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題名 住宅類綠建築評估項目對不動產估價調整率之影響
The influence of green building indicators to the percentage adjustment of appraisal on residential building作者 曹妤
Tsao, Yu貢獻者 孫振義
Sun, Chen Yi
曹妤
Tsao, Yu關鍵詞 綠建築
綠建築溢價
不動產估價
Green buildings
Sales price premium
Appraisal日期 2017 上傳時間 31-七月-2017 11:17:35 (UTC+8) 摘要 為改善綠建築與售價之間的定錨效應，本研究以台灣EEWH綠建築評估系統為基礎，建構AHP分析層級程序法之問卷架構，共分為目標、面向、指標以及評估項目四大階層。透過第一階段以及第二階段問卷調查與分析，本研究初步得到不動產估價師平均願提高9.77%之綠建築願付價格，且住宅類綠建築中，價格影響權重較高者為室內環境、節能設備以及空調系統指標。取得各評估項目的價格影響權重後，以相關分析、價格影響權重分析為基礎，篩選應謹慎考量其價格的評估項目，再輔以盒狀圖分析，將價格影響權重細分為若干加權等級，進而建立更加完善的住宅類綠建築估價應用總表，並提供不動產估價師於實務中使用。最終，運用實證分析，本研究發現綠建築等級或總得分與溢價幅度具有中度以上的解釋力，當綠建築等級或總得分越高時，其溢價幅度亦隨之提高，然而，當綠建築施作至一定程度後，其上升的溢價幅度將有限；此外，以銀級為例時，同等級內的綠建築總得分與溢價幅度未具顯著解釋力，意旨同等級案例之總得分越高時，並無法解釋其溢價幅度將越大。本研究建議，當衡量綠建築之價格時，應依循本研究提供的應用總表，評估各綠建築的實質溢價情況，以提高綠建築案例於估價時的準確性。
In order to improve the anchoring effect between green building and selling price, this study based on the EEWH Green Building Assessment System in Taiwan, and constructed the questionnaire structure of AHP analysis hierarchy process which classified into four dimensions: Target, Orientation, Index and Element. Through the first stage and the second stage of the questionnaire survey, the higher weight of the price impact are the indexes of indoor environment, energy-saving equipment and air conditioning system. The average of willing to pay on the green buildings from the appraisals is around 9.77%.Based on the correlation analysis, the weight of price impact analysis and the box analysis, there are some elements which need to be subdivided into several weighting scale. After that, this study would establish a much more complete table called “the application table of residential green buildings.” It will provide for appraisers to use in practice as well.Finally, using the empirical analysis, this study found that there are moderate positive correlation between the levels or the total scores of green buildings and the price premium, which means the higher the green building level or the total score is, the greater the price premium is. However, when the green building level reach a certain extent, the increase on the prie premium will be limited. In addition, take the silver level for example. The total score of green buildings in the same level dose not have significant correlation with its price premium, which means the higher scores of green buildings in the same level can not explain the price premium will be greater. Therefore, this study suggests that green buildings should follow the application table provided in this study to measure the real premiums of the green buildings in order to improve the accuracy of the green building price at the time of appraisal.參考文獻 中文參考文獻1.專書內政部建築研究所，2012，『綠建築解說與評估手冊』，台北：內政部建築研究所。江哲銘，2004，『永續建築導論』，台北：建築情報季刊。林英彥，2003，『不動產估價』，台北：文笙書局。林憲德，2005，『台灣EEWH與美國LEED綠建築分級評估系統比較研究』，台北：內政部建築研究所。林憲德、郭柏巖，2008，『亞熱帶的綠建築挑戰』，台北：內政部建築研究所。袁方編，2002，『社會研究方法』，台北：五南。梁仁旭、陳奉瑤，2009，『不動產估價The Appraisal of Real Estate』，台北：陳奉瑤發行。陳奉瑤，2011，『不動產估價行為研究』，台北：中國地政研究所。黃俊英，1996，『行銷研究-管理與技術』，台北：華泰。榮泰生，2011，『Expert Choice在分析層級程序法(AHP)之應用』，台北：五南。2.期刊論文江穎慧，2009，「不動產自動估價與估價師個別估價之比較-以比較法之案例選取、權重調整與估值三階段差異分析」，『住宅學報』，18(1)：39-62。卓輝華，2007，「不動產估價師職業道德之探討與分析」，『土地問題研究季刊』，6(3)：18-28。洪鴻智、張能政，2006，「不動產估價人員之價值探索過程：估價程序與參考點的選擇」，『建築與規劃學報』，7(1)：71-90。郭柏巖，2008，「亞熱帶的風土建築與綠建築設計」，『工程』，81(2)：69-82劉庭芬、陳清楠，2011，「國內外綠建築評估系統比較」，『中興工程』，113：87-94。潘慈暉，2003，「展望理論相關文獻回顧」，『Journal of China Institute of Technology』，28：251-260。3.博、碩士論文王士鳴，2006，「不動產估價師信心判斷行為之研究」，國立政治大學地政學系碩士論文：台北。方嘉琳，2005，「由消費者觀點探討住宅產品綠色行銷之研究」，國立高雄大學都市發展與建築研究所碩士論文：高雄。朱南玉，2008，「參考點對不動產估價影響之研究-以台中地區估價人員為例」，逢甲大學土地管理學系碩士論文：台中。李易璇，2005，「不動產估價人員估值決定行為之研究」，國立政治大學地政學系碩士論文：台北。吳明助，2008，「推動綠建築證書與標章提升之策略探討」，國立中央大學土木工程研究所碩士論文：桃園。高文津，2000，「住宅屬性與房價關係之研究-以嘉義市蘭潭地區為例」，國立中正大學國際經濟研究所碩士論文：嘉義。陳彥安，2015，「台灣鄉村型生態社區實踐與推動策略之研究」，國立政治大學地政學系碩士在職專班論文：台北。陳怡璇，2011，「以國外經驗探討國內綠建築價格之估算」，國立台北大學不動產與城鄉環境學系碩士論文：台北。陳建宇，2010，「綠建築標章應用在建築住宅類之研究」，明新科技大學營建工程與管理研究所碩士論文：新竹。梁家甄，2015，「綠建築標章對於台灣住宿類不動產估價之影響」，臺灣大學土木工程學研究所碩士論文：台北。張小燕，2005，「從行為觀點檢視不動產估價中的市場比較法」，國立台北大學不動產與城鄉環境學習碩士班碩士論文：台北。張俊利，2004，「建築工程造價之預測與探討-以大台北地區RC集合住宅為例」，國立中央大學土木工程研究所碩士論文：桃園。張能政，2004，「不動產估價行為研究-行為理論之應用」，國立台北大學不動產與城鄉環境學系碩士論文：台北。彭逸瑋，2013，「綠建築對不動產價格之影響」，國立政治大學地政學系碩士論文：台北。黃心郁，2007，「運用層級分析法評估新產品定義與定位-以台灣自有品牌智慧型手機產品為例」，國立政治大學企業管理學系碩士論文：台北。楊竣傑，2014，「綠建築願付價格模型之探討」，國立台灣科技大學設計學院建築研究所碩士論文：台北。盧裕文，2012，「綠建築成本分析與比較」，國立成功大學土木工程研究所碩士論文：台南。簡惠瑜，2008，「永續建築對不動產市場認知價值影響之研究」，國立屏東商業技術學院不動產經營所碩士論文：屏東。蘇芳儀，2014，「集合住宅取得綠建築標章之成本分析-以銀級升黃金級案例為例」，國立政治大學地政學系碩士論文：台北。4.其他褚志鵬，2003，「Analytic Hierarchy Process Theory 層級分析法(AHP)」，國立東華大學企業管理學系。外文參考文獻1.專書Engel, J. F., Blackwell, R. D., and Miniard, P. W., 1995, Consumer behavior, New York: Dryder.Kats, G., 2003, Green Building Costs and Financial Benefits, Massachusetts: Massachusetts Technology Collaborative.Kats, G., 2010, Green Our Built World: Cost, Benefits, and Strategies, New York: Island Press.Kotler, P., 1994, Marketing Management: Analysis, Planning, Implementation, and Control, New Jersey: Prentice-Hall Inc.Langdon, D., 2004, Costing Green: A Comprehensive Cost Database and Budgeting Methodology, U.S.: U.S. Green Building Council.McDonough, W., and Braungart, M., 2002, Cradle to Cradle: Remaking the Way We Make Things, U.S.: North Point Press.Monroe, K. B., 1979, Pricing: Making Profitable Decisions, New York: McGraw-Hill.Simon, H. A., 1947, Administrative Behavior: A Study of Decision-Making Processes in Administrative Organization, New York: The Macmillan Company2.期刊論文Barber, B. M. and Odean, T., 2001, “Boys will be Boys: Gender, Overconfidence, and Common Stock Investment”, Quarterly Journal of Economics, 116(1): 261-292.Bhandari, G. and Deaves, R., 2006, “The Demographics of Overconfidence”, The Journal of Behavioral Finance, 7(1): 5-11.Brounen, D., and Kok, N., 2011, “On the Economics of Energy Labels in the Housing Market”, Journal of Environmental Economics and Management, 62(2): 166-179.Diaz, J., 1990, “How Appraisers Do Their Work: A Test of the Appraisal Process and the Development of a Descriptive Model”, The Journal of Real Estate Research, 5(1): 1-15.Diaz, J., 1997, “An Investigation into the Impact of Previous Expert Value Estimates on Appraisal Judgment”, The Journal of Real Estate Research, 13(1): 57-66.Dwaikat, L. N., and Ali, K. N., 2016, “Green Buildings Cost Premium: A Review of Empirical Evidence”, Energy and Buildings, 110: 396-403.Eichholtz, P., Kok, N., and Quigley, J. M., 2010, “Doing Well by Doing Good? 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C., and Lyons, S., 2013, “The Value of Domestic Building Energy Efficiency-Evidence from Ireland”, Energy Economics, 40:943-952.Kahneman, D., & Tversky, A., 1979, “Prospect Theory: An Analysis of Decision under Risk”, Econometrica, 47(2): 263-291.Miller, N., Pogue, D., Gough, Q., and Davis, S., 2009, “Green Buildings and Productivity”, Journal of Sustainable Real Estate, 1(1):65-89.Miller, N., Pogue, D., Saville, J., and Tu, C., 2010, “The Operations and Management of Green Buildings in the United States”, Journal of Sustainable Real Estate, 2(1):51-66.Miller, N., Spivey, J., and Florance, A., 2008, “Does Green Pay Off?”, Journal of Real Estate Portfolio Management, 14(4): 385-400.Nevin, R., and Watson, G., 1998, “Evidence of Rational Market Valuations for Home Energy Efficiency”, The Appraisal Journal, 401-409Pitts, J. M. and Jackson, T. O., 2008, Environment and the Appraiser-Green Buildings: Valuation Issues and Perspectives, Appraisal Journal, 76(2): 115-118Ries, R., Bilec, M. M., Gokhan, N. M., and Needy, K. L., 2006, “The Economic Benefits of Green Buildings: A Comprehensive Case Study”, The Engineering Economist, 51(3): 259-295.Tversky, A. and Kahneman, D., 1974, “Judgment under Uncertainty: Heuristics and Biases”, Science, 185(4157): 1124-1131.Wiley, J. A., Benefield, J. D. and Johnson, K. H., 2010, “Green Design and the Market for Commercial Office Space”, Journal of Real Estate Finance and Economics, 41(2): 228-243Williams, K., and Dair, C., 2007, “What is Stopping Sustainable Building in England? Barriers Experienced by Stakeholders in Delivering Sustainable Developments”, Sustainable Development, 15(3): 135-147.Wilson, J. L. and Tagaza, E, 2006, “Green Building in Australia: Drivers and Barriers”, Australian Journal of Structural Engineering, 7(1): 57-63.Zeithaml, V. A., 1988, “Consumer Perception of Price, Quality, and Value: A Medians-end Model and Synthesis of Evidence”, The Journal of Marketing, 52(3): 2-22.3.其他Banfi, S., Farsi, M., Filippini, M., and Jakob, M., 2005, “Willingness to Pay for Energy-Saving Measures in Residential Buildings”, CEPE Working Paper, No.41. Centre for Energy Policy and Economics.Berry, T., 2007, “Towards a green building and infrastructure investment fund: A review of challenges and opportunities”, Compass Resource ManagementFuerst, F. and McAllister, P. M., 2009, “New Evidence on the Green Building Rent and Price Premium”, The University of Reading, Henley Business School, School of Real Estate and Planning.Hershfield, M., 2005, “A Business Case for Green Buildings”, Internal Morrison Hershfield Report.Kok, N., and Kahn, M. E., 2012, “The Value of Green Labels in the California Housing Market”, San Francisco Department of the Environment and StopWaste.Langdon, D., 2007, “Costs of Green Revisited”, AECOM.Madew, R., 2006, “The Dollars and Sense of Green Buildings”, Green Building Council of Australia(GBCA).Nelson, A., 2007, “The Greening of U.S. Investment Real Estate- Market Fundamentals, Prospects and Opportunities”, RREEF Research, No.57. San Francisco.Northbridge Environment Management Consultants, 2003, “Analyzing the Cost of Obtaining LEED Certification”, The American Chemistry Council. Steven Winter Associates, Inc., 2004, “LEED cost study”, U.S. General Service AdministrationU.S. General Service Administration, 2008, “Assessing Green Building Performance”, GSA Pubic Buildings Service, Office of Applied Science.Yudelson, J., 2008, “Green Building Through Integrated Design”, The McGraw-Hill Companies. 網頁參考文獻Living Architecture, Inc，取用日期：2016年1月10日http://laiarchitecture.com/index_en.html中華民國不動產估價師公會全國聯合會，取用日期：2016年3月1日http://www.rocreaa.org.tw/reaa/內政部不動產資訊平台，取用日期：2016年4月1日http://pip.moi.gov.tw/NET/G-Law/G4.aspx美國華盛頓州西雅圖政府，取用日期：2016年7月10日http://www.seattle.gov/美國國家海洋暨大氣局，取用日期：2015年12月1日https://www.ncdc.noaa.gov/sotc/summary-info/global/201506財團法人台灣建築中心，取用日期：2016年1月15日http://gb.tabc.org.tw/聯合新聞網，取用日期：2015年12月1日http://goo.gl/7n7 描述 碩士
國立政治大學
地政學系
104257004資料來源 http://thesis.lib.nccu.edu.tw/record/#G0104257004 資料類型 thesis dc.contributor.advisor 孫振義 zh_TW dc.contributor.advisor Sun, Chen Yi en_US dc.contributor.author (作者) 曹妤 zh_TW dc.contributor.author (作者) Tsao, Yu en_US dc.creator (作者) 曹妤 zh_TW dc.creator (作者) Tsao, Yu en_US dc.date (日期) 2017 en_US dc.date.accessioned 31-七月-2017 11:17:35 (UTC+8) - dc.date.available 31-七月-2017 11:17:35 (UTC+8) - dc.date.issued (上傳時間) 31-七月-2017 11:17:35 (UTC+8) - dc.identifier (其他 識別碼) G0104257004 en_US dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/111525 - 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) 104257004 zh_TW dc.description.abstract (摘要) 為改善綠建築與售價之間的定錨效應，本研究以台灣EEWH綠建築評估系統為基礎，建構AHP分析層級程序法之問卷架構，共分為目標、面向、指標以及評估項目四大階層。透過第一階段以及第二階段問卷調查與分析，本研究初步得到不動產估價師平均願提高9.77%之綠建築願付價格，且住宅類綠建築中，價格影響權重較高者為室內環境、節能設備以及空調系統指標。取得各評估項目的價格影響權重後，以相關分析、價格影響權重分析為基礎，篩選應謹慎考量其價格的評估項目，再輔以盒狀圖分析，將價格影響權重細分為若干加權等級，進而建立更加完善的住宅類綠建築估價應用總表，並提供不動產估價師於實務中使用。最終，運用實證分析，本研究發現綠建築等級或總得分與溢價幅度具有中度以上的解釋力，當綠建築等級或總得分越高時，其溢價幅度亦隨之提高，然而，當綠建築施作至一定程度後，其上升的溢價幅度將有限；此外，以銀級為例時，同等級內的綠建築總得分與溢價幅度未具顯著解釋力，意旨同等級案例之總得分越高時，並無法解釋其溢價幅度將越大。本研究建議，當衡量綠建築之價格時，應依循本研究提供的應用總表，評估各綠建築的實質溢價情況，以提高綠建築案例於估價時的準確性。 zh_TW dc.description.abstract (摘要) In order to improve the anchoring effect between green building and selling price, this study based on the EEWH Green Building Assessment System in Taiwan, and constructed the questionnaire structure of AHP analysis hierarchy process which classified into four dimensions: Target, Orientation, Index and Element. Through the first stage and the second stage of the questionnaire survey, the higher weight of the price impact are the indexes of indoor environment, energy-saving equipment and air conditioning system. The average of willing to pay on the green buildings from the appraisals is around 9.77%.Based on the correlation analysis, the weight of price impact analysis and the box analysis, there are some elements which need to be subdivided into several weighting scale. After that, this study would establish a much more complete table called “the application table of residential green buildings.” It will provide for appraisers to use in practice as well.Finally, using the empirical analysis, this study found that there are moderate positive correlation between the levels or the total scores of green buildings and the price premium, which means the higher the green building level or the total score is, the greater the price premium is. However, when the green building level reach a certain extent, the increase on the prie premium will be limited. In addition, take the silver level for example. The total score of green buildings in the same level dose not have significant correlation with its price premium, which means the higher scores of green buildings in the same level can not explain the price premium will be greater. Therefore, this study suggests that green buildings should follow the application table provided in this study to measure the real premiums of the green buildings in order to improve the accuracy of the green building price at the time of appraisal. 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 研究範圍與研究內容 4第三節 研究方法 5第四節 研究步驟與研究流程 7第二章 文獻回顧 9第一節 綠建築之定義與評估系統 9第二節 綠建築溢價情形 23第三節 不動產估價之比較法與估價師主觀行為 36第四節 小結 43第三章 問卷設計與調查 45第一節 分析層級程序法 45第二節 問卷評估項目之層級架構 53第三節 問卷設計與調查-第一階段 59第四節 問卷設計與調查-第二階段 65第五節 小結 72第四章 綠建築評估項目之實證分析與應用 73第一節 綠建築評估項目之案例分析 73第二節 綠建築評估項目之應用情形 96第五章 結論與建議 101第一節 結論 101第二節 建議 103參考文獻 105 附錄一、 第一階段問卷 附錄二、 第二階段問卷 zh_TW dc.format.extent 5558510 bytes - dc.format.mimetype application/pdf - dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0104257004 en_US dc.subject (關鍵詞) 綠建築 zh_TW dc.subject (關鍵詞) 綠建築溢價 zh_TW dc.subject (關鍵詞) 不動產估價 zh_TW dc.subject (關鍵詞) Green buildings en_US dc.subject (關鍵詞) Sales price premium en_US dc.subject (關鍵詞) Appraisal en_US dc.title (題名) 住宅類綠建築評估項目對不動產估價調整率之影響 zh_TW dc.title (題名) The influence of green building indicators to the percentage adjustment of appraisal on residential building en_US dc.type (資料類型) thesis en_US dc.relation.reference (參考文獻) 中文參考文獻1.專書內政部建築研究所，2012，『綠建築解說與評估手冊』，台北：內政部建築研究所。江哲銘，2004，『永續建築導論』，台北：建築情報季刊。林英彥，2003，『不動產估價』，台北：文笙書局。林憲德，2005，『台灣EEWH與美國LEED綠建築分級評估系統比較研究』，台北：內政部建築研究所。林憲德、郭柏巖，2008，『亞熱帶的綠建築挑戰』，台北：內政部建築研究所。袁方編，2002，『社會研究方法』，台北：五南。梁仁旭、陳奉瑤，2009，『不動產估價The Appraisal of Real Estate』，台北：陳奉瑤發行。陳奉瑤，2011，『不動產估價行為研究』，台北：中國地政研究所。黃俊英，1996，『行銷研究-管理與技術』，台北：華泰。榮泰生，2011，『Expert Choice在分析層級程序法(AHP)之應用』，台北：五南。2.期刊論文江穎慧，2009，「不動產自動估價與估價師個別估價之比較-以比較法之案例選取、權重調整與估值三階段差異分析」，『住宅學報』，18(1)：39-62。卓輝華，2007，「不動產估價師職業道德之探討與分析」，『土地問題研究季刊』，6(3)：18-28。洪鴻智、張能政，2006，「不動產估價人員之價值探索過程：估價程序與參考點的選擇」，『建築與規劃學報』，7(1)：71-90。郭柏巖，2008，「亞熱帶的風土建築與綠建築設計」，『工程』，81(2)：69-82劉庭芬、陳清楠，2011，「國內外綠建築評估系統比較」，『中興工程』，113：87-94。潘慈暉，2003，「展望理論相關文獻回顧」，『Journal of China Institute of Technology』，28：251-260。3.博、碩士論文王士鳴，2006，「不動產估價師信心判斷行為之研究」，國立政治大學地政學系碩士論文：台北。方嘉琳，2005，「由消費者觀點探討住宅產品綠色行銷之研究」，國立高雄大學都市發展與建築研究所碩士論文：高雄。朱南玉，2008，「參考點對不動產估價影響之研究-以台中地區估價人員為例」，逢甲大學土地管理學系碩士論文：台中。李易璇，2005，「不動產估價人員估值決定行為之研究」，國立政治大學地政學系碩士論文：台北。吳明助，2008，「推動綠建築證書與標章提升之策略探討」，國立中央大學土木工程研究所碩士論文：桃園。高文津，2000，「住宅屬性與房價關係之研究-以嘉義市蘭潭地區為例」，國立中正大學國際經濟研究所碩士論文：嘉義。陳彥安，2015，「台灣鄉村型生態社區實踐與推動策略之研究」，國立政治大學地政學系碩士在職專班論文：台北。陳怡璇，2011，「以國外經驗探討國內綠建築價格之估算」，國立台北大學不動產與城鄉環境學系碩士論文：台北。陳建宇，2010，「綠建築標章應用在建築住宅類之研究」，明新科技大學營建工程與管理研究所碩士論文：新竹。梁家甄，2015，「綠建築標章對於台灣住宿類不動產估價之影響」，臺灣大學土木工程學研究所碩士論文：台北。張小燕，2005，「從行為觀點檢視不動產估價中的市場比較法」，國立台北大學不動產與城鄉環境學習碩士班碩士論文：台北。張俊利，2004，「建築工程造價之預測與探討-以大台北地區RC集合住宅為例」，國立中央大學土木工程研究所碩士論文：桃園。張能政，2004，「不動產估價行為研究-行為理論之應用」，國立台北大學不動產與城鄉環境學系碩士論文：台北。彭逸瑋，2013，「綠建築對不動產價格之影響」，國立政治大學地政學系碩士論文：台北。黃心郁，2007，「運用層級分析法評估新產品定義與定位-以台灣自有品牌智慧型手機產品為例」，國立政治大學企業管理學系碩士論文：台北。楊竣傑，2014，「綠建築願付價格模型之探討」，國立台灣科技大學設計學院建築研究所碩士論文：台北。盧裕文，2012，「綠建築成本分析與比較」，國立成功大學土木工程研究所碩士論文：台南。簡惠瑜，2008，「永續建築對不動產市場認知價值影響之研究」，國立屏東商業技術學院不動產經營所碩士論文：屏東。蘇芳儀，2014，「集合住宅取得綠建築標章之成本分析-以銀級升黃金級案例為例」，國立政治大學地政學系碩士論文：台北。4.其他褚志鵬，2003，「Analytic Hierarchy Process Theory 層級分析法(AHP)」，國立東華大學企業管理學系。外文參考文獻1.專書Engel, J. 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