缺少彈性調整等特性,故良好教育的稀少性及政府當局劃分學區時的作法,亦有可能使學區造成若干的不動產聚落,進一步出現不動產的次市場。本研究以台北市房地產交易價格資料,首先配合不同的明星國中定義,觀察各種明星學區造成房價的增量效果,並採用空間統計模型,和以往相關的研究相互比較。接著,經由結合先驗知識和空間聚集分析二種方法,以國中就學學區範圍之內相對房價的高低聚集群組畫分出數個次市場,並驗證了此種劃分的適切性。最後,劃分出的各個次市場在特徵價格估計上,能夠解釋過往文獻中對計算明星學區隱含價格有所差異的原因。故本研究結論為對於不同的購屋族群,明星學區造成的效果及重要性可能也不盡相同,此外不論在政策效果的分析或實際從事估價上,都不應以單一效果分析台北市整體不動產市場,而應予考量次市場性質方為合理。
Based on past studies, this article tries to understand the situation of how star(merit) school district adding properties value in Taipei City. By using spatial hedonic analysis, as well as submarket concept, we gain a new dimension to explore submarket segmentation in Taipei City. Through housing price cluster within school districts, we find that, within higher and ordinary price areas, having a star school district indeed adds properties price. Meanwhile, those star schools are relatively rare in lower price area, and lack of evidence for pushing up price. Those results can be seen as the reason of why difference occurs in past studies, since pooling all together instead of setting some submarkets may not leads to common conclusion. Finally, mere hedonic analysis may not be sufficient, submarket segmentation is also need to consider while practicing properties appraisal.