便利值多少--便利商店帶給鄰近居民的價值或損害

Abstract

都會區往往設置各種不同功能的設施以便利居民的各種需求，某些設施由於造成健康危害、環境品質不良影響或鄰近居民觀感不佳，人們不欲與之為鄰，這些設施我們稱之為鄰避設施；而人們喜與之為鄰、具正外部性的設施稱之為迎毗設施，不論鄰避或是迎毗設施都可能直接或間接對其鄰近之住宅價格有正負面的影響。而現代臺灣的都市人口集中、生活繁忙，都會人希望能在不花費太多時間的情況下，購得日常生活必需品或享受便捷的服務，因此24小時營業、巷口般的距離，再加上販售商品種類及服務項目繁多，便利商店因迎合消費者多元且即時的需求而改變了臺灣人的消費習慣。然而，便利商店24小時的營業對某些民眾來說雖然便利，然而可能發生的吵雜及聚眾喧鬧，卻可能造成喜愛寧靜生活民眾的困擾。 由於7-ELEVEN為業界龍頭且可取得資料相對完整，因此本研究以7-ELEVEN代表便利商店，並以實價登錄中臺北市適當抽樣房屋交易資料，應用地理資訊系統、能夠反應住宅相關特徵價值之特徵價格法、以及納入空間考量的空間迴歸模型，估算住宅周圍的7-ELEVEN在不同距離及家數下的影響造成的房價差異，並以此代表便利商店帶來的便利價值（或損害）。估計結果顯示，不同行政區中7-ELEVEN距離變數及不同房型下7-ELEVEN家數變數，對房價的差異影響並非全然正面，表示便利商店帶給鄰近居民的便利性不盡然是正向的價值亦可能為損害，亦即有些居民視便利商店為迎毗設施，有些則認為是鄰避設施。

The Metropolitan area often sets a variety of facilities to meet the residents' needs. People do not want to be neighbors with some facilities due to health hazards, poor environmental quality or poor perspectives of neighboring residents. These services which we call 'Not-In-My-Back-Yard'(NIMBY); otherwise, people want to live with the facilities which with positive externalities called as 'Yes-In-My-Back-Yard' (YIMBY). Neither NIMBY nor YIMBY would have impacts on their neighboring residential prices directly or indirectly. Due to urban population concentration in Taiwan, the general family types are the small family that characteristics are busy and fast pace, so modern people would like to spend less time for purchasing daily necessities or enjoying the convenience services. 24-hours-open and nearby distance, coupled with the sale of goods, services and a broad range of items, so the convenience stores have already indeed change the consumption habits. However, it may cause trouble for people who dislike the noise and disturbances caused by the existence of convenient stores. As 7-ELEVEN is the leader of corporation ones and the information is relatively complete, so this study uses that data as samples, and use appropriate ones from the real-estate database in Taipei City. To estimate housing property prices difference between the 7-ELEVEN around the houses at different distances and the numbers, which represents how much benefit or damage convenient stores cause to neighboring residents, this study uses application of geographic information system, hedonic price method and spatial regression model to reflect the real values. The results show that the distance and number variables of 7-ELEVEN in different districts are not consistently showing positive impacts on housing property prices. The study shows that living nearby the convenience stores does not always have benefit. It might cause damage to the neighborhood residents. That is, some residents think the convenience store as a YIMBY, the others think as a NIMBY.