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題名 市地重劃開發時點對周圍房價之外溢效果－以土城重劃區為例
The Spillover Effects of Developing Timing for Land Readjustment Project on Neighboring Housing Prices – A Case Study in Tucheng District作者 彭于倩
Peng, Yu-Cian貢獻者 江穎慧<br>丁秀吟
Chiang, Ying-Hui<br>Ding, Hsiu-Yin
彭于倩
Peng, Yu-Cian關鍵詞 市地重劃
外溢效果
開發時點
周圍房價變動
Land Readjustment
Spillover Effects
Developing Timing
Neighboring Housing Prices日期 2022 上傳時間 1-Aug-2022 18:21:35 (UTC+8) 摘要 市地重劃為促進土地有效使用與健全都市發展之土地改良與開發策略，它能為重劃區內土地所有權人及政府機關帶來效益，構成雙贏的局面。過往文獻指出市地重劃能有效提升重劃區內房地價，對周圍房價的外溢效果則較少著墨。過往研究曾指出高房價地區對周圍地區的房價可能產生正面之效果，倘若市地重劃進一步推高高房價區域的房價，可能讓周圍非高房價區的房價也隨之提高，民眾之購屋壓力也將愈發沉重。因此本研究探討市地重劃開發時點對周圍房價與周圍高平均房價鄰里房價的外溢效果，主要釐清重劃完成與重劃區內推出建案的影響。本研究以新北市的土城暫緩發展區及附近地區市地重劃開發案為研究案例，並採用民國101年8月至民國110年6月於內政部不動產交易實價登錄資料庫中新北市土城區的不動產交易資料進行實證分析。首先將土城重劃區的影響範圍設為400公尺，利用特徵價格理論為基礎建立傳統迴歸模型，並結合差異中之差異法探討重劃區完成重劃對周圍房價的外溢效果。後續透過傳統迴歸模型，進一步釐清重劃區內推出建案對周圍房價的外溢效果，以及市地重劃對周圍高平均房價鄰里房價的影響等。因樣本資料存在空間自相關，採用空間誤差模型改善空間問題，避免估計結果偏誤。本研究的實證結果顯示市地重劃完成與重劃區內推出建案之效益會外溢至重劃區周圍400公尺，重劃完成後將帶動周圍400公尺房價上漲約1.12%，推出建案則是使周圍房價上漲約2.69%；而市地重劃完成對重劃區周圍高平均房價鄰里房價具有負面外溢效果，相較於重劃前，重劃後交易使其房價減少約2.4%，至於重劃區內推出建案則無顯著影響。期望此研究結果可供政府未來制定重劃區內外配套措施的參考。
Land readjustment is a land improvement and development strategy to promote land use and urban development. Most research focused on changes in housing prices within the land readjustment project area, while less research was focused on spillover effects on the areas next to the projects. This study examined the spillover effects of developing timing of land readjustment projects on neighboring housing prices and the neighborhoods with high housing prices.Data for this study was derived from the Actual Price Registration database governed by the Ministry of the Interior between 2012 and 2021. For the study, a hedonic regression model with DID was employed to analyze the spillover effects when the land readjustment project was completed. The hypothesis was made that the neighboring housing prices within a 400-meter radius of the readjustment project were influenced by the project. Besides, the hedonic regression model was used for examining the spillover effects on the neighboring housing prices when presale of housing projects began. Moreover, the model was also applied to investigate impacts of the readjustment project on high housing-price neighborhoods. The spatial error models were estimated to understand possibility of spatial dependence. The empirical results indicated positive spillover effects on the neighboring housing prices both when the land readjustment project was completed and when presale of housing projects began. The neighboring housing prices increased by 1.12% and 2.69% respectively. Conversely, the housing prices decreased by 2.4%in the high housing-price neighborhoods.參考文獻 一、 中文參考文獻文萍、趙鵬軍，2019，「存量用地背景下填充式開發研究綜述」，『國際城市規劃』，34(1)：134-140。呂毓堅，2014，「豪宅對鄰近地區住宅價格之影響－以台北市為例」，國立屏東商業技術學院不動產經營所碩士論文：屏東。宋豐荃，2014，「鄰近公園有助提升房價嗎？－大小公園對高低房價影響程度之研究」，國立政治大學地政研究所碩士論文：台北。李泓見、張金鶚、花敬群，2006，「臺北都會區不同住宅類型價差之研究」，『臺灣土地研究』，9(1)：63-87。李泳龍、黃宗誠、戴政安、李善將，2009，「醫學中心對鄰近住宅環境影響之研究」，『建築與規劃學報』，10(2)：75-93。李春長、梁志民、簡啟珉、俞錚，2020，「高雄市環狀輕軌對鄰近地區住宅價格之影響：以差異中之差異法結合分量迴歸模型之分析」，『臺灣土地研究』，23(2)：195-221。柯昕彤，2020，「市地重劃對鄰近房價之影響－以土城暫緩發展區為例」，國立政治大學地政研究所碩士論文：台北。高伊葦，2015，「都市更新會造成周圍地區住宅價格上漲嗎?－台北市都市更新價格外溢之探討」，國立政治大學地政研究所碩士論文：台北。張昱諄，2006，「住宅用地地價查估之考量因素」，國立政治大學地政研究所碩士論文：台北。許文昌，2019，『不動產投資分析』，臺北市：高點文化事業有限公司。郭志榮，2019，「市地重劃與人口密度對住宅大樓價格之研究」，國立高雄科技大學財務金融學院博士論文：高雄。陳家妤，2014，「都市更新對鄰近住宅價格影響之研究－以台北市為例」，國立屏東商業技術學院不動產經營所碩士論文：屏東。曾菁敏，2008，「空間外部性、交易成本與市地重劃對住宅土地價格影響之研究－臺南市的實證分析」，『住宅學報』，17(1)：23-50。曾菁敏，2012，「建商開發與市地重劃對都市蔓延影響之研究－追蹤資料及空間迴歸之應用」，教育部委託之專題研究成果報告。黃昭閔，2017，「市地重劃前、後地價與市價之關聯性及地價上漲率於土地分配之影響」，桃園市土地開發暨未來趨勢研討會特刊。新北市政府地政局，2011，「房地交易動態分析報告-100年第3季」，新北市：新北市地政局。劉君雅、鄧志松、唐代彪，2009，「臺灣低生育率之空間分析」，『臺灣人口學刊』，39：119-155。劉瑞煌，2003，「臺灣之市地重劃」，『土地問題研究季刊』，2(1)：41-49。鄧志松，2006，「選舉的空間因素:以三次總統選舉為例」，『國家發展研究』，6(1)：89-144。賴碧瑩，2010，「市地重劃之地價影響因素研究－以高雄市為例」，『公共事務評論』，11(2)：47-69。賴碧瑩，2019，「公辦與自辦市地重劃房價影響分析」，『現代地政雜誌』，372：113-118。戴國正，2012，「大眾捷運系統對房價影響效果之再檢視」，國立政治大學地政研究所碩士論文：台北。藍謙、賴碧瑩，2017，「屏東縣市地重劃房地價變動軌跡之研究」，『政策與人力管理』，8(1)：25-53。魏郁純，2007，「健康狀態對就業影響－以癌症病人為例」，國立政治大學財政研究所碩士論文：台北。二、 外文參考文獻Ahvenniemi, H., Pennanen, K., Knuuti, A., Arvola, A. and Viitanen, K., 2018, “Impact of infill development on prices of existing apartments in Finnish urban neighbourhoods”, International Journal of Strategic Property Management, 22(3): 157-167.Anselin, L., 2005, Exploring Spatial Data with GeoDa: A Workbook, University of Illinois, Urban-champaign.Blanchard, C., Clegg, E. and Martin, L., 2008, “The consequences of residential infill development on existing neighborhoods in the Treasure Valley”, Project Report, Urban Land Institute, Idaho/Smart Growth, Idaho, Boise, Idaho, USA.Brunes, F., Hermansson, C., Song, H. S. and Wilhelmsson, M., 2020, “NIMBYs for the rich and YIMBYs for the poor: analyzing the property price effects of infill development”, Journal of European Real Estate Research, 13(1): 55-81.De Sousa, C. A., Wu, C. and Westphal, L. M., 2009, “Assessing the Effect of Publicly Assisted Brownfield Redevelopment on Surrounding Property Values”, Economic Development Quarterly, 23(2): 95-110.Ding, C., Simons, R. A. and Baku, E., 2000, “The effect of residential investment on nearby property values: evidence from Cleveland, Ohio”, Journal of Real Estate Research, 19(1): 23-48.Dye, R. F. and McMillen, D. P., 2007, “Teardowns and land values in the Chicago metropolitan area”, Journal of Urban Economics, 61(1): 45-63.Ellen, I. G. and Voicu, I., 2006, “Nonprofit housing and neighborhood spillovers”, Journal of Policy Analysis and Management, 25(1): 31-52.Ellen, I. G., Schill, M. H., Susin, S. and Schwartz, A. E., 2001, “Building homes, reviving neighborhoods: spillovers from subsidized construction of owner-occupied housing in New York city”, Journal of Housing Research, 12(2): 185-216.Galster, G. C., Tatian, P. and Pettit, K., 2004, “Supportive housing and neighborhood property value externalities”, Land Economics, 80(1): 33-54.Gielen, D. M. and Mualam, N., 2019, “A framework for analyzing the effectiveness and efficiency of land readjustment regulations: Comparison of Germany, Spain and Israel”, Land Use Policy, 87.Home R., 2017, “Land readjustment as a method of development land assembly: a comparative overview”, Town Planning Review, 78(4): 459-483.Kurvinen, A.T. and Vihola, J., 2016, “The impact of residential development on nearby housing prices”, International Journal of Housing Markets and Analysis, 9(4): 671-690.Lancaster, K. J., 2014, “A New Approach to Consumer Theory”, Journal of political economy, 74(2): 132-157.Lee, C.C., Liang, C.M. and Chen, C.Y., 2017, “The impact of urban renewal on neighborhood housing prices in Taipei: an application of the difference-in- difference method”, Journal of Housing and the Built Environment, 32(3): 407-428.Malpezzi, S., 2003, “Hedonic Pricing Models: A Selective and Applied Review.” pp.67-89 in Housing economics and public policy: Essays in honor of Duncan Maclennan, edited by Sullivan, T. O. and Gibbs, K., Oxford: Blackwell Science Ltd.Newell, T. A., 2010, “Development and neighborhood revitalization: the effects of residential investment on property values in Durham, NC”, Michigan Journal of Business, 2(2): 97-120.Ooi, J. T. L. and Le, T. T. T., 2013, “The Spillover Effects of Infill Developments on Local Housing Prices”, Regional Science and Urban Economics, 43(6): 850-861.Rosen, S., 1974, “Hedonic Prices and Implicit Markets: Product Differentiation in Pure Competition”, Journal of Political Economy, 82(1): 34-55.Sirmans, G. S., Macpherson, D. A. and Zietz, E. N., 2005, “The Composition of Hedonic Pricing Models”, Journal of Real Estate Literature, 13(1): 3-43.So, H. M., Tse, R. Y. C. and Ganesan, S., 1997, “Estimating the influence of transport on house prices: Evidence from Hong Kong”, Journal of Property Investment and Finance, 15(1): 40-47.Tobler, W.R., 1970, “A Computer Movie Simulating Urban Growth in the Detroit Region”, Economic Geography, 46(1): 234-240.Van der Krabben, E. and Needham, B., 2008, “Land readjustment for value capturing: a new planning tool for urban redevelopment”, Town Planning Review, 79(6): 651-672.Wiley, K. A., 2009, An exploration of the impact of infill on neighborhood property values, Doctoral dissertation, Department of Public Policy, University of Maryland, Baltimore County (UMBC).Woo, A. and Lee, S., 2016, “Illuminating the impacts of brownfield redevelopments on neighboring housing prices: Case of Cuyahoga County, Ohio in the US”, Environment and Planning A, 48(6): 1107-1132.Yang, C. C. and Su, S. H., 2011, “The Impacts of Housing Price in YIMBY and NIMBY Facilities”, Journal of Housing Studies, 20(2): 61-80.Yau, Y., Wong, S. K., Cheung, K. C., Chau, K. W. and Ho, C. W., 2006, “An Empirical Study on the Neighbourhood Effect of Refurbishment”, Paper presented at the 12th Annual Conference of the Pacific Rim Real Estate Society, Auckland, January 22-26.Zahirovich-Herbert, V. and Gibler, K., 2014, “The effect of new residential construction on housing prices”, Journal of Housing Economics, 26: 1-18. 描述 碩士
國立政治大學
地政學系
109257002資料來源 http://thesis.lib.nccu.edu.tw/record/#G0109257002 資料類型 thesis dc.contributor.advisor 江穎慧<br>丁秀吟 zh_TW dc.contributor.advisor Chiang, Ying-Hui<br>Ding, Hsiu-Yin en_US dc.contributor.author (Authors) 彭于倩 zh_TW dc.contributor.author (Authors) Peng, Yu-Cian en_US dc.creator (作者) 彭于倩 zh_TW dc.creator (作者) Peng, Yu-Cian en_US dc.date (日期) 2022 en_US dc.date.accessioned 1-Aug-2022 18:21:35 (UTC+8) - dc.date.available 1-Aug-2022 18:21:35 (UTC+8) - dc.date.issued (上傳時間) 1-Aug-2022 18:21:35 (UTC+8) - dc.identifier (Other Identifiers) G0109257002 en_US dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/141221 - 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) 109257002 zh_TW dc.description.abstract (摘要) 市地重劃為促進土地有效使用與健全都市發展之土地改良與開發策略，它能為重劃區內土地所有權人及政府機關帶來效益，構成雙贏的局面。過往文獻指出市地重劃能有效提升重劃區內房地價，對周圍房價的外溢效果則較少著墨。過往研究曾指出高房價地區對周圍地區的房價可能產生正面之效果，倘若市地重劃進一步推高高房價區域的房價，可能讓周圍非高房價區的房價也隨之提高，民眾之購屋壓力也將愈發沉重。因此本研究探討市地重劃開發時點對周圍房價與周圍高平均房價鄰里房價的外溢效果，主要釐清重劃完成與重劃區內推出建案的影響。本研究以新北市的土城暫緩發展區及附近地區市地重劃開發案為研究案例，並採用民國101年8月至民國110年6月於內政部不動產交易實價登錄資料庫中新北市土城區的不動產交易資料進行實證分析。首先將土城重劃區的影響範圍設為400公尺，利用特徵價格理論為基礎建立傳統迴歸模型，並結合差異中之差異法探討重劃區完成重劃對周圍房價的外溢效果。後續透過傳統迴歸模型，進一步釐清重劃區內推出建案對周圍房價的外溢效果，以及市地重劃對周圍高平均房價鄰里房價的影響等。因樣本資料存在空間自相關，採用空間誤差模型改善空間問題，避免估計結果偏誤。本研究的實證結果顯示市地重劃完成與重劃區內推出建案之效益會外溢至重劃區周圍400公尺，重劃完成後將帶動周圍400公尺房價上漲約1.12%，推出建案則是使周圍房價上漲約2.69%；而市地重劃完成對重劃區周圍高平均房價鄰里房價具有負面外溢效果，相較於重劃前，重劃後交易使其房價減少約2.4%，至於重劃區內推出建案則無顯著影響。期望此研究結果可供政府未來制定重劃區內外配套措施的參考。 zh_TW dc.description.abstract (摘要) Land readjustment is a land improvement and development strategy to promote land use and urban development. Most research focused on changes in housing prices within the land readjustment project area, while less research was focused on spillover effects on the areas next to the projects. This study examined the spillover effects of developing timing of land readjustment projects on neighboring housing prices and the neighborhoods with high housing prices.Data for this study was derived from the Actual Price Registration database governed by the Ministry of the Interior between 2012 and 2021. For the study, a hedonic regression model with DID was employed to analyze the spillover effects when the land readjustment project was completed. The hypothesis was made that the neighboring housing prices within a 400-meter radius of the readjustment project were influenced by the project. Besides, the hedonic regression model was used for examining the spillover effects on the neighboring housing prices when presale of housing projects began. Moreover, the model was also applied to investigate impacts of the readjustment project on high housing-price neighborhoods. The spatial error models were estimated to understand possibility of spatial dependence. The empirical results indicated positive spillover effects on the neighboring housing prices both when the land readjustment project was completed and when presale of housing projects began. The neighboring housing prices increased by 1.12% and 2.69% respectively. Conversely, the housing prices decreased by 2.4%in the high housing-price neighborhoods. 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 研究範圍與方法 6第三節 研究架構與流程 11第二章 文獻回顧 13第一節 市地重劃開發方式之相關研究 13第二節 不動產外溢效果相關研究 21第三節 外溢效果量化模型及方法 29第四節 小結 32第三章 研究背景、設計與資料說明 35第一節 研究背景 35第二節 研究設計 39第三節 資料說明與處理 42第四章 實證模型建構與變數選取 51第一節 實證模型建立 51第二節 變數選取說明 63第五章 實證分析 73第一節 敘述統計 73第二節 實證結果分析 76第六章 結論與建議 93第一節 結論 93第二節 後續建議 98參考文獻 99 zh_TW dc.format.extent 11285980 bytes - dc.format.mimetype application/pdf - dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0109257002 en_US dc.subject (關鍵詞) 市地重劃 zh_TW dc.subject (關鍵詞) 外溢效果 zh_TW dc.subject (關鍵詞) 開發時點 zh_TW dc.subject (關鍵詞) 周圍房價變動 zh_TW dc.subject (關鍵詞) Land Readjustment en_US dc.subject (關鍵詞) Spillover Effects en_US dc.subject (關鍵詞) Developing Timing en_US dc.subject (關鍵詞) Neighboring Housing Prices en_US dc.title (題名) 市地重劃開發時點對周圍房價之外溢效果－以土城重劃區為例 zh_TW dc.title (題名) The Spillover Effects of Developing Timing for Land Readjustment Project on Neighboring Housing Prices – A Case Study in Tucheng District en_US dc.type (資料類型) thesis en_US dc.relation.reference (參考文獻) 一、 中文參考文獻文萍、趙鵬軍，2019，「存量用地背景下填充式開發研究綜述」，『國際城市規劃』，34(1)：134-140。呂毓堅，2014，「豪宅對鄰近地區住宅價格之影響－以台北市為例」，國立屏東商業技術學院不動產經營所碩士論文：屏東。宋豐荃，2014，「鄰近公園有助提升房價嗎？－大小公園對高低房價影響程度之研究」，國立政治大學地政研究所碩士論文：台北。李泓見、張金鶚、花敬群，2006，「臺北都會區不同住宅類型價差之研究」，『臺灣土地研究』，9(1)：63-87。李泳龍、黃宗誠、戴政安、李善將，2009，「醫學中心對鄰近住宅環境影響之研究」，『建築與規劃學報』，10(2)：75-93。李春長、梁志民、簡啟珉、俞錚，2020，「高雄市環狀輕軌對鄰近地區住宅價格之影響：以差異中之差異法結合分量迴歸模型之分析」，『臺灣土地研究』，23(2)：195-221。柯昕彤，2020，「市地重劃對鄰近房價之影響－以土城暫緩發展區為例」，國立政治大學地政研究所碩士論文：台北。高伊葦，2015，「都市更新會造成周圍地區住宅價格上漲嗎?－台北市都市更新價格外溢之探討」，國立政治大學地政研究所碩士論文：台北。張昱諄，2006，「住宅用地地價查估之考量因素」，國立政治大學地政研究所碩士論文：台北。許文昌，2019，『不動產投資分析』，臺北市：高點文化事業有限公司。郭志榮，2019，「市地重劃與人口密度對住宅大樓價格之研究」，國立高雄科技大學財務金融學院博士論文：高雄。陳家妤，2014，「都市更新對鄰近住宅價格影響之研究－以台北市為例」，國立屏東商業技術學院不動產經營所碩士論文：屏東。曾菁敏，2008，「空間外部性、交易成本與市地重劃對住宅土地價格影響之研究－臺南市的實證分析」，『住宅學報』，17(1)：23-50。曾菁敏，2012，「建商開發與市地重劃對都市蔓延影響之研究－追蹤資料及空間迴歸之應用」，教育部委託之專題研究成果報告。黃昭閔，2017，「市地重劃前、後地價與市價之關聯性及地價上漲率於土地分配之影響」，桃園市土地開發暨未來趨勢研討會特刊。新北市政府地政局，2011，「房地交易動態分析報告-100年第3季」，新北市：新北市地政局。劉君雅、鄧志松、唐代彪，2009，「臺灣低生育率之空間分析」，『臺灣人口學刊』，39：119-155。劉瑞煌，2003，「臺灣之市地重劃」，『土地問題研究季刊』，2(1)：41-49。鄧志松，2006，「選舉的空間因素:以三次總統選舉為例」，『國家發展研究』，6(1)：89-144。賴碧瑩，2010，「市地重劃之地價影響因素研究－以高雄市為例」，『公共事務評論』，11(2)：47-69。賴碧瑩，2019，「公辦與自辦市地重劃房價影響分析」，『現代地政雜誌』，372：113-118。戴國正，2012，「大眾捷運系統對房價影響效果之再檢視」，國立政治大學地政研究所碩士論文：台北。藍謙、賴碧瑩，2017，「屏東縣市地重劃房地價變動軌跡之研究」，『政策與人力管理』，8(1)：25-53。魏郁純，2007，「健康狀態對就業影響－以癌症病人為例」，國立政治大學財政研究所碩士論文：台北。二、 外文參考文獻Ahvenniemi, H., Pennanen, K., Knuuti, A., Arvola, A. and Viitanen, K., 2018, “Impact of infill development on prices of existing apartments in Finnish urban neighbourhoods”, International Journal of Strategic Property Management, 22(3): 157-167.Anselin, L., 2005, Exploring Spatial Data with GeoDa: A Workbook, University of Illinois, Urban-champaign.Blanchard, C., Clegg, E. and Martin, L., 2008, “The consequences of residential infill development on existing neighborhoods in the Treasure Valley”, Project Report, Urban Land Institute, Idaho/Smart Growth, Idaho, Boise, Idaho, USA.Brunes, F., Hermansson, C., Song, H. 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