台北市各鄰里居住環境適宜度對房地產價格之影響

Abstract

影響房地產市場的因素有千千百百種，本文使用2017年內政部所提供的房屋交易資料，並且利用Borjas and Sueyoshi（1994）提出的兩階段迴歸模型研究台北市鄰里居住環境的適宜度對房地場市場的效果。\n本文研究發現鄰里的人口結構變化會影響房地產市場，其中發現當鄰里的扶幼比上升，會對該里的房地產市場產生正向顯著的效果，表示幼年人口越多的鄰里，其房屋單坪價格較高，因此筆者推測台北市鄰里家戶單位可以同時進行購屋行為及生育行為，家戶資源排擠效果並不明顯。\n本文還發現鄰里的教育程度會影響房地產市場的表現，當鄰里的大學學歷以上百分比增加，對該里的房屋單坪價格有正向顯著影響，表示高教育程度有較高的房價負擔能力，進而推升該里的房地產市場。\n另一方面，本文發現鄰里中若具有明星國中，則會使該里的房屋單坪價格有正向顯著的效果，表示台北市的家戶單位為了將其子女送進明星國中，會選擇購買具有明星國中之鄰里房屋，進而拉抬該里的房地產市場。\n最後，本文探討鄰里所位於的行政區是否會影響房地產市場表現，發現當鄰里位於不同的行政區，對該里的房地產市場影響效果亦不相同，一般民眾認知的商業活動相對發達、生活便利的行政區：信義區、大安區等，研究發現位於這些行政區的鄰里，其房地產價格相對較高昂。而民眾認知氣候相對潮濕、地勢較高，較不適宜居住的行政區：文山區，其房地產價格則相對低下。

There are lots of factors affecting the real estate market. This article uses the housing transaction data provided by the Ministry of the Interior in 2017 and the two-stage regression model proposed by Borjas and Sueyoshi (1994) to discuss the impact of neighborhood liveability on housing price.\nThis study finds that changes in the population structure of the neighborhood will affect the real estate market. The result indicates that the neighborhood’s child dependency ratio has a positive and significant effect on the real estate market in the neighborhood.\nThis article also finds that the education level affects the price in the real estate market. Education level has a positive and significant effect on the real estate market in the neighborhood, indicating that people who have a higher education level have a higher affordability of housing prices.\nIn addition, whether there are prestigious schools in the neighborhood or not has a positive and significant effect on the real estate market in the neighborhood.\nFinally, this article discusses the impact of administrative district that neighborhood locates on the real estate market. It is found that when the neighborhood is located in a different administrative district, the effects on the real estate market are also different.