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題名 社會住宅對周邊住宅不動產價格之影響：以新北市為例
The impact of social housing on surrounding residential housing price : New Taipei City case
作者 楊婷崴
Yang, Ting-Wei
貢獻者 吳文傑
Wu, Wen-Chieh
楊婷崴
Yang, Ting-Wei
關鍵詞 社會住宅
房價
Social housing
Housing prices
Hedonic price theory
日期 2019
上傳時間 7-Aug-2019 17:19:59 (UTC+8)
摘要 In recent years, the government has tried to solve the problem of high housing prices by developing social housing. However, nearby residents often think that social housing will cause low quality and falling housing prices in the surrounding living environment, which can be explained as a NIMBY(not in my backyard) facility. At present, apart from Taipei City and New Taipei City, the number of social housing samples in other counties and cities is slightly insufficient. As a result, most of the research in Taiwan on the relationship between social housing and housing prices are based on Taipei City. Hence, this study will focus on social housing in New Taipei City and observe whether it will cause falling housing prices or not.
This study applies OLS model based on Hedonic price theory and conducts an empirical analysis on the transaction price of real estate from 2016 to 2018 to study the effect of rental social housing on the surrounding residential price within 500 meters. The empirical results show that social housing within 500 meters will cause the surrounding residential price to increase significantly by about 2.5%, breaking the impression of NIMBY facility in the past.
參考文獻 1. Bajic, V.(1983). The Effects of a New Subway Line on Housing Prices in Met- ropolitan Toronto, Urban Studies, 20, pp.147-158 .
2. Bae, C. H. C., M. J. Jun and H. Park(2003). The Impact of Seoul’s Subway Line 5 on Residential Property Values, Transport Policy, 10(2), pp. 85-94.
3. Beckmann, M. J. (1973). Equilibrium models of residential land use. Regional and Urban Economics, 3(4), pp. 361-368.
4. Bowes, D. R. and Ihlanfeldt, K. R. (2001). Identifying the impacts of rail transit stations on residential property values. Journal of Urban Economics 50(1), pp. 1-25.
5. Boyle, M., & Kiel, K. (2001). A survey of house price hedonic studies of the im- pact of environmental externalities. Journal of real estate literature, 9(2), 117-144.
6. Cervero, R. and M. Duncan (2004). Neighbourhood Composition and Residential
Land Prices: Does Exclusion Raise or Lower Values? Urban Studies, 41(2), pp.
299-315.
7. Chernobai, E., Reibel, M. and Carney, M. (2011). Nonlinear spatial and temporal
eff ects of highway construction on house prices, The Journal of Real Estate Fi-
nance and Economics 42(3): 348-370.
8. COURT, A. (1939). Hedonic price indexes with automobile examples. The dynam-
ics of the automobile demand.
9. Dean H. Gatzlaff, Marc T. Smith, (1993). The Impact of the Miami Metrorail on
the Value of Residences near Station Location, Land Economices,69(1), pp.54-66.
10.Freeman, L., & Botein, H. (2002). Subsidized housing and neighborhood impacts:
A theoretical discussion and review of the evidence. Journal of Planning Literature,
16(3), 359-378.
11.Galster, G. C., Tatian, P., & Smith, R. (1999). The impact of neighbors who use
Section 8 certificates on property values. Housing Policy Debate, 10(4), 879-917. 12.Galster, G., & Williams, Y. (1994). Dwellings for the severely mentally disabled
and neighborhood property values: The details matter. Land Economics, 466-477. 13.Gibbons, S. and Machin, S. (2003). Valuing English primary schools. Journal of
Urban Economics 53(2), pp. 197-219. !i
14.Glascock, J. L., C. Lu and R. W. So (2000). Further Evidence on the Integration of REIT, Bond, and Stock Returns, The Journal of Real Estate Finance and Eco- nomics, 20(2), pp. 177-194.
15.Guy, D. C., Hysom, J. L., & Ruth, S. R. (1985). The effect of subsidized housing on values of adjacent housing. Real Estate Economics, 13(4), 378-387.
16.Heikkila, E. et al. (1989). What happened to the CBD-distance gradient? Land val- ues in a policentric city. Environment and Planning A 21(2), pp. 221-232.
17.Ihlanfeldt, K. R. (2007). The Effect of Land Use Regulation on Housing and Land Prices, Journal of Urban Economics, 61(3), pp. 420-435.
18.Lancaster, K. (1966). A new approach to consumer theory, Journal of Political Economy, Vol. 74, pp. 132-157.
19.Lee, C. M., Culhane, D. P., & Wachter, S. M. (1999). The differential impacts of federally assisted housing programs on nearby property values: A Philadelphia case study. Housing Policy Debate, 10(1), 75-93.
20.Lin, S. J. (2004). The Marginal Willingness-To-Pay of Star Public Elementary and Junior High School Districts in Taipei City, Journal of Housing Studies, 13(1), pp. 15-34.
21.Lin, J. J. and C. H. Hwang (2003). Property Hedonic Price Before and After Taipei MRT Opening, Transportation Planning Journal, 32(4), pp. 777-800.
22.MaRous, M. S. (1996). Low-income housing in our backyards: What happens to residential property values?. Appraisal Journal, 64(1), 27-33.
23.McMillen, D. P. (2003). The return of centralization to Chicago: using repeat sales to identify changes in house price distance gradients. Regional Science and Urban Economics, 33(3), pp. 287-304.
24.McMillen, D.P. and McDonald, J.(2004). Reaction of Prices to a New Rapid Tran- sit Line:Chicago’s Midway Line,1983-1999, Real Estate Economics,32(3), pp.463- 486.
25.Muhamad Hilmi b, Abdul Hadi b Nawawi, and Ibrahim b Sipan (2016). Review of Building, Locational, Neighbourhood Qualities Affecting House Prices in Ma- laysia, AMER International Conference on Quality of Life, pp.453-455.
!ii

26.Nguyen, M. T. (2005). Does affordable housing detrimentally affect property val- ues? A review of the literature. Journal of Planning Literature, 20(1), 15-26.
27.Nourse, H. O. (1963). The effect of public housing on property values in St. Louis. Land Economics, 39(4), 433-441.
28.Nowak, D. and McPherson, E. (1993). Quantifying the impact of trees: The Chica- go urban forest climate project. Unasylva 44.
29.O’Sullivan, A. (2003). Urban Economic, 5th Edition, international Edition, Mc- Graw-Hill Irwin, pp. 433-435.
30.Raymond, Y. C. (2002). Estimating Neighbourhood Effects in House Prices: To- wards a New Hedonic Model Approach, Urban Studies, 39(7), pp. 1165-1180. 31.Richardson, H. W. et al. (1990). Residential property values, the CBD, and multi-
plenodes: further analysis. Environment and Planning A, 22(6), pp. 829-833. 32.Rosen, S. (1974). Hedonic price and implicit markets: product differentiation in
pure competition. Journal of Political Economy, Vol. 82, pp. 34-55. 33.Sirmans, G. S., Macpherson, D. A., & Zietz, E. N. (2005). The composition of hedonic pricing models, The Journal of Real Estate Literature, 13(1), pp.3–43.
34.米復國(1988)，「台灣的住宅政策:國民住宅計畫之社會學分析」，博士論 文，台灣大學土木研究所，臺北。
35.李子璋(2013)，「臺北市社會住宅政策之探討: 政策工具觀點」，碩士論文， 國立中興大學國 家政策與公共事務研究所，臺中。
36.杜宇璇、宋豐荃、曾禹瑄、葛仲寧、陳奉瑤(2013)，「台灣特徵價格模型之 回顧分析」，土 地問題研究季刊，第 12 卷 2 期， 第 44-57 頁。
37.沈孟穎、傅朝卿(2015)，「台灣國民住宅設計與現代住居空間再現」，住宅 學報， 第 24 卷 1 期，第 55-88頁。
38.林萬億(2003)，「論我國的社會住宅政策與社會照顧的整合」，國家政策期 刊，第 2 刊，第 4 期，第 53-82 頁。
39.洪幸妙、張金鶚(1993)，住宅管理維護對住宅品質之影響研究，「都市與計 劃」，第 20 卷，第 1 期，第 1-22 頁。
40.胡志平、林帝佑(2013)，住宅標籤化與社區意識及維護績效路徑分析-結構方 程模型應用，「住宅學報」，第 22 卷，第 1 期，第 81-105 頁。
!iii

41.師豫玲、孫淑文、陳肯玉(2008)，「臺北市平價住宅問題探討、因應策略與 未來發展方向」， 社區發展季刊，第 121 期，第 100-119 頁。
42.張金鶚(2011)，當前社會住宅的期待，中華民國建築學會會刊雜誌，第 63 期，第 10-13 頁。
43.陳怡伶、黎德星(2010)，新自由主義化、國家與住宅市場臺灣國宅政策的演 變，「地理學報」，第 59 期，第 105-131 頁。
44.黃怡潔、江穎慧、張金鶚 (2017) ，臺北市公共住宅對周圍住宅價格之影響， 「都市與計劃」，第 44 卷，第 3 期，第 280-288 頁。
45.楊宗憲、蘇倖慧(2011)，「迎毗設施與鄰避設施對住宅價格影響之研究」， 住宅學報， 第 20 期，第 61-80 頁。
46.新北市青年社會住宅網，2019/4/23，新北市政府，https://social- housing.planning.ntpc.gov.tw。
47.內政部不動產交易時價查詢服務網，2019/4/6，內政部地政司， http:// http:// lvr.land.moi.gov.tw/。
描述 碩士
國立政治大學
應用經濟與社會發展英語碩士學位學程(IMES)
106266005
資料來源 http://thesis.lib.nccu.edu.tw/record/#G0106266005
資料類型 thesis
dc.contributor.advisor 吳文傑zh_TW
dc.contributor.advisor Wu, Wen-Chiehen_US
dc.contributor.author (Authors) 楊婷崴zh_TW
dc.contributor.author (Authors) Yang, Ting-Weien_US
dc.creator (作者) 楊婷崴zh_TW
dc.creator (作者) Yang, Ting-Weien_US
dc.date (日期) 2019en_US
dc.date.accessioned 7-Aug-2019 17:19:59 (UTC+8)-
dc.date.available 7-Aug-2019 17:19:59 (UTC+8)-
dc.date.issued (上傳時間) 7-Aug-2019 17:19:59 (UTC+8)-
dc.identifier (Other Identifiers) G0106266005en_US
dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/125103-
dc.description (描述) 碩士zh_TW
dc.description (描述) 國立政治大學zh_TW
dc.description (描述) 應用經濟與社會發展英語碩士學位學程(IMES)zh_TW
dc.description (描述) 106266005zh_TW
dc.description.abstract (摘要) In recent years, the government has tried to solve the problem of high housing prices by developing social housing. However, nearby residents often think that social housing will cause low quality and falling housing prices in the surrounding living environment, which can be explained as a NIMBY(not in my backyard) facility. At present, apart from Taipei City and New Taipei City, the number of social housing samples in other counties and cities is slightly insufficient. As a result, most of the research in Taiwan on the relationship between social housing and housing prices are based on Taipei City. Hence, this study will focus on social housing in New Taipei City and observe whether it will cause falling housing prices or not.
This study applies OLS model based on Hedonic price theory and conducts an empirical analysis on the transaction price of real estate from 2016 to 2018 to study the effect of rental social housing on the surrounding residential price within 500 meters. The empirical results show that social housing within 500 meters will cause the surrounding residential price to increase significantly by about 2.5%, breaking the impression of NIMBY facility in the past.		en_US
dc.description.tableofcontents I.INTRODUCTION 1
A.Background and Purpose 1
B.Objectives and Scope 3
C.Research Method and Main Finding 5
D.Framework 6
II.LITERATURE REVIEW 7
A.Factors Influencing Housing Price 7
B.Social Housing in Taiwan 9
C.The Effect of NIMBY on Surrounding Housing Prices 11
D.The Effect of Social Housing on Surrounding Housing Prices 12
III.METHODOLOGY AND DATA 15
A.Hedonic Price Model 15
B.Data Source 21
IV. EMPIRICAL MODEL AND RESULTS 28
A.Pearson Correlation 28
B.Empirical Results 30
V.CONCLUSION 33
References 35		zh_TW
dc.format.extent 1284964 bytes-
dc.format.mimetype application/pdf-
dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0106266005en_US
dc.subject (關鍵詞) 社會住宅zh_TW
dc.subject (關鍵詞) 房價zh_TW
dc.subject (關鍵詞) Social housingen_US
dc.subject (關鍵詞) Housing pricesen_US
dc.subject (關鍵詞) Hedonic price theoryen_US
dc.title (題名) 社會住宅對周邊住宅不動產價格之影響：以新北市為例zh_TW
dc.title (題名) The impact of social housing on surrounding residential housing price : New Taipei City caseen_US
dc.type (資料類型) thesisen_US
dc.relation.reference (參考文獻) 1. Bajic, V.(1983). The Effects of a New Subway Line on Housing Prices in Met- ropolitan Toronto, Urban Studies, 20, pp.147-158 .
2. Bae, C. H. C., M. J. Jun and H. Park(2003). The Impact of Seoul’s Subway Line 5 on Residential Property Values, Transport Policy, 10(2), pp. 85-94.
3. Beckmann, M. J. (1973). Equilibrium models of residential land use. Regional and Urban Economics, 3(4), pp. 361-368.
4. Bowes, D. R. and Ihlanfeldt, K. R. (2001). Identifying the impacts of rail transit stations on residential property values. Journal of Urban Economics 50(1), pp. 1-25.
5. Boyle, M., & Kiel, K. (2001). A survey of house price hedonic studies of the im- pact of environmental externalities. Journal of real estate literature, 9(2), 117-144.
6. Cervero, R. and M. Duncan (2004). Neighbourhood Composition and Residential
Land Prices: Does Exclusion Raise or Lower Values? Urban Studies, 41(2), pp.
299-315.
7. Chernobai, E., Reibel, M. and Carney, M. (2011). Nonlinear spatial and temporal
eff ects of highway construction on house prices, The Journal of Real Estate Fi-
nance and Economics 42(3): 348-370.
8. COURT, A. (1939). Hedonic price indexes with automobile examples. The dynam-
ics of the automobile demand.
9. Dean H. Gatzlaff, Marc T. Smith, (1993). The Impact of the Miami Metrorail on
the Value of Residences near Station Location, Land Economices,69(1), pp.54-66.
10.Freeman, L., & Botein, H. (2002). Subsidized housing and neighborhood impacts:
A theoretical discussion and review of the evidence. Journal of Planning Literature,
16(3), 359-378.
11.Galster, G. C., Tatian, P., & Smith, R. (1999). The impact of neighbors who use
Section 8 certificates on property values. Housing Policy Debate, 10(4), 879-917. 12.Galster, G., & Williams, Y. (1994). Dwellings for the severely mentally disabled
and neighborhood property values: The details matter. Land Economics, 466-477. 13.Gibbons, S. and Machin, S. (2003). Valuing English primary schools. Journal of
Urban Economics 53(2), pp. 197-219. !i
14.Glascock, J. L., C. Lu and R. W. So (2000). Further Evidence on the Integration of REIT, Bond, and Stock Returns, The Journal of Real Estate Finance and Eco- nomics, 20(2), pp. 177-194.
15.Guy, D. C., Hysom, J. L., & Ruth, S. R. (1985). The effect of subsidized housing on values of adjacent housing. Real Estate Economics, 13(4), 378-387.
16.Heikkila, E. et al. (1989). What happened to the CBD-distance gradient? Land val- ues in a policentric city. Environment and Planning A 21(2), pp. 221-232.
17.Ihlanfeldt, K. R. (2007). The Effect of Land Use Regulation on Housing and Land Prices, Journal of Urban Economics, 61(3), pp. 420-435.
18.Lancaster, K. (1966). A new approach to consumer theory, Journal of Political Economy, Vol. 74, pp. 132-157.
19.Lee, C. M., Culhane, D. P., & Wachter, S. M. (1999). The differential impacts of federally assisted housing programs on nearby property values: A Philadelphia case study. Housing Policy Debate, 10(1), 75-93.
20.Lin, S. J. (2004). The Marginal Willingness-To-Pay of Star Public Elementary and Junior High School Districts in Taipei City, Journal of Housing Studies, 13(1), pp. 15-34.
21.Lin, J. J. and C. H. Hwang (2003). Property Hedonic Price Before and After Taipei MRT Opening, Transportation Planning Journal, 32(4), pp. 777-800.
22.MaRous, M. S. (1996). Low-income housing in our backyards: What happens to residential property values?. Appraisal Journal, 64(1), 27-33.
23.McMillen, D. P. (2003). The return of centralization to Chicago: using repeat sales to identify changes in house price distance gradients. Regional Science and Urban Economics, 33(3), pp. 287-304.
24.McMillen, D.P. and McDonald, J.(2004). Reaction of Prices to a New Rapid Tran- sit Line:Chicago’s Midway Line,1983-1999, Real Estate Economics,32(3), pp.463- 486.
25.Muhamad Hilmi b, Abdul Hadi b Nawawi, and Ibrahim b Sipan (2016). Review of Building, Locational, Neighbourhood Qualities Affecting House Prices in Ma- laysia, AMER International Conference on Quality of Life, pp.453-455.
!ii

26.Nguyen, M. T. (2005). Does affordable housing detrimentally affect property val- ues? A review of the literature. Journal of Planning Literature, 20(1), 15-26.
27.Nourse, H. O. (1963). The effect of public housing on property values in St. Louis. Land Economics, 39(4), 433-441.
28.Nowak, D. and McPherson, E. (1993). Quantifying the impact of trees: The Chica- go urban forest climate project. Unasylva 44.
29.O’Sullivan, A. (2003). Urban Economic, 5th Edition, international Edition, Mc- Graw-Hill Irwin, pp. 433-435.
30.Raymond, Y. C. (2002). Estimating Neighbourhood Effects in House Prices: To- wards a New Hedonic Model Approach, Urban Studies, 39(7), pp. 1165-1180. 31.Richardson, H. W. et al. (1990). Residential property values, the CBD, and multi-
plenodes: further analysis. Environment and Planning A, 22(6), pp. 829-833. 32.Rosen, S. (1974). Hedonic price and implicit markets: product differentiation in
pure competition. Journal of Political Economy, Vol. 82, pp. 34-55. 33.Sirmans, G. S., Macpherson, D. A., & Zietz, E. N. (2005). The composition of hedonic pricing models, The Journal of Real Estate Literature, 13(1), pp.3–43.
34.米復國(1988)，「台灣的住宅政策:國民住宅計畫之社會學分析」，博士論 文，台灣大學土木研究所，臺北。
35.李子璋(2013)，「臺北市社會住宅政策之探討: 政策工具觀點」，碩士論文， 國立中興大學國 家政策與公共事務研究所，臺中。
36.杜宇璇、宋豐荃、曾禹瑄、葛仲寧、陳奉瑤(2013)，「台灣特徵價格模型之 回顧分析」，土 地問題研究季刊，第 12 卷 2 期， 第 44-57 頁。
37.沈孟穎、傅朝卿(2015)，「台灣國民住宅設計與現代住居空間再現」，住宅 學報， 第 24 卷 1 期，第 55-88頁。
38.林萬億(2003)，「論我國的社會住宅政策與社會照顧的整合」，國家政策期 刊，第 2 刊，第 4 期，第 53-82 頁。
39.洪幸妙、張金鶚(1993)，住宅管理維護對住宅品質之影響研究，「都市與計 劃」，第 20 卷，第 1 期，第 1-22 頁。
40.胡志平、林帝佑(2013)，住宅標籤化與社區意識及維護績效路徑分析-結構方 程模型應用，「住宅學報」，第 22 卷，第 1 期，第 81-105 頁。
!iii

41.師豫玲、孫淑文、陳肯玉(2008)，「臺北市平價住宅問題探討、因應策略與 未來發展方向」， 社區發展季刊，第 121 期，第 100-119 頁。
42.張金鶚(2011)，當前社會住宅的期待，中華民國建築學會會刊雜誌，第 63 期，第 10-13 頁。
43.陳怡伶、黎德星(2010)，新自由主義化、國家與住宅市場臺灣國宅政策的演 變，「地理學報」，第 59 期，第 105-131 頁。
44.黃怡潔、江穎慧、張金鶚 (2017) ，臺北市公共住宅對周圍住宅價格之影響， 「都市與計劃」，第 44 卷，第 3 期，第 280-288 頁。
45.楊宗憲、蘇倖慧(2011)，「迎毗設施與鄰避設施對住宅價格影響之研究」， 住宅學報， 第 20 期，第 61-80 頁。
46.新北市青年社會住宅網，2019/4/23，新北市政府，https://social- housing.planning.ntpc.gov.tw。
47.內政部不動產交易時價查詢服務網，2019/4/6，內政部地政司， http:// http:// lvr.land.moi.gov.tw/。		zh_TW
dc.identifier.doi (DOI) 10.6814/NCCU201900347en_US