台北市內湖區住宅屬性價格之探討

Abstract

多在探討住宅屬性、住宅區位以及週遭環境等因素對房價的影響。理論上，將個別的特徵價格加總時即可得到該產品的總價，而不同的不動產特徵所組成的不動產，將隨著地區的不同而有不同的價值。 為探討內湖區住宅不動產之環境屬性特徵價格，本研究透過文獻回顧選取影響住宅價格之建物本身因素外，並將影響內湖區發展之環境特徵－內科、捷運站、焚化爐納入，以探討各環境屬性在區位上對內湖區住宅價格的影響。本研究之地價模式依內湖區之地形與土地使用的發展條件，分為全區實證分析與分區實證分析兩部分。全區分析結果顯示屋齡、臨地路寬、距內科距離、焚化爐距離與距捷運站距離呈現顯著都呈現顯著，顯示即將通車的內湖捷運線對於提升內湖區的可及性與土地開發有正面的影響，故在每坪住宅價格中產生預期效益的增加；住宅與內湖科技園區的距離呈現顯著影響，顯示由於內科提供的工作機會與生活機能服務，故使內科對住宅價格會產生一定的影響。分區分析結果顯示各分區住宅特性的影響不一，結果顯示以分區三（東湖地區）得到的屬性影響與總體分析相同，此可能由於地形較封閉，也較能反映出不同區位屬性對住宅價格的影響。 關鍵詞：特徵價格、住宅價格、內湖、住宅不動產

Neihu District has become the most rapid development area in Taipei city recently. With the deregulation of land use control, Neihu Technology Park, has attracted many transnational corporations to set up their headquarters. In addition to the recent regional industrial development in Neihu, completion of MRT also pushes the growth of local real estate market, as a result, housing price in Neihu has boomed dramatically. According to Rosen’s Hedonic Price Theory in 1974, goods possesses a myriad of attributes that combine to form bundles of utility affecting attributes that the consumer values. By applying the theory, major attributes of housing price are analyzed. Traditional applications include: housing quality, location and the surrounding environment. In order to identify hedonic price of housing attributes in Neihu District, especially the effects of location differences upon housing price in the region, this study not only include architectural factors that are affecting housing price suggested in literature review, environmental factors that affect the development of Neihu District: Taipei Neihu Technology Park, MRT stations, and crematorium are also considered. A two-step analysis process is adopted in this study, namely, total area analysis and sub-area Analysis. Division of sub-areas are based on the geography and land usage in Neihu. The result of total area analysis showed a significant correlation between housing price and its age, width of nearby road, distance from crematorium as well as distance from MRT. Accessibility to Neihu MRT station showed positive effect on its land price. Furthermore, significant correlation exists between housing price and the distance from Taipei Neihu Technology Park. This implies that job opportunity and living practicality provided by Neihu technology park has a significant impact on its local housing price. In addition, result of sub-area analysis shows significant effects of environmental attributes on house pricing in each sub-districts. Interestingly, sub-district 3 (Dong-Hu area) is the only area showing similar results in the whole area analysis. Keywords: Hedonic Price, Housing Price, Neihu District, Residential Property.