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題名 座向對住宅不動產價格之影響
The Influence of Orientation on Housing Price作者 鄭雅云
Zheng, Ya-Yun貢獻者 陳奉瑤
Chen, Feng-Yao
鄭雅云
Zheng, Ya-Yun關鍵詞 不動產價格
風水
座向
特徵價格模型
分量迴歸模型
Feng Shui
Hedonic Pricing Model
Orientation
Property Prices
Quantile Regression日期 2023 上傳時間 2-Aug-2023 13:40:00 (UTC+8) 摘要 風水是門博大精深的學問，座向是風水因子之一，亦為影響不動產價格之個別因素。隨著時代變遷，建築形態改變，現今多以立體式建築為主要居住標的。然實務上對其座向定義無統一見解，使座向對於不動產的重要性未可知，故引發本研究探討座向與住宅不動產價格間之關係。本研究以台北市及高雄市之住宅大樓及高雄市透天厝為研究對象，自行產製座向變數，利用特徵價格模型及分量迴歸模型進行分析，並以不同的座向定義、建築類型、價格探討座向的重要性。研究結果顯示無論獨棟式建築或立體式建築，其座向對價格確實有影響力，且現今立體式建築之朝向以客廳最大窗戶為主，符合估價實務上對立體式座向之定義。此外，在同一個建案內，購屋者較偏好朝南的不動產。後透過分量迴歸分析，亦可發現座向對單價越高之不動產影響較小。足見，座向仍會影響不動產價格。
Feng Shui is a profound and multifaceted field of academic inquiry. Among the various factors that contribute to its principles, orientation holds significance as an influential aspect impacting real estate values. With the changing societal dynamics and architectural advancements, contemporary residential properties predominantly exhibit apartment buildings. However, the lack of a unified perspective on defining orientation in practical applications has obscured the true importance of this factor in real estate. Consequently, this study seeks to explore the intricate relationship between orientation and residential property prices.This research focuses on the analysis of apartment buildings in Taipei City and Kaohsiung City, as well as townhouses in Kaohsiung City. The study introduces a self- generated variable for orientation and utilizes both a hedonic price model and a quantile regression model for analysis. The findings indicate that the orientation indeed has an impact on the prices of both townhouses and apartment buildings. In apartment buildings, the orientation is primarily determined by the direction of the largest window in the living room. Furthermore, within the same development project, there is a preference among homebuyers for properties facing south. After conducting quantile regression analysis, it was also found that the impact of orientation on higher unit prices of real estate is relatively small. These findings indicate that orientation continues to exert an influence on property prices.參考文獻 中文文獻：一丁、雨露、洪涌，1999，「中國風水與建築選址」，藝術家出版。王士峯，2002，「中國風水學說之研究:文化基因觀點」，『致理學報』，16，頁1-23。任海燕，2014，「五行五時說中的生克五行與中土五行比較」，『北京中醫藥大學學報』，37(12)，頁805-807。林秋綿，2007，「風水因素對不動產價格影響之探討」，『土地問題研究季刊』，6(1)，頁45-52。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』，12(2)，頁44-57。呂淳風，1995，「商用風水學:風生水起財運來」，實學社出版社。林秋瑾，1996，「穩健性住宅租金模式之探討-異常點之分析」，『住宅學報』， (4)，頁51-72。胡肇台，2003，「中國風水在建築選址定向之應用」，國立高雄第一科技大學營建工程系碩士論文。梁仁旭，2012，「不動產價值逆折舊之探討」，『住宅學報』，21(2)，頁71-89。梁仁旭、陳奉瑤，2022，「不動產估價第四版」，中國地政研究所。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」，『城市規劃雜誌』，36(3)，頁281-304。張毓峰、王陽，2011，「風水文化中的地理知識」，『地理教育』，(12)，頁16-17。黃幹忠，劉薇玲，古雅芳，2012，「購屋者對負面風水之認知程度及其對購屋意願的影響-以台南市為例」，『建築學報』，13(1)，頁27-44。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』，20(2)，頁61-80。鄭秀蓁，2010，「方位風水因子與房價波動關係之研究」，國立政治大學地政學系碩士在職專班論文。臺灣士林地方法院98年訴字第544號民事判決。臺灣高等法院99年上字第221號民事判決。英文文獻：Alonso, W., 1964, “The historic and the structural theories of urban form: their implications for urban renewal”. Land Economics, 40(2): 227-231.Bond, S., 2008, “The impact of feng shui on residential property prices in Western cultures”. International Journal of Housing Markets and Analysis, 1 (1): 81-101.Bourassa, S. C. and Peng, V. S. ,1999, “Hedonic prices and house numbers: The influence of feng shui”. International Real Estate Review, 2(1):79-93.Copiello, S., Cecchinato, F. and Salih, M. H., 2021, “The Effect of Hybrid Attributes on Property Prices”. Real Estate Management and Valuation, 29(4): 36-52.Follain, J. R. and Malpezzi, S., 1980, “Estimates of housing inflation for 39 SMSAs: an alternative to the consumer price index”. The Annals of Regional Science, 14(3): 41-56.Gao, X. and Asami, Y., 2011, “Preferential size of housing in Beijing”. Habitat International, 35(2): 206-213.Huang, Z., Chen, R., Xu, D. and Zhou, W., 2017, “Spatial and hedonic analysis of housing prices in Shanghai”. Habitat International, 67: 69-78.Lancaster, K. J., 1966, “A new approach to consumer theory”. Journal of political economy, 74(2): 132-157.Lin, C. C., Chen, C. L. and Twu, Y. C., 2012, “An Estimation of the Impact of Feng-Shui on Housing Prices in Taiwan: A Quantile Regression Application”, International Real Estate Review, 15(3):325-346.Lu, J., 2018, “The value of a south-facing orientation: A hedonic pricing analysis of the Shanghai housing market”, Habitat International, 81: 24-32.Mak, M. Y. and Ng, S. T. ,2008, “Feng shui: an alternative framework for complexity in design”. Architectural Engineering and Design Management, 4(1):58-72.Malpezzi, S., 2003, “Hedonic pricing models: a selective and applied review”. Housing economics and public policy, 1: 67-89.Meyer, J. F., 1978, “" Feng-Shui" of the Chinese City”. History of Religions, 18(2): 138-155.Rosen, S., 1974, “Hedonic prices and implicit markets: product differentiation in pure competition”. Journal of political economy, 82(1): 34-55.Sirmans, S., Macpherson, D. and Zietz, E., 2005, “The composition of hedonic pricing models”. Journal of real estate literature, 13(1): 1-44.Song, H. S., Wilhelmsson, M. and Zheng, M., 2019, “Buyer’s willingness to pay for dwellings with different orientations”. International Journal of Strategic Property Management, 23(6): 450-466.Too, L., 2012, “Lillian Too’s Smart Feng Shui for the Home: 188 Brilliant Ways to Work with what You’ve Got”, Element Books Ltd, Rockport MA.Wang, D. and Li, S. M., 2006, “Socio-economic differentials and stated housing preferences in Guangzhou, China”. Habitat International, 30(2): 305-326.Yap, J. B. H. and Lum, K. C., 2020, “Feng Shui principles and the Malaysian housing market: what matters in property selection and pricing?”, Property Management, 38(5):643-664.Zhang, D., 2016, “Juer Hutong new courtyard housing in Beijing: a review from the residents’ perspective”. International Journal of Architectural Research, 10(2): 166-191. 描述 碩士
國立政治大學
地政學系
110257026資料來源 http://thesis.lib.nccu.edu.tw/record/#G0110257026 資料類型 thesis dc.contributor.advisor 陳奉瑤 zh_TW dc.contributor.advisor Chen, Feng-Yao en_US dc.contributor.author (Authors) 鄭雅云 zh_TW dc.contributor.author (Authors) Zheng, Ya-Yun en_US dc.creator (作者) 鄭雅云 zh_TW dc.creator (作者) Zheng, Ya-Yun en_US dc.date (日期) 2023 en_US dc.date.accessioned 2-Aug-2023 13:40:00 (UTC+8) - dc.date.available 2-Aug-2023 13:40:00 (UTC+8) - dc.date.issued (上傳時間) 2-Aug-2023 13:40:00 (UTC+8) - dc.identifier (Other Identifiers) G0110257026 en_US dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/146464 - 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) 110257026 zh_TW dc.description.abstract (摘要) 風水是門博大精深的學問，座向是風水因子之一，亦為影響不動產價格之個別因素。隨著時代變遷，建築形態改變，現今多以立體式建築為主要居住標的。然實務上對其座向定義無統一見解，使座向對於不動產的重要性未可知，故引發本研究探討座向與住宅不動產價格間之關係。本研究以台北市及高雄市之住宅大樓及高雄市透天厝為研究對象，自行產製座向變數，利用特徵價格模型及分量迴歸模型進行分析，並以不同的座向定義、建築類型、價格探討座向的重要性。研究結果顯示無論獨棟式建築或立體式建築，其座向對價格確實有影響力，且現今立體式建築之朝向以客廳最大窗戶為主，符合估價實務上對立體式座向之定義。此外，在同一個建案內，購屋者較偏好朝南的不動產。後透過分量迴歸分析，亦可發現座向對單價越高之不動產影響較小。足見，座向仍會影響不動產價格。 zh_TW dc.description.abstract (摘要) Feng Shui is a profound and multifaceted field of academic inquiry. Among the various factors that contribute to its principles, orientation holds significance as an influential aspect impacting real estate values. With the changing societal dynamics and architectural advancements, contemporary residential properties predominantly exhibit apartment buildings. However, the lack of a unified perspective on defining orientation in practical applications has obscured the true importance of this factor in real estate. Consequently, this study seeks to explore the intricate relationship between orientation and residential property prices.This research focuses on the analysis of apartment buildings in Taipei City and Kaohsiung City, as well as townhouses in Kaohsiung City. The study introduces a self- generated variable for orientation and utilizes both a hedonic price model and a quantile regression model for analysis. The findings indicate that the orientation indeed has an impact on the prices of both townhouses and apartment buildings. In apartment buildings, the orientation is primarily determined by the direction of the largest window in the living room. Furthermore, within the same development project, there is a preference among homebuyers for properties facing south. After conducting quantile regression analysis, it was also found that the impact of orientation on higher unit prices of real estate is relatively small. These findings indicate that orientation continues to exert an influence on property prices. 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 研究方法與範圍⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯4第三節 研究架構與流程⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯8第二章 文獻回顧⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯11第一節 風水與座向⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯11第二節 座向相關研究⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯14第三章 研究設計⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯21第一節 研究假說與實證模型建構⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯21第二節 座向變數處理⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯26第三節 資料處理與變數說明⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯33第四節 相關檢定與分析⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯44第四章 實證分析⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯47第一節 相關係數分析⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯47第二節 不同座向對不動產價格之影響⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯52第三節 不同價格水準不動產與座向之關係⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯73第五章 結論與建議⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯83第一節 結論⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯83第二節 建議⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯86參考文獻⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯89附錄⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯93附錄一 訪談結果⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯93附錄二 建案名稱⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯100附錄三 分量迴歸結果表⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯⋯101 zh_TW dc.format.extent 6395431 bytes - dc.format.mimetype application/pdf - dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0110257026 en_US dc.subject (關鍵詞) 不動產價格 zh_TW dc.subject (關鍵詞) 風水 zh_TW dc.subject (關鍵詞) 座向 zh_TW dc.subject (關鍵詞) 特徵價格模型 zh_TW dc.subject (關鍵詞) 分量迴歸模型 zh_TW dc.subject (關鍵詞) Feng Shui en_US dc.subject (關鍵詞) Hedonic Pricing Model en_US dc.subject (關鍵詞) Orientation en_US dc.subject (關鍵詞) Property Prices en_US dc.subject (關鍵詞) Quantile Regression en_US dc.title (題名) 座向對住宅不動產價格之影響 zh_TW dc.title (題名) The Influence of Orientation on Housing Price en_US dc.type (資料類型) thesis en_US dc.relation.reference (參考文獻) 中文文獻：一丁、雨露、洪涌，1999，「中國風水與建築選址」，藝術家出版。王士峯，2002，「中國風水學說之研究:文化基因觀點」，『致理學報』，16，頁1-23。任海燕，2014，「五行五時說中的生克五行與中土五行比較」，『北京中醫藥大學學報』，37(12)，頁805-807。林秋綿，2007，「風水因素對不動產價格影響之探討」，『土地問題研究季刊』，6(1)，頁45-52。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』，12(2)，頁44-57。呂淳風，1995，「商用風水學:風生水起財運來」，實學社出版社。林秋瑾，1996，「穩健性住宅租金模式之探討-異常點之分析」，『住宅學報』， (4)，頁51-72。胡肇台，2003，「中國風水在建築選址定向之應用」，國立高雄第一科技大學營建工程系碩士論文。梁仁旭，2012，「不動產價值逆折舊之探討」，『住宅學報』，21(2)，頁71-89。梁仁旭、陳奉瑤，2022，「不動產估價第四版」，中國地政研究所。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」，『城市規劃雜誌』，36(3)，頁281-304。張毓峰、王陽，2011，「風水文化中的地理知識」，『地理教育』，(12)，頁16-17。黃幹忠，劉薇玲，古雅芳，2012，「購屋者對負面風水之認知程度及其對購屋意願的影響-以台南市為例」，『建築學報』，13(1)，頁27-44。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』，20(2)，頁61-80。鄭秀蓁，2010，「方位風水因子與房價波動關係之研究」，國立政治大學地政學系碩士在職專班論文。臺灣士林地方法院98年訴字第544號民事判決。臺灣高等法院99年上字第221號民事判決。英文文獻：Alonso, W., 1964, “The historic and the structural theories of urban form: their implications for urban renewal”. Land Economics, 40(2): 227-231.Bond, S., 2008, “The impact of feng shui on residential property prices in Western cultures”. International Journal of Housing Markets and Analysis, 1 (1): 81-101.Bourassa, S. C. and Peng, V. S. ,1999, “Hedonic prices and house numbers: The influence of feng shui”. International Real Estate Review, 2(1):79-93.Copiello, S., Cecchinato, F. and Salih, M. H., 2021, “The Effect of Hybrid Attributes on Property Prices”. Real Estate Management and Valuation, 29(4): 36-52.Follain, J. R. and Malpezzi, S., 1980, “Estimates of housing inflation for 39 SMSAs: an alternative to the consumer price index”. The Annals of Regional Science, 14(3): 41-56.Gao, X. and Asami, Y., 2011, “Preferential size of housing in Beijing”. Habitat International, 35(2): 206-213.Huang, Z., Chen, R., Xu, D. and Zhou, W., 2017, “Spatial and hedonic analysis of housing prices in Shanghai”. Habitat International, 67: 69-78.Lancaster, K. J., 1966, “A new approach to consumer theory”. Journal of political economy, 74(2): 132-157.Lin, C. C., Chen, C. L. and Twu, Y. C., 2012, “An Estimation of the Impact of Feng-Shui on Housing Prices in Taiwan: A Quantile Regression Application”, International Real Estate Review, 15(3):325-346.Lu, J., 2018, “The value of a south-facing orientation: A hedonic pricing analysis of the Shanghai housing market”, Habitat International, 81: 24-32.Mak, M. Y. and Ng, S. T. ,2008, “Feng shui: an alternative framework for complexity in design”. Architectural Engineering and Design Management, 4(1):58-72.Malpezzi, S., 2003, “Hedonic pricing models: a selective and applied review”. Housing economics and public policy, 1: 67-89.Meyer, J. F., 1978, “" Feng-Shui" of the Chinese City”. History of Religions, 18(2): 138-155.Rosen, S., 1974, “Hedonic prices and implicit markets: product differentiation in pure competition”. Journal of political economy, 82(1): 34-55.Sirmans, S., Macpherson, D. and Zietz, E., 2005, “The composition of hedonic pricing models”. Journal of real estate literature, 13(1): 1-44.Song, H. S., Wilhelmsson, M. and Zheng, M., 2019, “Buyer’s willingness to pay for dwellings with different orientations”. International Journal of Strategic Property Management, 23(6): 450-466.Too, L., 2012, “Lillian Too’s Smart Feng Shui for the Home: 188 Brilliant Ways to Work with what You’ve Got”, Element Books Ltd, Rockport MA.Wang, D. and Li, S. M., 2006, “Socio-economic differentials and stated housing preferences in Guangzhou, China”. Habitat International, 30(2): 305-326.Yap, J. B. H. and Lum, K. C., 2020, “Feng Shui principles and the Malaysian housing market: what matters in property selection and pricing?”, Property Management, 38(5):643-664.Zhang, D., 2016, “Juer Hutong new courtyard housing in Beijing: a review from the residents’ perspective”. International Journal of Architectural Research, 10(2): 166-191. zh_TW
