Publications-Theses

題名 集合住宅面積混合對社區管理維護影響之路徑分析
A path analysis for influence of condominiums area mixture on property management
作者 陳妍如
貢獻者 張金鶚
陳妍如
關鍵詞 線性結構方程式
住宅混合
社會混合
管理維護
Linear Structural Modeling
housing mix
social mix
Property Management
日期 2008
上傳時間 19-Sep-2009 13:15:35 (UTC+8)
摘要 我國集合住宅市場常見一個案有數種面積產品混合之現象,在過去研究指出不同面積之產品進行投資組合已成為建商降低風險與穩定報酬的手段,僅在供給面被討論,卻忽略了住宅市場應以『使用』為目的,換言之,產品面積混合(Housing mix)隱含購屋者其生活水平及背景之異質性(Social mix),將可能造成社區管理維護上之不易,本文試圖延伸過去此現象在需求面及管理維護上探討的不足。在實證方面,採問卷調查台北市建管處公寓大廈管理科所提供之已報備成立管理組織的主任委員2,877份,回收率為11.30%,剔除沒有舉辦活動之社區並符合設定樣本大小與母體可容忍誤差α=10%之要求下,共307筆有效問卷。輔以公寓大廈科報備資料掌握至所有面積及其對應之戶數,建立『面積混合度』之衡量,結合當前國內外住宅混合與住宅隔離議題,透過路徑分析方式衡量面積混合對社區管理維護績效之影響為直接影響或間接影響?釐清混合對管理維護影響過程之因果關係。
研究結果顯示,建商供給者之面積混合策略對於住戶需求者之管理維護績效將是間接負面影響而非傳統迴歸所觀察得到的直接影響,驗證了國外負面外溢效果在國內亦是如此。而主要影響路徑為面積混合愈高則提高了社區衝突,進而對管理維護產生負面影響。其次,過去認為除面積混合之外,新舊社區與大小規模亦會影響管理維護,故進行兩群分析究竟何者影響管理維護較大?實證發現混合社區在經過搬遷磨合期將減緩混合因異質性所造成的不和睦,但混合之負面影響仍大於新舊社區之影響。
The phenomenon of one construction case with housing mix usually appears in the condominium market. Some studies indicated that the portfolio of housing mix has become a means of reducing risk and having a stable reward for construction companies. However, the discussion was only on supply, and ignored that “use” should be the main purpose in the condominium market. In other words, housing mix implied the social mix of homebuyers’ living standard and background, and it might make the community management and maintenance not easy. The study tries to extend the deficiency in the treatment of the phenomenon on supply or on community management and maintenance. In proof, a questionnaire survey was adopted in the study. There were 2877 pieces of questionnaires released to the chairmen of registered management organizations according to the data from the Apartment and Building Management Division in the Building Administration Office of Taipei City Government. The recovery rate was 11.3%. The communities without holding activities were culled out, and in order to satisfy the requirement of the set sample dimension and the error tolerance of matrix belowα=10%, total valid questionnaires were 307 pieces. The measurement of “housing mix” can be built up by the supplementary information from the Apartment and Building Management Division, which includes all square measure and corresponding houses. Combing the subjects of residential mix and residential separation at home and abroad, housing mix could be measured by path analysis to see whether it has a direct or indirect affect on community management and maintenance to further figure out the casual relationship during the affection process of the housing mix and the community management and maintenance.
The study results show that the policy of housing mix from the suppliers, construction companies, has an indirect negative affection on the performance of community management and maintenance for residents, the demanders, instead of having a direct affection observed by traditional regression analysis. The result proves the negative spillover effect no matter at home or abroad. The path of impact is that the higher the housing mix is, the higher the community conflict will be, and the situation will generate negative affection on community management and maintenance. Furthermore, except the housing mix, new and old communities or the sizes of communities were thought to affect community management and operation, and they were usually divided into two groups to analyze which one has greater affection on management and maintenance ? It is found by evidences that the communities with housing mix show less disharmony caused by social mix after the run-in period of movement. However, the negative affection of housing mix is still higher than the one of new and old communities.
參考文獻 一、中文參考文獻
1. 李春長,2008,「資訊揭漏、信任、搜尋成本對委託房屋仲介業售屋意願之實證研究」,『住宅學報』,17(1):71-104
2. 朱芳妮,2008,「集合住宅混合使用對管理維護績效之影響」,『住宅學會第十七屆學術研討會論文集』,上冊:87
3. 林瑞穗、林萬億,1996,「社區發展與村里組織功能問題之探討」,『行政院研究發展考核委員會報告書』,頁3
4. 林欣柔、彭建文、曾明遜,2004,「起造人於公寓大廈管理維護作用之探討」,『台灣土地研究』,7(2):4
5. 洪幸妙、張金鶚,1993,「住宅管理維護對住宅品質之影響研究」,『都市與計畫』,20(1):1-22
6. 洪子茵、張金鶚,1993,「台北市集合住宅管理維護模式之研究」,『都市與計劃』,29(3):421-444
7. 侯錦雄、宋念謙,1998,「住台中市黎明住宅社區居民社區意識之研究」,『建築學報』,24: 51-65
8. 張維升、張金鶚,2008,「夢醒時分─購屋理想與現實之差距」,『住宅學會第十七屆學術研討會論文集』,上冊:252
9. 張玉貞、張宗銘、樓翠針、黃銘顯(1993),『產品定位實務』,基泰顧問。
10. 陳建良、林祖嘉,1998,「財富效果、所得效果、與住宅需求」,『住宅學報』,7:83-100
11. 陳香妃、張金鶚、葉毅明,2007,「從集體行動看社區意識與管理制度對公寓大廈管理維護之影響-管理維護客觀績效與社區主委主觀滿意度分析」,『都市與計畫』,34(2):139-163
12. 溫豐文,1997,『公寓大廈管理問題之研究』,行政院研考會委託。
13. 郭益銘、張金鶚,2008,「住宅個案產品類型混合度之研究─以台北都會區為例」,『住宅學會第十七屆學術研討會論文集』,下冊:742
14. 楊宗憲,2003,「住宅市場之產品定位分析—建商推案行為之研究」,『住宅學報』,12(2):123-139
二、外文參考文獻
1. Adepoju, G.. O., 1974, “Evaluating consumers` satisfaction with housing: An Application of a Systems Approach” ,American Institute of Physics,40:189-200
2. Andersson, R., Musterd, S. G., Galster, G. & Kauppinen, T. M. , 2007 ,“What Mix Matters? Exploring the Relationships between Individuals’Incomes and Different Measures of their Neighbourhood Context”,Housing Studies, 22(5):637–660
3. Beckhoven van Ellen, Musterd S., Ostendorf W., Sankey Siân, 2004,“Physical policies for social problems”, Social Housing, UNECE Symposium, November:28-30
4. Blau, G. J. & Boal, K. B., 1987,“Conceptualizing How Job Involvement and Organization Commitment Affect Turnover and Absenteeism”, Academy of Management Review, 12(2):288-300
5. Blokland, T., 2003,“Social Relationships in an Inner City Neighbourhood”, Urban Bonds,Polity Press, Cambridge
6. Chattopadhyay, R.R., 1998,“ Possible Mechanism of Antihyperglycemic Effect of Gymnema sylvestre Leaf Extract, Part I”, Elsevier Science,31(3): 495–496
7. Chou, S. C., Boldy, D.P. & Andy, L.H. , 2003,“Factors Infouencing Risidents’ Satisfaction in Residential Aged Care”, The Gerontologist, 43(4):459-472
8. Downs, A., 1999,“Some Realities about Sprawl and Urban Decline”, Housing Policy Debate,10(4):955-974
9. Galster, G. C., 2002,“An economic efficiency analysis of deconcentrating poverty populations”, Journal of Housing Economics, 11: 303-329
10. Galster G, C., 2005,“Consequences From the Redistribution of Urban Poverty During the 1990s: A Cautionary Tale”, Economic Development Quarterly ,” 19: 119-125
11. Gurran, N. and Milligan, V. and Baker, D. C. and Bugg, L. B. and Christensen, S. A., 2008,“New directions in planning for affordable housing: Australian and international evidence and implications”, Research and Policy Bulletin, 105(120):1-143.
12. Leishman, C.,2001 ,“ House building and product differentiation: An hedonic price approach”, Journal of Housing and the Built Environment, 16(2):131-152
13. Lu, M., 1999,“Determinants of residential satisfaction:ordered logit vs. regression model”,Growth and Change, 30:264-287
14. Maruyama, G. M., 1997,“Basics Of Structural Equation Modeling”, SAGE Pablictions Ltd., pp.25
15. Mikyoung, H., 1989,“The determinant of residential environmental quality and satifaction: Toward Developing Residential quality Indices”, Oklahoma State University PHD.
16. Jacobs, J. M., 1993,“The City Unbound: Qualitative Approaches to the City”,Urban Studies ,30(4-5):827-48
17. Grant J., Greene, K. D.,Maxwell, K., 2004,“The planning and policy implications of gated communities. Canadian Journal of Urban Research”, Supplement: Canadian Planning and Policy, 13(1): 70-88
18. Kearns, A, and Mason, P., 2007,“Mixed Tenure Communities and Neighbourhood Quality”, Housing Studies, September 22 (5): 661–691
19. Kearns, A. and Parkes, A., 2003,“Living In and Leaving Poor Neighbourhood Conditions in England”,Housing Studies , 18(6):827-851
20. Kemp,.P.A., 1995,“Researching Housing management Performance”,Housing Studies , 32(4-5):779-790
21. Li, Z. G., Xue, D., Wei, L., 2007,“Housing Mix in European and American Cities: Theoriesa, Application and Implication”,City Planning Review, 2007(2): 38-44
22. Madanipour A, G Cars, et al., 1998, “Social Exclusion in EuropeanCities: Processes, Experiences and Responses”, London, Routledge
23. Murie, AS.& Musterd, S., 2004,“Social Exclusion and Opportunity Structures in European. Cities and Neighbourhoods”, Urban Studies, 41(8):1441-1459.
24. Musterd S, Andersson R., 2005,“Housing mix, social mix and social opportunities”,Urban Affairs Review, 40:761-790
25. Marcuse, P.and Kempen, van R., 2002,“Of States and Cities: The Partitioning of Urban Space”, Oxford: Oxford University Press
26. Portes A, M Zhou, 1996,“Self-employment and earnings of immigrants”, American Sociological Review, 61(2):219-230
27. Savasdisara, T., 1988,“Residents’ satisfaction and neighbourhood characteristics in Japanese urban communities”,Landscape and Urban Planning, 15:201-210
28. Sharp, M., 2004,“Supplementary Planning Guidance:Market Housing Mix”, Huntingdonshir District Council Press, pp.6-7
29. Susan S. Fainstein, 2005,“ Cities and Diversity,” Urban Affairs Review”, 41:3-19
30. Tunstall, R. & Fenton, A., 2006,“In the Mix. A Review of Mixed Income, Mixed Tenure and Mixed Communities”, Joseph Rowntree Foundation and Housing Corporation, London:English Partnerships, pp.40
31. Vesselinov, E., Cazessus, M,. Falk, W., 2007,“Gated communities and spatial inequality”, Journal of Urban Affairs, 29(2)
32. Wilson, W. J., 1987,“The declining significance of race: The truly disadvantaged—the inner city, the underclass, and public policy”, Chicago: University of Chicago Press. pp254.
33. Ostendorf, W., Musterd, S. & Sjoerd, D. V., 2001,“Social Mix and the Neighbourhood Effect. Policy Ambitions and Empirical Evidence”,Housing Studies, 16(3): 371–380
34. Xavier, M. J., 1999,“ Strategic marketing: a guide for developing sustainable competitive advantage”,New Delhi:Thousand Oaks
描述 碩士
國立政治大學
地政研究所
96257002
97
資料來源 http://thesis.lib.nccu.edu.tw/record/#G0096257002
資料類型 thesis
dc.contributor.advisor 張金鶚zh_TW
dc.contributor.author (Authors) 陳妍如zh_TW
dc.creator (作者) 陳妍如zh_TW
dc.date (日期) 2008en_US
dc.date.accessioned 19-Sep-2009 13:15:35 (UTC+8)-
dc.date.available 19-Sep-2009 13:15:35 (UTC+8)-
dc.date.issued (上傳時間) 19-Sep-2009 13:15:35 (UTC+8)-
dc.identifier (Other Identifiers) G0096257002en_US
dc.identifier.uri (URI) https://nccur.lib.nccu.edu.tw/handle/140.119/37357-
dc.description (描述) 碩士zh_TW
dc.description (描述) 國立政治大學zh_TW
dc.description (描述) 地政研究所zh_TW
dc.description (描述) 96257002zh_TW
dc.description (描述) 97zh_TW
dc.description.abstract (摘要) 我國集合住宅市場常見一個案有數種面積產品混合之現象,在過去研究指出不同面積之產品進行投資組合已成為建商降低風險與穩定報酬的手段,僅在供給面被討論,卻忽略了住宅市場應以『使用』為目的,換言之,產品面積混合(Housing mix)隱含購屋者其生活水平及背景之異質性(Social mix),將可能造成社區管理維護上之不易,本文試圖延伸過去此現象在需求面及管理維護上探討的不足。在實證方面,採問卷調查台北市建管處公寓大廈管理科所提供之已報備成立管理組織的主任委員2,877份,回收率為11.30%,剔除沒有舉辦活動之社區並符合設定樣本大小與母體可容忍誤差α=10%之要求下,共307筆有效問卷。輔以公寓大廈科報備資料掌握至所有面積及其對應之戶數,建立『面積混合度』之衡量,結合當前國內外住宅混合與住宅隔離議題,透過路徑分析方式衡量面積混合對社區管理維護績效之影響為直接影響或間接影響?釐清混合對管理維護影響過程之因果關係。
研究結果顯示,建商供給者之面積混合策略對於住戶需求者之管理維護績效將是間接負面影響而非傳統迴歸所觀察得到的直接影響,驗證了國外負面外溢效果在國內亦是如此。而主要影響路徑為面積混合愈高則提高了社區衝突,進而對管理維護產生負面影響。其次,過去認為除面積混合之外,新舊社區與大小規模亦會影響管理維護,故進行兩群分析究竟何者影響管理維護較大?實證發現混合社區在經過搬遷磨合期將減緩混合因異質性所造成的不和睦,但混合之負面影響仍大於新舊社區之影響。
zh_TW
dc.description.abstract (摘要) The phenomenon of one construction case with housing mix usually appears in the condominium market. Some studies indicated that the portfolio of housing mix has become a means of reducing risk and having a stable reward for construction companies. However, the discussion was only on supply, and ignored that “use” should be the main purpose in the condominium market. In other words, housing mix implied the social mix of homebuyers’ living standard and background, and it might make the community management and maintenance not easy. The study tries to extend the deficiency in the treatment of the phenomenon on supply or on community management and maintenance. In proof, a questionnaire survey was adopted in the study. There were 2877 pieces of questionnaires released to the chairmen of registered management organizations according to the data from the Apartment and Building Management Division in the Building Administration Office of Taipei City Government. The recovery rate was 11.3%. The communities without holding activities were culled out, and in order to satisfy the requirement of the set sample dimension and the error tolerance of matrix belowα=10%, total valid questionnaires were 307 pieces. The measurement of “housing mix” can be built up by the supplementary information from the Apartment and Building Management Division, which includes all square measure and corresponding houses. Combing the subjects of residential mix and residential separation at home and abroad, housing mix could be measured by path analysis to see whether it has a direct or indirect affect on community management and maintenance to further figure out the casual relationship during the affection process of the housing mix and the community management and maintenance.
The study results show that the policy of housing mix from the suppliers, construction companies, has an indirect negative affection on the performance of community management and maintenance for residents, the demanders, instead of having a direct affection observed by traditional regression analysis. The result proves the negative spillover effect no matter at home or abroad. The path of impact is that the higher the housing mix is, the higher the community conflict will be, and the situation will generate negative affection on community management and maintenance. Furthermore, except the housing mix, new and old communities or the sizes of communities were thought to affect community management and operation, and they were usually divided into two groups to analyze which one has greater affection on management and maintenance ? It is found by evidences that the communities with housing mix show less disharmony caused by social mix after the run-in period of movement. However, the negative affection of housing mix is still higher than the one of new and old communities.
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 研究問題與名詞界定 4
第三節 研究方法與研究範圍 6
第四節 研究架構與流程 8
第二章 文獻回顧 10
第一節 住宅隔離與住宅混合之理論基礎 10
第二節 管理維護之相關文獻 .13
第三節 國內外住宅混合之比較 14
第四節 研究模型假說 17
第三章 研究設計與樣本資料分析 19
第一節 研究設計 19
第二節 樣本資料分析 24
第四章 面積混合對管理維護績效影響 34
第一節 結構模型 34
第二節 實證結果 37
第五章 面積混合與新舊社區、大小規模差異 41
第一節 大規模與小規模兩群之差異 41
第二節 新社區與舊社區兩群之差異 42
第六章 結論與建議 45
第一節 結論 45
第二節 建議 47
參考文獻 49
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dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0096257002en_US
dc.subject (關鍵詞) 線性結構方程式zh_TW
dc.subject (關鍵詞) 住宅混合zh_TW
dc.subject (關鍵詞) 社會混合zh_TW
dc.subject (關鍵詞) 管理維護zh_TW
dc.subject (關鍵詞) Linear Structural Modelingen_US
dc.subject (關鍵詞) housing mixen_US
dc.subject (關鍵詞) social mixen_US
dc.subject (關鍵詞) Property Managementen_US
dc.title (題名) 集合住宅面積混合對社區管理維護影響之路徑分析zh_TW
dc.title (題名) A path analysis for influence of condominiums area mixture on property managementen_US
dc.type (資料類型) thesisen
dc.relation.reference (參考文獻) 一、中文參考文獻zh_TW
dc.relation.reference (參考文獻) 1. 李春長,2008,「資訊揭漏、信任、搜尋成本對委託房屋仲介業售屋意願之實證研究」,『住宅學報』,17(1):71-104zh_TW
dc.relation.reference (參考文獻) 2. 朱芳妮,2008,「集合住宅混合使用對管理維護績效之影響」,『住宅學會第十七屆學術研討會論文集』,上冊:87zh_TW
dc.relation.reference (參考文獻) 3. 林瑞穗、林萬億,1996,「社區發展與村里組織功能問題之探討」,『行政院研究發展考核委員會報告書』,頁3zh_TW
dc.relation.reference (參考文獻) 4. 林欣柔、彭建文、曾明遜,2004,「起造人於公寓大廈管理維護作用之探討」,『台灣土地研究』,7(2):4zh_TW
dc.relation.reference (參考文獻) 5. 洪幸妙、張金鶚,1993,「住宅管理維護對住宅品質之影響研究」,『都市與計畫』,20(1):1-22zh_TW
dc.relation.reference (參考文獻) 6. 洪子茵、張金鶚,1993,「台北市集合住宅管理維護模式之研究」,『都市與計劃』,29(3):421-444zh_TW
dc.relation.reference (參考文獻) 7. 侯錦雄、宋念謙,1998,「住台中市黎明住宅社區居民社區意識之研究」,『建築學報』,24: 51-65zh_TW
dc.relation.reference (參考文獻) 8. 張維升、張金鶚,2008,「夢醒時分─購屋理想與現實之差距」,『住宅學會第十七屆學術研討會論文集』,上冊:252zh_TW
dc.relation.reference (參考文獻) 9. 張玉貞、張宗銘、樓翠針、黃銘顯(1993),『產品定位實務』,基泰顧問。zh_TW
dc.relation.reference (參考文獻) 10. 陳建良、林祖嘉,1998,「財富效果、所得效果、與住宅需求」,『住宅學報』,7:83-100zh_TW
dc.relation.reference (參考文獻) 11. 陳香妃、張金鶚、葉毅明,2007,「從集體行動看社區意識與管理制度對公寓大廈管理維護之影響-管理維護客觀績效與社區主委主觀滿意度分析」,『都市與計畫』,34(2):139-163zh_TW
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