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題名 銀髮住宅對周邊不動產價格影響之研究
The Influence of Senior Housing on Surrounding Residential Property Prices作者 陳畇錙
Chen, Yun-Tzu貢獻者 陳奉瑤
Chen, Fong-Yao
陳畇錙
Chen, Yun-Tzu關鍵詞 銀髮住宅
外部效果
不動產特徵價格模型
Senior Housing
External Effect
Hedonic Price Model日期 2019 上傳時間 3-Aug-2020 18:06:01 (UTC+8) 摘要 臺灣已於2018年3月正式進入「高齡社會」的時代，高齡族群居住議題勢必受到更高的關注。1980年代以降，我國老人與其子女同住之比重呈緩慢下滑之勢，臺灣社會對高齡者安養形式的觀念有所轉變，其中以生活尚能自理的老人為入住對象之銀髮住宅為近二十年出現的產物，在高齡者居住安排的概念中，其屬於「類社區老化」之型態。銀髮住宅萌芽於1990年代，2000年代進一步制度化並達到發展的頂點，然2007年政府評估建於郊區的大型銀髮養生村與世界提倡之「在地老化」潮流不符，以致興建養生村的法源（促參法）遭到停辦，此後我國銀髮住宅始以「小規模」、「融入社區」及「多機能」為開發之規劃方向。其是否會如社會住宅般引起負外部性的疑義，或是對周邊環境帶來正外部性，值得探討。本研究將都市中之銀髮住宅依入住者的所得水準分為「銀髮豪宅」與「老人公寓」二大類，並以臺北市及新北市為研究範圍，應用2012-2018年實價登錄資料之交易樣本，建構不動產特徵價格模型，檢視不同區域市場與類型的銀髮住宅對周邊房價造成影響是否存在差異，實證結果顯示銀髮住宅之外部性確實隨其所在區位周邊環境特質不同而有差別，其中座落於住商混合地區銀髮住宅對周邊房價影響較純住宅區者小；另外，銀髮住宅的建物外觀及其與周遭社區融合性亦是影響外部性之關鍵，銀髮豪宅與老人公寓的種類因素左右外部效果程度反而不如想像中大。
Taiwan has officially become an aged society in March, 2018. The senior housing turns out to be one of the living options for the healthy elderly. In Taiwan, the concept of senior housing originated in 1990s, and the development of massive senior village in the suburban area is especially prosperous during 2000s. Nonetheless, the government has advocated to build the “small-scale” and “multifunctional” senior housing within the city since 2007 to correspond with the worldwide trend of aging in place. In 2010, some residents regarded the senior housing as the NIMBY facility, which might impede its new construction. On the other hand, a part of past foreign literature indicated that the establishment of senior facility would bring the positive influence on surrounding house prices. Therefore, whether the senior housings in the urban area cause the positive or negative externality in Taiwan is a core question for solving within this research. The transaction data from 2012-2018 in Taipei, Taiwan are used for analysis by designing the hedonic regression model. In addition, the senior housings in Taiwan can be divided into two types of “ the senior mansion” and “the elderly apartment”; that is, whether the distance of external effect for senior housing varies with its type or surrounding environment is also worthwhile to study. The research outcome indicates that the type of the senior housing are not the vital factor, but its building appearance and the feature of its surrounding environment play the key role in deciding the level of externality.參考文獻 一、中文參考文獻內政部營建署，2008，「整體住宅政策及住宅法草案介紹─高齡化社會與老人住宅之開發實現」，『社區發展季刊』，121：14-25。李正庸，2012，「高齡者居住型態與住宅規劃之研究」，內政部建築研究所委託研究報告。杜宇璇、宋豐荃、曾禹瑄、葛仲寧、陳奉瑤，2013，「台灣特徵價格模型之回顧分析」，『土地問題研究季刊』。12(2)：44-57。林秋瑾，1996，「穩健性住宅租金模式之探討─異常點之分析」，『住宅學報』，4：51-72。林學宜，2004，『老人住宅環境偏好相關因素研究─以潤福生活新象為例』，中原大學室內設計研究所碩士論文。張育瑞，2011，『民間參與高齡者住宅設施政策及法令之研究分析』，國立政治大學法學院碩士在職專班碩士論文。張晏瑞，2017，『臺北市明星國中學區房價分析─兼論十二年國教之影響』，國立政治大學地政研究所碩士論文。張雅惠，2005，『臺灣高齡者居住型態選擇之研究：兼論臺灣老人住宅政策』，國立政治大學地政研究所碩士論文。梁仁旭、陳奉瑤，2018，『不動產估價』，第四版，臺北市：財團法人中國地政研究所。陳廷軒，2017，『老人福利機構之嫌惡性與影響初探』，國立成功大學都市計劃研究所碩士論文。陳政雄，2006，「老人住宅整體規劃理念」，『臺灣老年醫學雜誌』，1(3)：122-139。黃千桓，2015，『無殼老蝸牛的生活實況：從一棟出租公寓看老年租屋者的居住狀況與問題』，國立臺灣大學建築與城鄉研究所碩士論文。黃怡潔、江穎慧、張金鶚，2017，「臺北市公共住宅對周圍住宅價格之影響」，『都市與計劃』，44(3)：277-302。黃耀榮，1993，「老人安養機構建築規劃設計手冊」，內政部建築研究所。廖佳展，2007，『老人住宅公共空間規劃設計之研究─以長庚養生文化村為例』，國立政治大學地政研究所碩士在職專班碩士論文。劉耀文，2010，『都會區老人住宅選擇因素之研究』，國立政治大學地政研究所碩士在職專班碩士論文。衛生福利部統計處，2018，老人狀況調查，https://dep.mohw.gov.tw/DOS/lp-1767-113.html，取用日期：2018年11月10日。薛承泰，2008，「臺灣家庭變遷與老人居住型態：現況與未來」，『社區發展季刊』，121：47-56。蘇麗瓊、黃雅鈴，2005，「老人福利政策再出發─推動在地老化政策」，『社區發展季刊』，110：5-13。二、外文參考文獻Carroll, T. M. and Clauretie, M., 1999, “Transitory Effects of Disamenities on Residential Housing Values The Case of Public and Senior Housing”, Journal of Real Estate Portfolio Management, 5(3): 287-297.Chau, K. W. and Chin, T. L., 2003, “A Critical Review of Literature on the Hedonic Price Model”, International Journal for Housing Science and Its Applications, 27(2): 145-165.Colwell, P. F., Dehring, C. A. and Lash, N. A., 2000, “The Effect of Group Homes on Neighborhood Property Values”, Land Economics, 76(4): 615-637..Deng, L., 2011, “The External Neighborhood Effects of Low-Income Housing Tax Credit Projects Built by Three Sectors”, Journal of Urban Affairs, 33(2): 143-166.Farber, S., 1986, “Market Segmentation and the Effects of Group Homes for the Handicapped on Residential Property Values”, Urban Studies, 23(6): 519-525.Gabriel, S. A. and Wolch, J., 1984, “Spillover Effects of Human Service Facilities in a Racially Segmented Housing Market”, Journal of Urban Economics, 16(3): 339-350.Galster, G., Tatian, P. and Pettit, K., 2004, “Supportive Housing and Neighborhood Property Value Externalities”, Land Economics, 80(1): 33-54.Guy, D. C., Hysom, J. L. and Ruth, S. R., 1985, “The Effect of Subsidized Housing on Values of Adjacent Housing”, Journal of the American Real Estate and Urban Economics Association, 13(4): 378-403.Herath, S. and Maier, G., 2010, “The Hedonic Price Method in Real Estate and Housing Market Research. A Review of the Literature”, Institute for Regional Development and Environment (1-21), Vienna, Austria: University of Economics and Business.Ismail, S., 2006, “Spatial Autocorrelation and Real Estate Studies: A Literature Review”, Malaysian Journal of Real Estate, 1(1): 1-13.Kurvinen, A. T. and Tyvimaa, 2016, “The Impact of Senior House Developments on Surrounding Residential Property Values”, Property Management, 34(5): 415-433.Lancaster, K. J., 1966, “A New Approach to Consumer Theory”, Journal of Political Economy, 132-157.Nguyen, M. T., 2005, “Does Affordable Housing Detrimentally Affect Property Values? A Review of the Literature”, Journal of Planning Literature, 20(1): 15-26.Palmore, E., 1999, Ageism: Negative and Positive, Springer Publishing Company, 2nd ed.Ridker, R. G. and Henning, J. A., 1967, “The Determinants of Residential Property Values with Special Reference to Air Pollution”, The Review of Economics and Statistics, 49: 246-257.Rosen, S., 1974, “Hedonic Prices and Implicit Market: Product Differentiation in Pure Competition”, The Journal of Political Economy, 82(1): 34-55.Tiao, G. C. and Goldberger, A., 1962, “Testing Equality of Individual Regression Coefficients”, WEBH Paper No.6201, University of Wisconsin, Social System Research Institute, Madison.Wolpert, J., 1978, “Group Homes for the Mentally Retarded: An Investigation of Neighborhood Property Impacts”, Unpublished Manuscript, Princeton University. 描述 碩士
國立政治大學
地政學系
106257005資料來源 http://thesis.lib.nccu.edu.tw/record/#G0106257005 資料類型 thesis dc.contributor.advisor 陳奉瑤 zh_TW dc.contributor.advisor Chen, Fong-Yao en_US dc.contributor.author (Authors) 陳畇錙 zh_TW dc.contributor.author (Authors) Chen, Yun-Tzu en_US dc.creator (作者) 陳畇錙 zh_TW dc.creator (作者) Chen, Yun-Tzu en_US dc.date (日期) 2019 en_US dc.date.accessioned 3-Aug-2020 18:06:01 (UTC+8) - dc.date.available 3-Aug-2020 18:06:01 (UTC+8) - dc.date.issued (上傳時間) 3-Aug-2020 18:06:01 (UTC+8) - dc.identifier (Other Identifiers) G0106257005 en_US dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/131152 - dc.description (描述) 碩士 zh_TW dc.description (描述) 國立政治大學 zh_TW dc.description (描述) 地政學系 zh_TW dc.description (描述) 106257005 zh_TW dc.description.abstract (摘要) 臺灣已於2018年3月正式進入「高齡社會」的時代，高齡族群居住議題勢必受到更高的關注。1980年代以降，我國老人與其子女同住之比重呈緩慢下滑之勢，臺灣社會對高齡者安養形式的觀念有所轉變，其中以生活尚能自理的老人為入住對象之銀髮住宅為近二十年出現的產物，在高齡者居住安排的概念中，其屬於「類社區老化」之型態。銀髮住宅萌芽於1990年代，2000年代進一步制度化並達到發展的頂點，然2007年政府評估建於郊區的大型銀髮養生村與世界提倡之「在地老化」潮流不符，以致興建養生村的法源（促參法）遭到停辦，此後我國銀髮住宅始以「小規模」、「融入社區」及「多機能」為開發之規劃方向。其是否會如社會住宅般引起負外部性的疑義，或是對周邊環境帶來正外部性，值得探討。本研究將都市中之銀髮住宅依入住者的所得水準分為「銀髮豪宅」與「老人公寓」二大類，並以臺北市及新北市為研究範圍，應用2012-2018年實價登錄資料之交易樣本，建構不動產特徵價格模型，檢視不同區域市場與類型的銀髮住宅對周邊房價造成影響是否存在差異，實證結果顯示銀髮住宅之外部性確實隨其所在區位周邊環境特質不同而有差別，其中座落於住商混合地區銀髮住宅對周邊房價影響較純住宅區者小；另外，銀髮住宅的建物外觀及其與周遭社區融合性亦是影響外部性之關鍵，銀髮豪宅與老人公寓的種類因素左右外部效果程度反而不如想像中大。 zh_TW dc.description.abstract (摘要) Taiwan has officially become an aged society in March, 2018. The senior housing turns out to be one of the living options for the healthy elderly. In Taiwan, the concept of senior housing originated in 1990s, and the development of massive senior village in the suburban area is especially prosperous during 2000s. Nonetheless, the government has advocated to build the “small-scale” and “multifunctional” senior housing within the city since 2007 to correspond with the worldwide trend of aging in place. In 2010, some residents regarded the senior housing as the NIMBY facility, which might impede its new construction. On the other hand, a part of past foreign literature indicated that the establishment of senior facility would bring the positive influence on surrounding house prices. Therefore, whether the senior housings in the urban area cause the positive or negative externality in Taiwan is a core question for solving within this research. The transaction data from 2012-2018 in Taipei, Taiwan are used for analysis by designing the hedonic regression model. In addition, the senior housings in Taiwan can be divided into two types of “ the senior mansion” and “the elderly apartment”; that is, whether the distance of external effect for senior housing varies with its type or surrounding environment is also worthwhile to study. The research outcome indicates that the type of the senior housing are not the vital factor, but its building appearance and the feature of its surrounding environment play the key role in deciding the level of externality. en_US dc.description.tableofcontents 第一章 緒論 1第一節 研究動機與目的 1第二節 研究方法與範圍 6第三節 研究架構與流程 10第二章 文獻回顧 13第一節 臺灣銀髮住宅之發展、類型與定位 13第二節 銀髮族相關設施對房價影響之回顧 20第三節 小結 23第三章 研究設計 25第一節 實證模型建構 26第二節 資料處理與變數說明 29第四章 實證分析 49第一節 不同區域市場銀髮住宅之外部性分析 49第二節 同一區域市場內不同型態銀髮住宅之外部性分析 58第三節 各銀髮住宅外部效果差異之檢定與分析 65第五章 結論與建議 69第一節 結論 69第二節 建議 71參考文獻 73 zh_TW dc.format.extent 5317655 bytes - dc.format.mimetype application/pdf - dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0106257005 en_US dc.subject (關鍵詞) 銀髮住宅 zh_TW dc.subject (關鍵詞) 外部效果 zh_TW dc.subject (關鍵詞) 不動產特徵價格模型 zh_TW dc.subject (關鍵詞) Senior Housing en_US dc.subject (關鍵詞) External Effect en_US dc.subject (關鍵詞) Hedonic Price Model en_US dc.title (題名) 銀髮住宅對周邊不動產價格影響之研究 zh_TW dc.title (題名) The Influence of Senior Housing on Surrounding Residential Property Prices en_US dc.type (資料類型) thesis en_US dc.relation.reference (參考文獻) 一、中文參考文獻內政部營建署，2008，「整體住宅政策及住宅法草案介紹─高齡化社會與老人住宅之開發實現」，『社區發展季刊』，121：14-25。李正庸，2012，「高齡者居住型態與住宅規劃之研究」，內政部建築研究所委託研究報告。杜宇璇、宋豐荃、曾禹瑄、葛仲寧、陳奉瑤，2013，「台灣特徵價格模型之回顧分析」，『土地問題研究季刊』。12(2)：44-57。林秋瑾，1996，「穩健性住宅租金模式之探討─異常點之分析」，『住宅學報』，4：51-72。林學宜，2004，『老人住宅環境偏好相關因素研究─以潤福生活新象為例』，中原大學室內設計研究所碩士論文。張育瑞，2011，『民間參與高齡者住宅設施政策及法令之研究分析』，國立政治大學法學院碩士在職專班碩士論文。張晏瑞，2017，『臺北市明星國中學區房價分析─兼論十二年國教之影響』，國立政治大學地政研究所碩士論文。張雅惠，2005，『臺灣高齡者居住型態選擇之研究：兼論臺灣老人住宅政策』，國立政治大學地政研究所碩士論文。梁仁旭、陳奉瑤，2018，『不動產估價』，第四版，臺北市：財團法人中國地政研究所。陳廷軒，2017，『老人福利機構之嫌惡性與影響初探』，國立成功大學都市計劃研究所碩士論文。陳政雄，2006，「老人住宅整體規劃理念」，『臺灣老年醫學雜誌』，1(3)：122-139。黃千桓，2015，『無殼老蝸牛的生活實況：從一棟出租公寓看老年租屋者的居住狀況與問題』，國立臺灣大學建築與城鄉研究所碩士論文。黃怡潔、江穎慧、張金鶚，2017，「臺北市公共住宅對周圍住宅價格之影響」，『都市與計劃』，44(3)：277-302。黃耀榮，1993，「老人安養機構建築規劃設計手冊」，內政部建築研究所。廖佳展，2007，『老人住宅公共空間規劃設計之研究─以長庚養生文化村為例』，國立政治大學地政研究所碩士在職專班碩士論文。劉耀文，2010，『都會區老人住宅選擇因素之研究』，國立政治大學地政研究所碩士在職專班碩士論文。衛生福利部統計處，2018，老人狀況調查，https://dep.mohw.gov.tw/DOS/lp-1767-113.html，取用日期：2018年11月10日。薛承泰，2008，「臺灣家庭變遷與老人居住型態：現況與未來」，『社區發展季刊』，121：47-56。蘇麗瓊、黃雅鈴，2005，「老人福利政策再出發─推動在地老化政策」，『社區發展季刊』，110：5-13。二、外文參考文獻Carroll, T. M. and Clauretie, M., 1999, “Transitory Effects of Disamenities on Residential Housing Values The Case of Public and Senior Housing”, Journal of Real Estate Portfolio Management, 5(3): 287-297.Chau, K. W. and Chin, T. L., 2003, “A Critical Review of Literature on the Hedonic Price Model”, International Journal for Housing Science and Its Applications, 27(2): 145-165.Colwell, P. F., Dehring, C. A. and Lash, N. A., 2000, “The Effect of Group Homes on Neighborhood Property Values”, Land Economics, 76(4): 615-637..Deng, L., 2011, “The External Neighborhood Effects of Low-Income Housing Tax Credit Projects Built by Three Sectors”, Journal of Urban Affairs, 33(2): 143-166.Farber, S., 1986, “Market Segmentation and the Effects of Group Homes for the Handicapped on Residential Property Values”, Urban Studies, 23(6): 519-525.Gabriel, S. A. and Wolch, J., 1984, “Spillover Effects of Human Service Facilities in a Racially Segmented Housing Market”, Journal of Urban Economics, 16(3): 339-350.Galster, G., Tatian, P. and Pettit, K., 2004, “Supportive Housing and Neighborhood Property Value Externalities”, Land Economics, 80(1): 33-54.Guy, D. C., Hysom, J. L. and Ruth, S. R., 1985, “The Effect of Subsidized Housing on Values of Adjacent Housing”, Journal of the American Real Estate and Urban Economics Association, 13(4): 378-403.Herath, S. and Maier, G., 2010, “The Hedonic Price Method in Real Estate and Housing Market Research. A Review of the Literature”, Institute for Regional Development and Environment (1-21), Vienna, Austria: University of Economics and Business.Ismail, S., 2006, “Spatial Autocorrelation and Real Estate Studies: A Literature Review”, Malaysian Journal of Real Estate, 1(1): 1-13.Kurvinen, A. T. and Tyvimaa, 2016, “The Impact of Senior House Developments on Surrounding Residential Property Values”, Property Management, 34(5): 415-433.Lancaster, K. J., 1966, “A New Approach to Consumer Theory”, Journal of Political Economy, 132-157.Nguyen, M. T., 2005, “Does Affordable Housing Detrimentally Affect Property Values? A Review of the Literature”, Journal of Planning Literature, 20(1): 15-26.Palmore, E., 1999, Ageism: Negative and Positive, Springer Publishing Company, 2nd ed.Ridker, R. G. and Henning, J. A., 1967, “The Determinants of Residential Property Values with Special Reference to Air Pollution”, The Review of Economics and Statistics, 49: 246-257.Rosen, S., 1974, “Hedonic Prices and Implicit Market: Product Differentiation in Pure Competition”, The Journal of Political Economy, 82(1): 34-55.Tiao, G. C. and Goldberger, A., 1962, “Testing Equality of Individual Regression Coefficients”, WEBH Paper No.6201, University of Wisconsin, Social System Research Institute, Madison.Wolpert, J., 1978, “Group Homes for the Mentally Retarded: An Investigation of Neighborhood Property Impacts”, Unpublished Manuscript, Princeton University. zh_TW dc.identifier.doi (DOI) 10.6814/NCCU202000827 en_US
