不動產估價師與代銷人員對價格影響因素之認知分析─ 以都市更新權利變換個案為例

Abstract

進行權利變換估價評估時，運用市場比較法，應是不動產估價師考量價格當時情況去解釋該不動產於公開市場上價值反映的情形，具有市場特性。然而為建立都市更新權利變換估價基準，都市更新權利變換價格評估受到都市更新法律框架限制，權利變換估價可能被賦予公平性的觀點，在都市更新權利變換框架下公部門估價性質使都市更新權利變換估價結果與銷售階段代銷業者重新訂價的結果有落差。而都市更新權利變換中二者估值間的差異，是否即可屬依照差異估價基礎假說（Different-Base-of-Valuation Hypothesis）所生系統偏誤，尚有待釐清。\n本研究透過個案研究法與深度訪談法，了解同一權利變換個案中不動產估價師與代銷人員認知差異，並由訪談不動產估價師與代銷人員，了解個案分析結果背後主要原因。結果發現，不動產估價師與代銷人員間價格認知確有差異，不動產估價師習慣使用百分率法進行價格調整，代銷人員則習慣直接使用差額法進行調整，並且高價區域之價格認知差異較低價區域大。再者，發現鄰避設施與迎毗設施則會縮小二者間認知差異。自本研究結果顯示，代銷人員主要考量建案銷售率以及去化率為調整主要目的，而較具有銷售效率性；另一方面，估價師主要透過客觀建案圖面資料作為調整基礎，而較具公平性。

When carrying out the appraisal of Right Transfer of Urban Renewal, using the market comparison method, the appraiser should consider the current situation of the price to explain the situation of the value reflected in the open market, which has market sense. However, in order to establish a benchmark for urban renewal right conversion valuation, the appraisal of Right Transfer of Urban Renewal is restricted by the urban renewal legal framework, and may be given a fair viewpoint. Under the urban renewal legal framework, the public sector viewpoint makes a discrepancy between appraiser and agent. Whether the difference between appraiser and agent in the Right Transfer of Urban Renewal can be attributed to a systematic bias based on the Different-Base-of-Valuation Hypothesis remains to be clarified.\nThis study uses case study method and in-depth interview method to understand the cognitive differences between real estate appraisers and agents in the same Right Transfer of Urban Renewal case, and interviews appraisers and agents to understand the main reasons behind the results of the case analysis. The results found that there is indeed a difference in the cognition on price factor between real estate appraisers and agents . Appraisers are accustomed to using the percentage method, while agents are accustomed to directly using the difference method to make adjustments, and difference in the cognition on price factor in high-priced areas are larger than lower-price areas. . Furthermore, the discovery of adjacent avoidance facilities and adjoining facilities will narrow the cognitive difference between the two. According to the results of this study, agent mainly considers the main purpose of adjusting the project sales rate, and is more efficient. On the other hand, the appraiser mainly adjusts valuation base on the objective architectural drawing data, holding fair viewpoint.