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題名 都市軌道與房地產：高雄輕軌對住宅價格空間影響之評估
Urban Rail and Real Estate: Evaluating the Spatial Impact of Kaohsiung’s Light Rail Transit on Housing Prices
作者 戴廷仲
Dai, Ting-Zhong
貢獻者 吳文傑
Wu, Wen-Chieh
戴廷仲
Dai, Ting-Zhong
關鍵詞 高雄輕軌
房價
交通設施
產業區位
Kaohsiung Light Rail Transit
Housing Prices
Transportation Facilities
Industrial Location
日期 2025
上傳時間 1-Jul-2025 15:11:06 (UTC+8)
摘要 高雄輕軌於第一階段於2015年10月16日啟用，並於2024年1月1日全線通車，作為臺灣首條輕軌系統，其發展對城市交通與房地產市場帶來深遠影響。然而，房價的變動並非僅受交通因素影響，區域內的產業發展、土地使用規劃及生活機能亦可能對房價產生關鍵作用。因此，本研究探討輕軌與加工出口區、軟體園區及購物中心之間的交互影響，並考量不同區位條件如何改變房價的變動趨勢。 實證結果顯示，輕軌與轉運站皆對住宅價格具有顯著正向影響，且轉乘站效果相對更為明顯。進一步探討輕軌車站距離發現，房價變動百分比與距離呈現非線性關係，約210公尺為轉折點，顯示住宅若過近車站可能因噪音或人流等外部性因素，反而壓抑價格表現。 在產業設施部分，加工出口區對住宅價格具有顯著負面影響，但當區內設有輕軌站時，其負面效果可被抵銷甚至轉為正向。軟體園區本身對房價具有正面影響，但與輕軌的聯合效果並不顯著。至於購物中心，其本身與輕軌的交互作用對房價亦呈顯著正向影響，顯示交通與商業機能的整合可增強區域吸引力。 綜合分析結果，建議政府在交通建設與住宅發展規劃時，更應注重交通系統與周邊產業、生活機能的整合，尤其針對發展相對不足的工業區，可強化公共運輸連結，改善居民居住環境與購屋意願，進而穩定區域房價，提升城市整體發展品質。
The Kaohsiung Light Rail Transit (LRT), the first of its kind in Taiwan, opened its first phase on October 16, 2015, fully operation on January 1, 2024, with far-reaching impacts on the city's transportation and real estate markets. However, changes in real estate prices are not only influenced by transportation factors, but also by the development of industries, land use planning, and living functions in the region. Therefore, this study explores the interactions between Light Rail Transit, Export Processing Zones, and Kaohsiung Software Parks, and shopping mall, considers how different locational conditions change the trend of housing prices. The analysis indicates that Light Rail Transit and transfer hubs both significantly increase residential property values, with transfer hubs having a more pronounced influence. A closer look at the distance to Light Rail stations uncovers a non-linear connection with percentage change in housing prices, showing a turning point around 210 meters. This implies that being too close to a station might negatively affect property prices due to factors like noise or high foot traffic. In terms of industrial facilities, Export Processing Zones have a significant negative impact on residential prices, but the negative effect can be offset or even turned into a positive one when there is a Light Rail Transit station in the zone. While the Kaohsiung Software Park independently contributes to an increase in housing prices, its joint effect with the Light Rail Transit does not show a significant impact. In contrast, shopping malls exhibit a notable positive interaction with the Light Rail, indicating that combining transportation infrastructure with commercial facilities can boost the appeal of the surrounding area. Based on the results of this analysis, it is suggested that the government should pay more attention to the integration of the transportation system with the surrounding industries and living functions in the planning of transportation construction and residential development, especially for the relatively underdeveloped industrial areas, so as to strengthen the public transportation links, improve the living environment and the willingness of residents to buy houses, and thus stabilize the regional housing prices and enhance the overall quality of the city's development.
參考文獻 Al-Mosaind, M. A., Dueker, K. J., & Strathman, J. G. (1993). Light-rail transit stations and property values: A hedonic price approach (No. 1400). https://trid.trb.org/View/383269 Addae-Dapaah, K., & Lan, Y. S. (2010, January). Shopping centres and the price of proximate residential properties. In 16th Annual Conference of the Pacific Rim Real Estate Society. Boulbazine, D., & Kebiche, A. (2022). Measuring transit-oriented development in Algerian light rail transit lines by using hybrid multi-criteria decision making and open data sources. Case Studies on Transport Policy, 10(1), 331-340. Billings, S. B. (2011). Estimating the value of a new transit option. Regional science and urban economics, 41(6), 525-536. Bureau of International Planning. (n.d.). Home. Bureau of International Planning, Ministry of the Interior, R.O.C. https://www.bip.gov.tw/page.aspx?pageid=2eb53cce859507e1 Bernal-Conesa, J. A., Briones-Penalver, A. J., & De Nieves-Nieto, C. (2016). The integration of CSR management systems and their influence on the performance of technology companies. European journal of management and business economics, 25(3), 121-132. Bureau of Industrial Parks, Ministry of Economic Affairs. (n.d.). Introduction to industrial parks [Web page]. https://www.bip.gov.tw/page.aspx?pageid=2eb53cce859507e1 Chapple, K., & Zuk, M. (2020). Transit-oriented displacement: the role of transit access in the housing market. In Transportation, land use, and environmental planning (pp. 55-79). Elsevier. Chen, J., Hao, Q., & Yoon, C. (2018). Measuring the welfare cost of air pollution in Shanghai: evidence from the housing market. Journal of Environmental Planning and Management, 61(10), 1744-1757. Chen, S., & Jin, H. (2019). Pricing for the clean air: Evidence from Chinese housing market. Journal of Cleaner Production, 206, 297-306. Chang, H. C., Lee, C. C., Yeh, W. C., & Chang, Y. L. (2022). The influence of real estate brokers’ personalities, psychological empowerment, social capital, and knowledge sharing on their innovation performance: The moderating effect of moral hazard. Frontiers in Psychology, 13, 971339. Cui, Y., Tian, H., An, D., & Jia, Y. (2024). Quality of life and regional economic development: Evidence from China. Plos one, 19(5), e0298389. Chang, J. S., & Kim, D. J. (2013). Hedonic estimates of rail noise in Seoul. Transportation Research Part D: Transport and Environment, 19, 1-4. Cloete, C. E. (2020). Socio-economic impact of shopping centres in Gauteng, South Africa. The Business & Management Review, 11(1), 51-58. Chiang, Y.-S., Wang, H.-E., & Chang, H.-T. (2004). A preliminary study on the economic benefit analysis of urban transportation planning. Journal of Transportation Planning, 33(2), 249–276. Chen, Y.-T., & Shih, C.-K. (2015). A planning study on solutions to traffic problems in the Hsinchu Science Park. Chinese Journal of Public Administration, 17, 119–135. Du, H., & Mulley, C. (2006). Relationship between transport accessibility and land value: Local model approach with geographically weighted regression. Transportation Research Record, 1977(1), 197-205. Dewees, D. N. (1976). The effect of a subway on residential property values in Toronto. Journal of Urban Economics, 3(4), 357-369. De Vor, F., & De Groot, H. L. (2011). The impact of industrial sites on residential property values: A hedonic pricing analysis from the Netherlands. Regional Studies, 45(5), 609-623. Dai, X., Bai, X., & Xu, M. (2016). The influence of Beijing rail transfer stations on surrounding housing prices. Habitat International, 55, 79-88. Dream Mall. (n.d.). About Dream Mall. Dream Mall. https://www.dreammall.com.tw/about/info Export Processing Zone Administration. (n.d.). Southern Taiwan Science Park and Kaohsiung Software Park. Ministry of Economic Affairs. https://web.archive.org/web/20211212001144/https://www.epza.gov.tw/info.aspx?pageid=5aa966ecd020763c&cid=a1fed99c4100fd07 El Hedhli, K., Zourrig, H., & Park, J. (2017). Image transfer from malls to stores and its influence on shopping values and mall patronage: The role of self-congruity. Journal of Retailing and Consumer Services, 39, 208-218. Fang, J. (2020). The impact of the establishment of high-tech industrial parks on surrounding residential property prices: A case study of the Central Taiwan Science Park in Taichung. Master’s thesis, Department of Land Economics, National Chengchi University, 1–95. Gabbe, C. J., Kevane, M., & Sundstrom, W. A. (2021). The effects of an “urban village” planning and zoning strategy in San Jose, California. Regional Science and Urban Economics, 88, 103648. Hsieh, M. T., Chung, W. Y., Tseng, S. M., Shih, P. C., Huang, S. K., & Lee, C. L. (2024). Backward and forward simulation of polycyclic aromatic hydrocarbons by the grid-scale model _validation and applications for environmental management. Atmospheric Environment, 325, 120419. He, S. Y. (2020). Regional impact of rail network accessibility on residential property price: Modelling spatial heterogeneous capitalisation effects in Hong Kong. Transportation Research Part A: Policy and Practice, 135, 244-263. He, Y., & Collins, A. R. (2020). Does environmental pollution affect metropolitan housing prices? Evidence from Guangzhou, China (1987-2014). Applied Economics Letters, 27(3), 213-220. Hsieh, B. M. (2024). Does TSMC’s expansion drive up surrounding housing prices? A case study of the Tainan Science Park. Journal of Housing Studies, 33(1), 29–54. Hannon, B. (2004). Spatial discounting. In Encyclopedia of Social Measurement (pp. 605-612). Elsevier Inc.. Kaohsiung City Government. (2023). MRT. Bureau of Transportation, Kaohsiung City Government. https://www.tbkc.gov.tw/Service/PublicTransport/MRT?id=dc2e08a5-343e-456f-921e-1e9c6de5074c Kaohsiung Mass Rapid Transit Bureau. (2014, July). Analysis of public benefits created by Kaohsiung Circular Light Rail construction. Kaohsiung Mass Rapid Transit Bureau. Kaohsiung Mass Rapid Transit Bureau. (2016, July). Analysis of the impact of Kaohsiung Circular Light Rail (Phase 1) construction on urban development. Kaohsiung Mass Rapid Transit Bureau. Kahn, M. E. (2007). Gentrification trends in new transit‐oriented communities: Evidence from 14 cities that expanded and built rail transit systems. Real estate economics, 35(2), 155-182. Kholdy, S., Muhtaseb, M., & Yu, W. (2014). Effect of an open-air, mixed-use shopping center on the price of nearby residential properties. Journal of Real Estate Practice and Education, 17(1), 1-18. Li, J., & Huang, H. (2020). Effects of transit-oriented development (TOD) on housing prices: A case study in Wuhan, China. Research in Transportation Economics, 80, 100813. Lee, T. L. (2006). Action strategies for strengthening industrial clusters in southern Taiwan. Technology in Society, 28(4), 533-552. Löfsten, H., & Lindelöf, P. (2002). Science Parks and the growth of new technology-based firms—academic-industry links, innovation and markets. Research policy, 31(6), 859-876. Lin, J.-N., Lin, J.-H., Hsieh, Y.-H., & Huang, P.-J. (2018). A study on the factors influencing public intention to use mass transit: A case study of the Kaohsiung light rail. Journal of Green Science and Technology, 8(1), 77–98. Mass Rapid Transit Bureau, Kaohsiung City Government. (2017, April). Light rail map [Data set]. Kaohsiung Open Data Platform. https://data.kcg.gov.tw/dataset/light-rail-map/resource/49eb8ffb-e635-4e93-b48a-46b8830e67fe PTS News. (2021). Housing prices in Kaohsiung soar following rumors of TSMC’s intentions to set up a plant in Nanzi. Public Television Service. https://news.pts.org.tw/article/547082 Su, S., Zhang, J., He, S., Zhang, H., Hu, L., & Kang, M. (2021). Unraveling the impact of TOD on housing rental prices and implications on spatial planning: A comparative analysis of five Chinese megacities. Habitat International, 107, 102309. Tseng, C.-Y. (2009). A study on the relationship between customer satisfaction and customer loyalty in shopping centers: A case study of Dream Mall in Kaohsiung. Tao Jiang Journal, 4(1), 70–85. Van Der Bijl, R., Van Oort, N., & Bukman, B. (2018). Light rail transit systems: 61 lessons in sustainable urban development. Elsevier. Wu, D. W., Cheng, Y. C., Wang, C. W., Hung, C. H., Chen, P. S., Hu, S. C. S., ... & Kuo, C. H. (2022). Impact of the synergistic effect of pneumonia and air pollutants on newly diagnosed pulmonary tuberculosis in southern Taiwan. Environmental Research, 212, 113215. Wallace, M. I., & Ng, K. C. (2016). Development and application of underground space use in Hong Kong. Tunnelling and Underground Space Technology, 55, 257-279. Xue, C. Q., Ma, L., & Hui, K. C. (2012). Indoor ‘Public’Space: A study of atria in mass transit railway (MTR) complexes of Hong Kong. Urban Design International, 17, 87-105. Yu, C. Y., & Huang, X. (2021). Before-and-after analysis of property value around SunRail stations in Orlando, FL. Journal of Urban Design, 26(3), 341-353. Zhong, H., & Li, W. (2016). Rail transit investment and property values: An old tale retold. Transport Policy, 51, 33-48. Zheng, S., Sun, W., Wu, J., & Kahn, M. E. (2017). The birth of edge cities in China: Measuring the effects of industrial parks policy. Journal of Urban Economics, 100, 80-103. Zhou, Z., & Zhang, A. (2021). High-speed rail and industrial developments: Evidence from house prices and city-level GDP in China. Transportation Research Part A: Policy and Practice, 149, 98-113. Zhang, L., Zhou, J., & Hui, E. C. M. (2020). Which types of shopping malls affect housing prices? From the perspective of spatial accessibility. Habitat International, 96, 102118.
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)
112266002
資料來源 http://thesis.lib.nccu.edu.tw/record/#G0112266002
資料類型 thesis
dc.contributor.advisor 吳文傑zh_TW
dc.contributor.advisor Wu, Wen-Chiehen_US
dc.contributor.author (Authors) 戴廷仲zh_TW
dc.contributor.author (Authors) Dai, Ting-Zhongen_US
dc.creator (作者) 戴廷仲zh_TW
dc.creator (作者) Dai, Ting-Zhongen_US
dc.date (日期) 2025en_US
dc.date.accessioned 1-Jul-2025 15:11:06 (UTC+8)-
dc.date.available 1-Jul-2025 15:11:06 (UTC+8)-
dc.date.issued (上傳時間) 1-Jul-2025 15:11:06 (UTC+8)-
dc.identifier (Other Identifiers) G0112266002en_US
dc.identifier.uri (URI) https://nccur.lib.nccu.edu.tw/handle/140.119/157817-
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) 112266002zh_TW
dc.description.abstract (摘要) 高雄輕軌於第一階段於2015年10月16日啟用，並於2024年1月1日全線通車，作為臺灣首條輕軌系統，其發展對城市交通與房地產市場帶來深遠影響。然而，房價的變動並非僅受交通因素影響，區域內的產業發展、土地使用規劃及生活機能亦可能對房價產生關鍵作用。因此，本研究探討輕軌與加工出口區、軟體園區及購物中心之間的交互影響，並考量不同區位條件如何改變房價的變動趨勢。 實證結果顯示，輕軌與轉運站皆對住宅價格具有顯著正向影響，且轉乘站效果相對更為明顯。進一步探討輕軌車站距離發現，房價變動百分比與距離呈現非線性關係，約210公尺為轉折點，顯示住宅若過近車站可能因噪音或人流等外部性因素，反而壓抑價格表現。 在產業設施部分，加工出口區對住宅價格具有顯著負面影響，但當區內設有輕軌站時，其負面效果可被抵銷甚至轉為正向。軟體園區本身對房價具有正面影響，但與輕軌的聯合效果並不顯著。至於購物中心，其本身與輕軌的交互作用對房價亦呈顯著正向影響，顯示交通與商業機能的整合可增強區域吸引力。 綜合分析結果，建議政府在交通建設與住宅發展規劃時，更應注重交通系統與周邊產業、生活機能的整合，尤其針對發展相對不足的工業區，可強化公共運輸連結，改善居民居住環境與購屋意願，進而穩定區域房價，提升城市整體發展品質。zh_TW
dc.description.abstract (摘要) The Kaohsiung Light Rail Transit (LRT), the first of its kind in Taiwan, opened its first phase on October 16, 2015, fully operation on January 1, 2024, with far-reaching impacts on the city's transportation and real estate markets. However, changes in real estate prices are not only influenced by transportation factors, but also by the development of industries, land use planning, and living functions in the region. Therefore, this study explores the interactions between Light Rail Transit, Export Processing Zones, and Kaohsiung Software Parks, and shopping mall, considers how different locational conditions change the trend of housing prices. The analysis indicates that Light Rail Transit and transfer hubs both significantly increase residential property values, with transfer hubs having a more pronounced influence. A closer look at the distance to Light Rail stations uncovers a non-linear connection with percentage change in housing prices, showing a turning point around 210 meters. This implies that being too close to a station might negatively affect property prices due to factors like noise or high foot traffic. In terms of industrial facilities, Export Processing Zones have a significant negative impact on residential prices, but the negative effect can be offset or even turned into a positive one when there is a Light Rail Transit station in the zone. While the Kaohsiung Software Park independently contributes to an increase in housing prices, its joint effect with the Light Rail Transit does not show a significant impact. In contrast, shopping malls exhibit a notable positive interaction with the Light Rail, indicating that combining transportation infrastructure with commercial facilities can boost the appeal of the surrounding area. Based on the results of this analysis, it is suggested that the government should pay more attention to the integration of the transportation system with the surrounding industries and living functions in the planning of transportation construction and residential development, especially for the relatively underdeveloped industrial areas, so as to strengthen the public transportation links, improve the living environment and the willingness of residents to buy houses, and thus stabilize the regional housing prices and enhance the overall quality of the city's development.en_US
dc.description.tableofcontents ABSTRACT iii 摘要 iv TABLE OF CONTENTS v LIST OF TABLES vii LIST OF FIGURES viii CHAPTER 1: INTRODUCTION 1 1.1 Research Background 1 1.2 Research Motivation 2 1.3 Research Objectives 3 1.4 Research Framework 6 CHAPTER 2: LITERATURE REVIEW 7 2.1 Hedonic Pricing Theory 7 2.2 Kaohsiung Light Rail Transit System Review 8 2.3 Transit Hub and Regional Value Enhancement 9 2.4 Export Processing Zone and Housing Development 11 2.5 Kaohsiung Software Park and Housing Market Spillover 12 2.6 The benefits of commercial facilities and housing prices 14 2.7 Summary of Literature Review 16 CHAPTER 3: ESTIMATION STRATEGY 17 3.1 Development of Research Hypothesis 17 3.1.1 Transportation Facilities 17 3.1.2 Industrial Facilities 17 3.1.3 Commercial Facilities 19 3.2 Research Model 20 3.2.1 Traffic-Related Models 20 3.2.2 Industry-Related Models 21 3.3 Research Variables 23 3.3.1 Residential Property Variables 23 3.3.2 Transportation Variables 24 3.3.3 Industry Variables 25 3.3.4 Commercial Facility Variables 26 3.4 Data and Sample 28 CHAPTER 4: EMPIRICAL RESULTS 29 4.1 Descriptive Statistical Analysis 29 4.2 Empirical Results Analysis 33 4.2.1 Light Rail Transit Related Model Analysis 33 4.2.2 Export Processing Zone Analysis 37 4.2.3 Kaohsiung Software Park Analysis 38 4.2.4 Commercial Facility Analysis 39 CHAPTER 5: CONCLUSION 40 5.1 Summary 40 5.2 Suggestions 41 REFERENCES 43zh_TW
dc.format.extent 2382119 bytes-
dc.format.mimetype application/pdf-
dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0112266002en_US
dc.subject (關鍵詞) 高雄輕軌zh_TW
dc.subject (關鍵詞) 房價zh_TW
dc.subject (關鍵詞) 交通設施zh_TW
dc.subject (關鍵詞) 產業區位zh_TW
dc.subject (關鍵詞) Kaohsiung Light Rail Transiten_US
dc.subject (關鍵詞) Housing Pricesen_US
dc.subject (關鍵詞) Transportation Facilitiesen_US
dc.subject (關鍵詞) Industrial Locationen_US
dc.title (題名) 都市軌道與房地產：高雄輕軌對住宅價格空間影響之評估zh_TW
dc.title (題名) Urban Rail and Real Estate: Evaluating the Spatial Impact of Kaohsiung’s Light Rail Transit on Housing Pricesen_US
dc.type (資料類型) thesisen_US
dc.relation.reference (參考文獻) Al-Mosaind, M. A., Dueker, K. J., & Strathman, J. G. (1993). Light-rail transit stations and property values: A hedonic price approach (No. 1400). https://trid.trb.org/View/383269 Addae-Dapaah, K., & Lan, Y. S. (2010, January). Shopping centres and the price of proximate residential properties. In 16th Annual Conference of the Pacific Rim Real Estate Society. Boulbazine, D., & Kebiche, A. (2022). Measuring transit-oriented development in Algerian light rail transit lines by using hybrid multi-criteria decision making and open data sources. Case Studies on Transport Policy, 10(1), 331-340. Billings, S. B. (2011). Estimating the value of a new transit option. Regional science and urban economics, 41(6), 525-536. Bureau of International Planning. (n.d.). Home. Bureau of International Planning, Ministry of the Interior, R.O.C. https://www.bip.gov.tw/page.aspx?pageid=2eb53cce859507e1 Bernal-Conesa, J. A., Briones-Penalver, A. J., & De Nieves-Nieto, C. (2016). The integration of CSR management systems and their influence on the performance of technology companies. European journal of management and business economics, 25(3), 121-132. Bureau of Industrial Parks, Ministry of Economic Affairs. (n.d.). Introduction to industrial parks [Web page]. https://www.bip.gov.tw/page.aspx?pageid=2eb53cce859507e1 Chapple, K., & Zuk, M. (2020). Transit-oriented displacement: the role of transit access in the housing market. In Transportation, land use, and environmental planning (pp. 55-79). Elsevier. Chen, J., Hao, Q., & Yoon, C. (2018). Measuring the welfare cost of air pollution in Shanghai: evidence from the housing market. Journal of Environmental Planning and Management, 61(10), 1744-1757. Chen, S., & Jin, H. (2019). Pricing for the clean air: Evidence from Chinese housing market. Journal of Cleaner Production, 206, 297-306. Chang, H. C., Lee, C. C., Yeh, W. C., & Chang, Y. L. (2022). The influence of real estate brokers’ personalities, psychological empowerment, social capital, and knowledge sharing on their innovation performance: The moderating effect of moral hazard. Frontiers in Psychology, 13, 971339. Cui, Y., Tian, H., An, D., & Jia, Y. (2024). Quality of life and regional economic development: Evidence from China. Plos one, 19(5), e0298389. Chang, J. S., & Kim, D. J. (2013). Hedonic estimates of rail noise in Seoul. Transportation Research Part D: Transport and Environment, 19, 1-4. Cloete, C. E. (2020). Socio-economic impact of shopping centres in Gauteng, South Africa. The Business & Management Review, 11(1), 51-58. Chiang, Y.-S., Wang, H.-E., & Chang, H.-T. (2004). A preliminary study on the economic benefit analysis of urban transportation planning. Journal of Transportation Planning, 33(2), 249–276. Chen, Y.-T., & Shih, C.-K. (2015). A planning study on solutions to traffic problems in the Hsinchu Science Park. 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