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題名 大眾捷運系統對房價影響效果之再檢視
The reexamination of the impact of metro system on residential housing values in Taipei metropolitan
作者 戴國正
貢獻者 張金鶚<br>江穎慧
戴國正
關鍵詞 捷運系統
住宅價格
空間自我相關
空間迴歸模型
metro system
housing value
spatial autocorrelation
spatial econometrics
日期 2011
上傳時間 30-Oct-2012 14:26:38 (UTC+8)
摘要 　　大眾捷運系統帶來之快捷與便利，使其成為許多都會區民眾依賴之交通工具。捷運系統對鄰近不動產交通可及性提升，所伴隨之便利性將透過資本化效果反映於其價格之上，帶動周邊不動產價格上漲，過去不論國內外關於捷運對周邊房價影響之研究，實證結果亦多支持捷運對於房價有正面影響，且該影響隨著與捷運車站距離增加而遞減。捷運房價效果的區位差異與類型差異過去雖已有研究論及，但對捷運房價效果差異與其變化趨勢未能有明確細緻描述。此外，該等研究均忽略空間相關因素，將影響其估計結果。
　　本文使用國內某金融機構2007、2008年間台北都會區內台北捷運初期路網沿線車站周邊住宅為實證對象，應用空間迴歸模型檢視捷運系統對鄰近住宅價格之影響效果。實證結果顯示，就整體樣本而言捷運對房價確有正向影響但並不如想像之大，且該影響隨區位與類型之不同確有差異。
Many previous studies have showed that metro system has a positive impact on the property values due to its accessibility benefits and the effect should decline as distance increases. While the pattern of the change and its difference between stations located in different locations has yet not been fully discussed, most of the studies failed to allow for spatial autocorrelation over space.
This research uses spatial econometrics to estimate a residential housing model that considers spatial autocorrelation. The empirical results show the difference in the price effect of metro stations between urban and suburban areas does exist. The effect tends to get stronger in certain area, the closer the property lies within to the suburban area the greater the effect is. Also, we find price gaps between different metro station categories. Generally, underground stations and transfer stations have greater positive effect on residential property values.
參考文獻 1. 中文文獻
林祖嘉、林素菁，1993，「台灣地區環境品質與公共設施對房價與房租影響之分析」，『住宅學報』1：21-45。
馮正民、曾平毅、王冠斐，1994，「捷運系統對車站地區房價之影響」，『都市與計劃』21(1)：25-45。
洪得洋、林祖嘉，1999，「臺北市捷運系統與道路寬度對房屋價格影響之研究」，『住宅學報』8：47-67。
林楨家、黃志豪，2003，「台北捷運營運前後沿線房地屬性特徵價格之變化」，『運輸計劃季刊』32(4)：777-800。
彭建文、楊宗憲、楊詩韻，2009，「捷運系統對不同區位房價影響分析─以營運階段為例」，『運輸計劃季刊』，38(3)：275-296。
曾菁敏，2008，「空間外部性、交易成本與市地重劃對住宅土地價格影響之研究—台南市的實證分析」，『住宅學報』17(1)：23-50。
鄒克萬、張秀玲、張曜麟，2004，「整合空間統計技術之土地大量估價方法之研究」，『都市與計劃』，29(3)，395-420。
許禎育、張宏浩，2010，「臺灣農家之農業所得的空間依存性分析」，『農業經濟叢刊』，16(1)：79-108。
陳心怡、陳彥仲，2002，「台北都會區住宅次市場之界定及其價格變動之觀察」，『中華民國住宅學會第十一屆年會論文集』。
黃紹東，2004，「台南市東區住宅價格之空間自我迴歸分析」，國立成功大學都市計畫研究所碩士論文。
紀凱婷，2009，「台北市新推個案訂價之時間與空間相依性分析」，國立政治大學地政研究所碩士論文。
洪志明，2011，「空間次市場中明星學區之不動產價格分析—以台北市為例」，國立台北大學不動產與城鄉環境研究所碩士論文。
楊宗名，2011，「台灣高速鐵路對都市地價漲幅的影響」，國立成功大學都市計畫研究所碩士論文。
2. 英文文獻
Alonso, W., 1964, Location and Land Use: Toward a General Theory of Land Rents. Cambridge, MA: Harvard University Press.
Anselin, L., 1995, “Local indicators of spatial association – LISA”, Geographical Analysis, 27: 93-115.
Anselin, L., 1998, Spatial Econometrics: Methods and Models, Kluwer Academic Publishers, Dordrecht, Netherlands.
Anselin, L. and Bera, A., 1998, “Spatial Dependence in Linear Regression Models with an Introduction to Spatial Econometrics”, In Ullah, A. and Giles, D. E., editors, Handbook of Applied Economic Statistics, pp. 237-289. Marcel Dekker, New York.
Anselin, L., 2005, Exploring Spatial Data with GeoDa: A Workbook, Center for Spatially Integrated Social Science.
Anselin, L. and Gallo, J. L. 2006, “Interpolation of Air Quality Measures in Hedonic House Price Models: Spatial Aspects”, Spatial Economic Analysis, 1(1): 31-52.
Armstrong, R. J., 1994, “Impacts of Commuter Rail Service as Reflected in Single-family Residential Property Values”, Transportation Research Record, 1466: 88-97.
Armstrong, R. J. and Rodriguez, D. A., 2006, “An Evaluation of the Accessibility Benefits of Commuter Rail in Eastern Massachusetts Using Spatial Hedonic Price Functions”, Transportation, 33(1): 21-43.
Bajic, V., 1983, “The Effect of a New Subway Line on Housing Prices in Metropolitan Toronto”, Urban Studies, 20: 147-158.
Basu, S. and Thibodeau, T. G., 1998, “Analysis of Spatial Autocorrelation in House Prices”, Journal of Real Estate Finance and Economics, 17(1): 61-85.
Benjamin, J. D. and Sirmans, G. S., 1996, “Mass Transportation, Apartment Rent and Property Values”, Journal of Real Estate Research”, 12(1): 1-8.
Bowes, D. R. and Ihlanfeldt, K. R., 2001, “Identifying the Impacts of Rail Transit Stations on Residential Property Values”, Journal of Urban Economics, 50: 1-25.
Cervero, R. and Duncan, M. 2002, “Benefits of Proximity to Rail on Housing Market: Experience in Santa Clara County”, Journal of Public Transportation, 5(1): 1-18.
Chernobai, E., Reibel M., Carney, M., 2011, “Nonlinear Spatial and Temporal Effects of Highway Construction on House Prices”, Journal of Real Estate Finance and Economics, 42: 348-370.
Coffman, C. and Gregson, M. E., 1998, “Railroad Development and Land Value”, Journal of Real Estate Finance and Economics, 16(2): 191-204.
Damm, D., Lerman, S. R., Lerner-Lam, E., and Young, J., 1980,“Response of Urban Real Estate Values in Anticipation of the Washington Metro”, Journal of Transport Economics and Policy, 14: 315-336.
Debrezion, G., Pels, E., and Rietveld, P., 2007, “The Impact of Railway Stations on Residential and Commercial Property Value: A Meta-analysis”, Journal of Real Estate Finance and Economics, 35: 161-180.
Dewees, D. N., 1976, “The Effect of a Subway Improvement on Residential Property Values in Toronto”, Journal of Urban Economics, 3: 357-369.
Dorantes, L. M., Paez A. and Vassallo, J. M., 2011,“Analysis of House Prices to Assess Economic Impacts of New Public Transport Infrastructure Madrid Metro Line 12”, Transportation Research Record, 2245: 131-139.
Dubin, R. A., 1998, Predicting House Prices Using Multiple Listing Data, Journal of Real Estate Finance and Economics, 17(1): 35-59.
Gatzlaff, D. H. and Smith, M. T., 1993, “The Impact of the Miami Metrorail on the Value of Residences Near Station Locations”, Land Economics, 69(1): 54-66.
Gibbons, S. and Machin, S., 2005, “Valuing Rail Access Using Transport Innovations”, Journal of Urban Economics, 57, pp.148-169.
Hess, D. B. and Almeida, T. A., 2007, “Impact of Proximity to Light Rail Rapid Transit on Station-area Property Values in Buffalo, New York”, Urban Studies, 44(5): 1041-1068.
Ismail, Suriatini, 2006, “Spatial Autocorrelation and Real Estate Studies: A Literature Review”, Malaysian Journal of Real Estate, 1(1): 1-13
Kilpatrick, J. A., Throupe, R. L., Carruthers, J. I. and Krause, A., 2007, “The Impact of Transit Corridors on Residential Property Values”, Journal of Real Estate Research, 29(3): 303-320.
Lancaster, K., 1996, “A New Approach to Consumer Theory: The Economics of Product Differentiation”, Journal of Political Economy, 74: 132-157.
McDonald, J. F. and Osuji, C. I., 1995, “The Effect of Anticipated Transportation Improvement on Residential Land Values”, Regional Science and Urban Economics, 25(3): 261-278.
McMillen, D. P. and McDonald, J., 2004, “Reaction of Prices to a New Rapid Transit Line: Chicago’s Midway Line, 1983-1999”, Real Estate Economics, 32(3): 463- 486.
Miron, J., 1984, “Spatial Autocorrelation in Regression Analysis: A beginner’s Guide”, G. L. Gaile and C. J. Willmott (eds), Spatial Statistics and Models, Dordrecht: D. Reidel Publishing Company, pp. 201-222.
Nelson A. C. and McCleskey S., 1990, “Improving the Effects of Elevated Transit Stations on Neighborhoods”, Transportation Research Record, 1266: 173-180.
Voith, R., 1991, “Transportation, Sorting and House Values”, Real Estate Economics, 19(2): 117-137.
Waddell, P., Berry, B. J. L. and Hoch, I., 1993, “Residential Property Values in a Multinodal Urban Area: New Evidence on the Implicit Price of Location”, Journal of Real Estate Finance and Economics, 7:117-141.
描述 碩士
國立政治大學
地政研究所
99257014
100
資料來源 http://thesis.lib.nccu.edu.tw/record/#G0099257014
資料類型 thesis
dc.contributor.advisor 張金鶚<br>江穎慧zh_TW
dc.contributor.author (Authors) 戴國正zh_TW
dc.creator (作者) 戴國正zh_TW
dc.date (日期) 2011en_US
dc.date.accessioned 30-Oct-2012 14:26:38 (UTC+8)-
dc.date.available 30-Oct-2012 14:26:38 (UTC+8)-
dc.date.issued (上傳時間) 30-Oct-2012 14:26:38 (UTC+8)-
dc.identifier (Other Identifiers) G0099257014en_US
dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/54950-
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) 99257014zh_TW
dc.description (描述) 100zh_TW
dc.description.abstract (摘要) 　　大眾捷運系統帶來之快捷與便利，使其成為許多都會區民眾依賴之交通工具。捷運系統對鄰近不動產交通可及性提升，所伴隨之便利性將透過資本化效果反映於其價格之上，帶動周邊不動產價格上漲，過去不論國內外關於捷運對周邊房價影響之研究，實證結果亦多支持捷運對於房價有正面影響，且該影響隨著與捷運車站距離增加而遞減。捷運房價效果的區位差異與類型差異過去雖已有研究論及，但對捷運房價效果差異與其變化趨勢未能有明確細緻描述。此外，該等研究均忽略空間相關因素，將影響其估計結果。
　　本文使用國內某金融機構2007、2008年間台北都會區內台北捷運初期路網沿線車站周邊住宅為實證對象，應用空間迴歸模型檢視捷運系統對鄰近住宅價格之影響效果。實證結果顯示，就整體樣本而言捷運對房價確有正向影響但並不如想像之大，且該影響隨區位與類型之不同確有差異。		zh_TW
dc.description.abstract (摘要) Many previous studies have showed that metro system has a positive impact on the property values due to its accessibility benefits and the effect should decline as distance increases. While the pattern of the change and its difference between stations located in different locations has yet not been fully discussed, most of the studies failed to allow for spatial autocorrelation over space.
This research uses spatial econometrics to estimate a residential housing model that considers spatial autocorrelation. The empirical results show the difference in the price effect of metro stations between urban and suburban areas does exist. The effect tends to get stronger in certain area, the closer the property lies within to the suburban area the greater the effect is. Also, we find price gaps between different metro station categories. Generally, underground stations and transfer stations have greater positive effect on residential property values.		en_US
dc.description.tableofcontents 目錄 I
圖目錄 II
表目錄 III
第一章 緒論 1
第一節 研究動機與目的 1
第二節 研究範圍與方法 5
第三節 研究架構與流程 7
第二章 相關理論與文獻回顧 9
第一節 大眾捷運系統對住宅價格影響 9
第二節 特徵價格理論 14
第三節 空間自我相關 16
第四節 空間自我相關分析於不動產價格相關研究 18
第五節 小結 20
第三章 研究設計與樣本資料分析 21
第一節 研究設計 21
第二節 實證模型 22
第三節 資料說明與處理 29
第四章 實證分析 34
第一節 傳統迴歸模型估計結果 34
第二節 空間迴歸分析 37
第五章 結論與建議 42
第一節 結論 42
第二節 建議 43
參考文獻 44		zh_TW
dc.language.iso en_US-
dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0099257014en_US
dc.subject (關鍵詞) 捷運系統zh_TW
dc.subject (關鍵詞) 住宅價格zh_TW
dc.subject (關鍵詞) 空間自我相關zh_TW
dc.subject (關鍵詞) 空間迴歸模型zh_TW
dc.subject (關鍵詞) metro systemen_US
dc.subject (關鍵詞) housing valueen_US
dc.subject (關鍵詞) spatial autocorrelationen_US
dc.subject (關鍵詞) spatial econometricsen_US
dc.title (題名) 大眾捷運系統對房價影響效果之再檢視zh_TW
dc.title (題名) The reexamination of the impact of metro system on residential housing values in Taipei metropolitanen_US
dc.type (資料類型) thesisen
dc.relation.reference (參考文獻) 1. 中文文獻
林祖嘉、林素菁，1993，「台灣地區環境品質與公共設施對房價與房租影響之分析」，『住宅學報』1：21-45。
馮正民、曾平毅、王冠斐，1994，「捷運系統對車站地區房價之影響」，『都市與計劃』21(1)：25-45。
洪得洋、林祖嘉，1999，「臺北市捷運系統與道路寬度對房屋價格影響之研究」，『住宅學報』8：47-67。
林楨家、黃志豪，2003，「台北捷運營運前後沿線房地屬性特徵價格之變化」，『運輸計劃季刊』32(4)：777-800。
彭建文、楊宗憲、楊詩韻，2009，「捷運系統對不同區位房價影響分析─以營運階段為例」，『運輸計劃季刊』，38(3)：275-296。
曾菁敏，2008，「空間外部性、交易成本與市地重劃對住宅土地價格影響之研究—台南市的實證分析」，『住宅學報』17(1)：23-50。
鄒克萬、張秀玲、張曜麟，2004，「整合空間統計技術之土地大量估價方法之研究」，『都市與計劃』，29(3)，395-420。
許禎育、張宏浩，2010，「臺灣農家之農業所得的空間依存性分析」，『農業經濟叢刊』，16(1)：79-108。
陳心怡、陳彥仲，2002，「台北都會區住宅次市場之界定及其價格變動之觀察」，『中華民國住宅學會第十一屆年會論文集』。
黃紹東，2004，「台南市東區住宅價格之空間自我迴歸分析」，國立成功大學都市計畫研究所碩士論文。
紀凱婷，2009，「台北市新推個案訂價之時間與空間相依性分析」，國立政治大學地政研究所碩士論文。
洪志明，2011，「空間次市場中明星學區之不動產價格分析—以台北市為例」，國立台北大學不動產與城鄉環境研究所碩士論文。
楊宗名，2011，「台灣高速鐵路對都市地價漲幅的影響」，國立成功大學都市計畫研究所碩士論文。
2. 英文文獻
Alonso, W., 1964, Location and Land Use: Toward a General Theory of Land Rents. Cambridge, MA: Harvard University Press.
Anselin, L., 1995, “Local indicators of spatial association – LISA”, Geographical Analysis, 27: 93-115.
Anselin, L., 1998, Spatial Econometrics: Methods and Models, Kluwer Academic Publishers, Dordrecht, Netherlands.
Anselin, L. and Bera, A., 1998, “Spatial Dependence in Linear Regression Models with an Introduction to Spatial Econometrics”, In Ullah, A. and Giles, D. E., editors, Handbook of Applied Economic Statistics, pp. 237-289. Marcel Dekker, New York.
Anselin, L., 2005, Exploring Spatial Data with GeoDa: A Workbook, Center for Spatially Integrated Social Science.
Anselin, L. and Gallo, J. L. 2006, “Interpolation of Air Quality Measures in Hedonic House Price Models: Spatial Aspects”, Spatial Economic Analysis, 1(1): 31-52.
Armstrong, R. J., 1994, “Impacts of Commuter Rail Service as Reflected in Single-family Residential Property Values”, Transportation Research Record, 1466: 88-97.
Armstrong, R. J. and Rodriguez, D. A., 2006, “An Evaluation of the Accessibility Benefits of Commuter Rail in Eastern Massachusetts Using Spatial Hedonic Price Functions”, Transportation, 33(1): 21-43.
Bajic, V., 1983, “The Effect of a New Subway Line on Housing Prices in Metropolitan Toronto”, Urban Studies, 20: 147-158.
Basu, S. and Thibodeau, T. G., 1998, “Analysis of Spatial Autocorrelation in House Prices”, Journal of Real Estate Finance and Economics, 17(1): 61-85.
Benjamin, J. D. and Sirmans, G. S., 1996, “Mass Transportation, Apartment Rent and Property Values”, Journal of Real Estate Research”, 12(1): 1-8.
Bowes, D. R. and Ihlanfeldt, K. R., 2001, “Identifying the Impacts of Rail Transit Stations on Residential Property Values”, Journal of Urban Economics, 50: 1-25.
Cervero, R. and Duncan, M. 2002, “Benefits of Proximity to Rail on Housing Market: Experience in Santa Clara County”, Journal of Public Transportation, 5(1): 1-18.
Chernobai, E., Reibel M., Carney, M., 2011, “Nonlinear Spatial and Temporal Effects of Highway Construction on House Prices”, Journal of Real Estate Finance and Economics, 42: 348-370.
Coffman, C. and Gregson, M. E., 1998, “Railroad Development and Land Value”, Journal of Real Estate Finance and Economics, 16(2): 191-204.
Damm, D., Lerman, S. R., Lerner-Lam, E., and Young, J., 1980,“Response of Urban Real Estate Values in Anticipation of the Washington Metro”, Journal of Transport Economics and Policy, 14: 315-336.
Debrezion, G., Pels, E., and Rietveld, P., 2007, “The Impact of Railway Stations on Residential and Commercial Property Value: A Meta-analysis”, Journal of Real Estate Finance and Economics, 35: 161-180.
Dewees, D. N., 1976, “The Effect of a Subway Improvement on Residential Property Values in Toronto”, Journal of Urban Economics, 3: 357-369.
Dorantes, L. M., Paez A. and Vassallo, J. M., 2011,“Analysis of House Prices to Assess Economic Impacts of New Public Transport Infrastructure Madrid Metro Line 12”, Transportation Research Record, 2245: 131-139.
Dubin, R. A., 1998, Predicting House Prices Using Multiple Listing Data, Journal of Real Estate Finance and Economics, 17(1): 35-59.
Gatzlaff, D. H. and Smith, M. T., 1993, “The Impact of the Miami Metrorail on the Value of Residences Near Station Locations”, Land Economics, 69(1): 54-66.
Gibbons, S. and Machin, S., 2005, “Valuing Rail Access Using Transport Innovations”, Journal of Urban Economics, 57, pp.148-169.
Hess, D. B. and Almeida, T. A., 2007, “Impact of Proximity to Light Rail Rapid Transit on Station-area Property Values in Buffalo, New York”, Urban Studies, 44(5): 1041-1068.
Ismail, Suriatini, 2006, “Spatial Autocorrelation and Real Estate Studies: A Literature Review”, Malaysian Journal of Real Estate, 1(1): 1-13
Kilpatrick, J. A., Throupe, R. L., Carruthers, J. I. and Krause, A., 2007, “The Impact of Transit Corridors on Residential Property Values”, Journal of Real Estate Research, 29(3): 303-320.
Lancaster, K., 1996, “A New Approach to Consumer Theory: The Economics of Product Differentiation”, Journal of Political Economy, 74: 132-157.
McDonald, J. F. and Osuji, C. I., 1995, “The Effect of Anticipated Transportation Improvement on Residential Land Values”, Regional Science and Urban Economics, 25(3): 261-278.
McMillen, D. P. and McDonald, J., 2004, “Reaction of Prices to a New Rapid Transit Line: Chicago’s Midway Line, 1983-1999”, Real Estate Economics, 32(3): 463- 486.
Miron, J., 1984, “Spatial Autocorrelation in Regression Analysis: A beginner’s Guide”, G. L. Gaile and C. J. Willmott (eds), Spatial Statistics and Models, Dordrecht: D. Reidel Publishing Company, pp. 201-222.
Nelson A. C. and McCleskey S., 1990, “Improving the Effects of Elevated Transit Stations on Neighborhoods”, Transportation Research Record, 1266: 173-180.
Voith, R., 1991, “Transportation, Sorting and House Values”, Real Estate Economics, 19(2): 117-137.
Waddell, P., Berry, B. J. L. and Hoch, I., 1993, “Residential Property Values in a Multinodal Urban Area: New Evidence on the Implicit Price of Location”, Journal of Real Estate Finance and Economics, 7:117-141.		zh_TW