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題名 房仲服務聚集對周遭房價之影響
The impact of cluster of real estate agents on nearby housing price作者 蕭士傑
Hsiao, Shih-Chieh貢獻者 張金鶚<br>江穎慧
Chang, Chin-Oh<br>Chiang, Ying-Hui
蕭士傑
Hsiao, Shih-Chieh關鍵詞 房仲
資訊搜尋
競爭
房價
Broker
Information searching
Competition
Housing price日期 2018 上傳時間 12-Feb-2019 15:52:06 (UTC+8) 摘要 由於資訊不透明而每人願付的搜尋成本不同造成價格分散，即同樣質量的商品常常以不同的價格出售，造成一價法則(law of one price)不成立，而價格分散的存在誘發買賣雙方進行訊息搜尋行為，透過搜尋以獲得潛在利得。房仲是主要的資訊來源，目的在於促成交易，協助買賣雙方間尋找均衡價格，當房仲店面聚集，區域內的消費者可以獲得更多商品訊息，同時也伴隨著業者間的競爭關係，由於買方與賣方皆是房仲的服務對象，但買方希望能找到較低價格的賣方，而賣方卻希望找到願意出高價格的買方，在競爭影響下價格資訊是否會受到干擾。與過去從效用理論角度討論設施對於住宅，因為效用增加或減少而影響價格有所不同，本文討論重點將著重在房仲聚集，資訊更加流通時對周遭房屋價格造成的影響。本文選取台北市2012年至2016年之不動產實價登錄交易資料，以台北市備查房仲經紀業為研究對象，並運用特徵價格理論結合地理資訊系統，建立迴歸模型，對房價影響效果進行分析。實證結果顯示，房仲聚集對於房價為正向影響，且隨聚集程度增加及聚集類型不同也對房價有正向影響，最後，房仲聚集對於高低價格的住宅會有不同程度的影響效果。
Because of information asymmetry and different search costs that each person is willing to pay, the price is scattered. It means that law of one price doesn’t exist, because the homogeneous goods aren’t sold in the same price. The existence of price dispersion induces buyers and sellers to conduct information search behaviors and seek potential gains through searching. Brokers aim to match transactions and help buyers and sellers find the equilibrium price. When the store is gathered, the consumers in the area can get more product information, and also the competition between the stores. Since both the buyer and the seller are the target of brokers, the buyer hopes to find a seller with a lower price, and the seller wants to find a buyer who is willing to pay a higher price, and the price information will be disturbed under the influence of the competition. The focus of this paper will be the accumulation of stores. The impact of more information on the surrounding housing prices.This study used hedonic price theory OLS and quantile regression as model, and selected the sale price of real estate and the real estate agency data in Taipei City from 2012 to 2016 as sample. The empirical results show that store gathering has a positive impact on housing prices, and it has a positive impact on housing prices as the degree of aggregation increases and the type of aggregation differs. Finally, store gathering will have different effects on high and low housing price.參考文獻 一、 中文參考文獻1.何彥陞，2011，「不動產交易管制與資訊揭露之研究」，國立台北大學博士論文：台北。2.李春長，2002，「房屋房仲市場與經紀人職業倫理究」，『住宅學報』，11(1)：35-53。3.李春長、尤靖雅，2007，「倫理規範對房屋仲介從業人員行為意圖影響之研究」，『都市與計劃』，34(1)：13-37。4.李春長、楊宗憲、游淑滿、邱鈺娟，2011，「房屋仲介從業人員之服務品質、消費者搜尋成本與顧客滿意度對顧客忠誠度之影響」，『管理與系統』，18(1)：113-142。5.林旺根，2011，「論仲介業務與仲介報酬標準－以現行仲介報酬標準之合理性為中心」，『土地問題研究季刊』，10(3)：100-114。6.陳建興、簡靖芸、趙映晴，2014，「台灣婚紗攝影禮服產業競爭分析」，『華岡紡織期刊』， 21(3)：133-141。7.陳韻珊，2000，「房屋房仲業之市場結構與行為管制--兼論公平交易法之規範」，『公平交易季刊』，8(1)：1-23。8.郭幸萍，2009，「模糊綜合評判運用於房屋仲介公司之服務品質績效評估與策略之研究」，『住宅學報』，18(2)：45-68。9.張怡文、江穎慧、張金鶚，2009，「分量迴歸在大量估價模型之應用－非典型住宅估價之改進」，『都市與計劃』，36(3)：281-304。10.張重昭、謝千之，2000，「產品資訊、參考價格與知覺品質對消費者行為之影響」，『企業管理學報』，47：161-190。11.彭建文，2003，「不動產房仲業經營型態差異對經營績效之影」，『台灣土地研究』，6(2)：61-78。12.黃怡潔、江穎慧、張金鶚，2017，「臺北市公共住宅對周圍房價之影響」，『都市與計畫』，44(3)：277-302。13.楊宗憲、蘇倖慧，2011，「迎毗設施與鄰避設施對房價影響之研究」，『住宅學報』，20(2)：61-80。14.廖仲仁、張金鶚，2006，「不對稱的房仲服務價格效果：分量迴歸法之檢驗」，『都市與計畫』，33(1)：1-16。15.廖仲仁、張金鶚，2008，「房仲服務對於房價搜尋之影響」，『都市與計畫』，35(2) ：155-173。二、 英文參考文獻1.Abhijit Biswas and Edward A. Blair,1991,“Contextual Effects of Reference Prices in Retail Advertisements,”Journal of Marketing. 55(3):1-12.2.Arnold, M.,1992,“The Principal-Agent Relationship in Real Estate Brokerage Services”, AREUEA Journal, 20: 89-106.3.Arnold, M.,1999,“Search, Bargaining and Optimal Asking Prices”, Journal of Real Estate Economics, 27: 453-481.4.Bakos, J. Y.,1997,“Reducing Buyer Search Costs: Implications for Electronic Marketplaces”, Management Science, 43: 1676–1692.5.Chiang, Y. H., Peng, T. C., & Chang, C. O.,2015,“The nonlinear effect of convenience stores on residential property prices: A case study of Taipei, Taiwan”, Habitat International, 46: 82–90.6.Grewal, D., Kent B. Monroe and R. Krishnan,1998,“The Effects of Price-Comparison Advertising on Buyers` Perceptions of Acquisition Value, Transaction Value, and Behavioral Intentions,” Journal of Marketing. 62(2):46-59.7.Grewal, D., Krishnan, R., Baker, J. and Borin, N.,1998 ,“The effect of store name, brand name and price discounts on consumers` evaluations and purchase intentions” ,Journal of Retailing, 74(3) : 331‐352.8.Jensen,M.C. & W.H. Meckling.,1976,“Theory of the firm: Managerial behavior, agency cost, and ownership structure”, Journal of Financial Economics, 305-360.9.Koenker, R. and Bassett, G. J.,1978,“Regression quantiles”, Econometrica, 46(1): 211-244.10.Mark A. Satterthwaite,1974,“Consumer information, equilibrium industry price, and the number of sellers”,The Bell Journal of Economics, 10: 483-502.11.Malpezzi, Stephen,2003,“Hedonic pricing models: a selective and applied review” ,Housing economics and public policy, 67-89.12.Miceli, T. J.,1988,“Information costs and the organization of the real estate brokerage industry in the U.S. and Great Britain”, Journal of the American Real Estate and Urban Economics Association, 16(2): 173-188.13.Miller,N.G.,“Ethical Codes of Conduct for Business Simplified:The Case of the National Association of Realtors”,Ethics in Real Estate, 5: 247-256.14.Pan, X., Shank, V. and Ratchford, T.,2002,“Price competition between pure play versus bricks-and-clicks e-tailers: Analytical model and empirical analysis”, The Economics of the Internet and E-commerce, 11: 29-61.15.Rosen, S.,1974,“Hedonic prices and implicit markets: product differentiation in pure competition”, Journal of Political Economy, 82: 34-55.16.Solomon, M. R.,1997,“Consumer Behavior: Buying, Having and Being”, Allyn & Bacon, 2th ed. Canberra.17.Stigler, George.,1961,“The Economics of Information”, Journal of political economy, 69(3), 213-225.18.Turnbull, G. and Sirmans, C. F.,1993,“Information, search, and house prices”, Regional Science and Urban Economics, 23(4): 545-557.19.Yavas, A.,1994,“Middlemen in bilateral search markets”, Journal of Labor Economics, 12(3):406-419.20.Yavas,A.,1994,“Economics of brokerage: an overview”, Journal of Real Estate Literature, 2(2): 169-195. 描述 碩士
國立政治大學
地政學系
105257027資料來源 http://thesis.lib.nccu.edu.tw/record/#G0105257027 資料類型 thesis dc.contributor.advisor 張金鶚<br>江穎慧 zh_TW dc.contributor.advisor Chang, Chin-Oh<br>Chiang, Ying-Hui en_US dc.contributor.author (Authors) 蕭士傑 zh_TW dc.contributor.author (Authors) Hsiao, Shih-Chieh en_US dc.creator (作者) 蕭士傑 zh_TW dc.creator (作者) Hsiao, Shih-Chieh en_US dc.date (日期) 2018 en_US dc.date.accessioned 12-Feb-2019 15:52:06 (UTC+8) - dc.date.available 12-Feb-2019 15:52:06 (UTC+8) - dc.date.issued (上傳時間) 12-Feb-2019 15:52:06 (UTC+8) - dc.identifier (Other Identifiers) G0105257027 en_US dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/122303 - 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) 105257027 zh_TW dc.description.abstract (摘要) 由於資訊不透明而每人願付的搜尋成本不同造成價格分散，即同樣質量的商品常常以不同的價格出售，造成一價法則(law of one price)不成立，而價格分散的存在誘發買賣雙方進行訊息搜尋行為，透過搜尋以獲得潛在利得。房仲是主要的資訊來源，目的在於促成交易，協助買賣雙方間尋找均衡價格，當房仲店面聚集，區域內的消費者可以獲得更多商品訊息，同時也伴隨著業者間的競爭關係，由於買方與賣方皆是房仲的服務對象，但買方希望能找到較低價格的賣方，而賣方卻希望找到願意出高價格的買方，在競爭影響下價格資訊是否會受到干擾。與過去從效用理論角度討論設施對於住宅，因為效用增加或減少而影響價格有所不同，本文討論重點將著重在房仲聚集，資訊更加流通時對周遭房屋價格造成的影響。本文選取台北市2012年至2016年之不動產實價登錄交易資料，以台北市備查房仲經紀業為研究對象，並運用特徵價格理論結合地理資訊系統，建立迴歸模型，對房價影響效果進行分析。實證結果顯示，房仲聚集對於房價為正向影響，且隨聚集程度增加及聚集類型不同也對房價有正向影響，最後，房仲聚集對於高低價格的住宅會有不同程度的影響效果。 zh_TW dc.description.abstract (摘要) Because of information asymmetry and different search costs that each person is willing to pay, the price is scattered. It means that law of one price doesn’t exist, because the homogeneous goods aren’t sold in the same price. The existence of price dispersion induces buyers and sellers to conduct information search behaviors and seek potential gains through searching. Brokers aim to match transactions and help buyers and sellers find the equilibrium price. When the store is gathered, the consumers in the area can get more product information, and also the competition between the stores. Since both the buyer and the seller are the target of brokers, the buyer hopes to find a seller with a lower price, and the seller wants to find a buyer who is willing to pay a higher price, and the price information will be disturbed under the influence of the competition. The focus of this paper will be the accumulation of stores. The impact of more information on the surrounding housing prices.This study used hedonic price theory OLS and quantile regression as model, and selected the sale price of real estate and the real estate agency data in Taipei City from 2012 to 2016 as sample. The empirical results show that store gathering has a positive impact on housing prices, and it has a positive impact on housing prices as the degree of aggregation increases and the type of aggregation differs. Finally, store gathering will have different effects on high and low housing price. 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 研究內容與方法 4第三節 研究架構與流程 6第二章 相關理論與文獻回顧 8第一節 購買價格的形成 8第二節 房仲功能 9第三節 房仲對價格影響 11第四節 聚集對價格影響 14第五節 小結 16第三章 資料說明與研究設計 18第一節 研究設計 18第二節 實證模型 20第三節 資料說明與處理 23第四章 實證結果與分析 38第一節 房仲聚集有無對周邊房價之影響效果 38第二節 房仲聚集程度與聚集類型對房價之影響效果 39第三節 房仲聚集程度與聚集類型對高低房價之影響 40第五章 結論與建議 44第一節 結論 44第二節 建議 45參考文獻 46附錄 49 zh_TW dc.format.extent 1483558 bytes - dc.format.mimetype application/pdf - dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0105257027 en_US dc.subject (關鍵詞) 房仲 zh_TW dc.subject (關鍵詞) 資訊搜尋 zh_TW dc.subject (關鍵詞) 競爭 zh_TW dc.subject (關鍵詞) 房價 zh_TW dc.subject (關鍵詞) Broker en_US dc.subject (關鍵詞) Information searching en_US dc.subject (關鍵詞) Competition en_US dc.subject (關鍵詞) Housing price en_US dc.title (題名) 房仲服務聚集對周遭房價之影響 zh_TW dc.title (題名) The impact of cluster of real estate agents on nearby housing price 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1.何彥陞，2011，「不動產交易管制與資訊揭露之研究」，國立台北大學博士論文：台北。2.李春長，2002，「房屋房仲市場與經紀人職業倫理究」，『住宅學報』，11(1)：35-53。3.李春長、尤靖雅，2007，「倫理規範對房屋仲介從業人員行為意圖影響之研究」，『都市與計劃』，34(1)：13-37。4.李春長、楊宗憲、游淑滿、邱鈺娟，2011，「房屋仲介從業人員之服務品質、消費者搜尋成本與顧客滿意度對顧客忠誠度之影響」，『管理與系統』，18(1)：113-142。5.林旺根，2011，「論仲介業務與仲介報酬標準－以現行仲介報酬標準之合理性為中心」，『土地問題研究季刊』，10(3)：100-114。6.陳建興、簡靖芸、趙映晴，2014，「台灣婚紗攝影禮服產業競爭分析」，『華岡紡織期刊』， 21(3)：133-141。7.陳韻珊，2000，「房屋房仲業之市場結構與行為管制--兼論公平交易法之規範」，『公平交易季刊』，8(1)：1-23。8.郭幸萍，2009，「模糊綜合評判運用於房屋仲介公司之服務品質績效評估與策略之研究」，『住宅學報』，18(2)：45-68。9.張怡文、江穎慧、張金鶚，2009，「分量迴歸在大量估價模型之應用－非典型住宅估價之改進」，『都市與計劃』，36(3)：281-304。10.張重昭、謝千之，2000，「產品資訊、參考價格與知覺品質對消費者行為之影響」，『企業管理學報』，47：161-190。11.彭建文，2003，「不動產房仲業經營型態差異對經營績效之影」，『台灣土地研究』，6(2)：61-78。12.黃怡潔、江穎慧、張金鶚，2017，「臺北市公共住宅對周圍房價之影響」，『都市與計畫』，44(3)：277-302。13.楊宗憲、蘇倖慧，2011，「迎毗設施與鄰避設施對房價影響之研究」，『住宅學報』，20(2)：61-80。14.廖仲仁、張金鶚，2006，「不對稱的房仲服務價格效果：分量迴歸法之檢驗」，『都市與計畫』，33(1)：1-16。15.廖仲仁、張金鶚，2008，「房仲服務對於房價搜尋之影響」，『都市與計畫』，35(2) ：155-173。二、 英文參考文獻1.Abhijit Biswas and Edward A. Blair,1991,“Contextual Effects of Reference Prices in Retail Advertisements,”Journal of Marketing. 55(3):1-12.2.Arnold, M.,1992,“The Principal-Agent Relationship in Real Estate Brokerage Services”, AREUEA Journal, 20: 89-106.3.Arnold, M.,1999,“Search, Bargaining and Optimal Asking Prices”, Journal of Real Estate Economics, 27: 453-481.4.Bakos, J. Y.,1997,“Reducing Buyer Search Costs: Implications for Electronic Marketplaces”, Management Science, 43: 1676–1692.5.Chiang, Y. H., Peng, T. C., & Chang, C. O.,2015,“The nonlinear effect of convenience stores on residential property prices: A case study of Taipei, Taiwan”, Habitat International, 46: 82–90.6.Grewal, D., Kent B. Monroe and R. Krishnan,1998,“The Effects of Price-Comparison Advertising on Buyers` Perceptions of Acquisition Value, Transaction Value, and Behavioral Intentions,” Journal of Marketing. 62(2):46-59.7.Grewal, D., Krishnan, R., Baker, J. and Borin, N.,1998 ,“The effect of store name, brand name and price discounts on consumers` evaluations and purchase intentions” ,Journal of Retailing, 74(3) : 331‐352.8.Jensen,M.C. & W.H. Meckling.,1976,“Theory of the firm: Managerial behavior, agency cost, and ownership structure”, Journal of Financial Economics, 305-360.9.Koenker, R. and Bassett, G. J.,1978,“Regression quantiles”, Econometrica, 46(1): 211-244.10.Mark A. Satterthwaite,1974,“Consumer information, equilibrium industry price, and the number of sellers”,The Bell Journal of Economics, 10: 483-502.11.Malpezzi, Stephen,2003,“Hedonic pricing models: a selective and applied review” ,Housing economics and public policy, 67-89.12.Miceli, T. J.,1988,“Information costs and the organization of the real estate brokerage industry in the U.S. and Great Britain”, Journal of the American Real Estate and Urban Economics Association, 16(2): 173-188.13.Miller,N.G.,“Ethical Codes of Conduct for Business Simplified:The Case of the National Association of Realtors”,Ethics in Real Estate, 5: 247-256.14.Pan, X., Shank, V. and Ratchford, T.,2002,“Price competition between pure play versus bricks-and-clicks e-tailers: Analytical model and empirical analysis”, The Economics of the Internet and E-commerce, 11: 29-61.15.Rosen, S.,1974,“Hedonic prices and implicit markets: product differentiation in pure competition”, Journal of Political Economy, 82: 34-55.16.Solomon, M. R.,1997,“Consumer Behavior: Buying, Having and Being”, Allyn & Bacon, 2th ed. Canberra.17.Stigler, George.,1961,“The Economics of Information”, Journal of political economy, 69(3), 213-225.18.Turnbull, G. and Sirmans, C. F.,1993,“Information, search, and house prices”, Regional Science and Urban Economics, 23(4): 545-557.19.Yavas, A.,1994,“Middlemen in bilateral search markets”, Journal of Labor Economics, 12(3):406-419.20.Yavas,A.,1994,“Economics of brokerage: an overview”, Journal of Real Estate Literature, 2(2): 169-195. zh_TW dc.identifier.doi (DOI) 10.6814/THE.NCCU.LE.003.2019.A05 en_US
