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題名 鄰近公園有助提升房價嗎？-大小公園對高低房價影響程度之研究
Does Nearby parks Increase Housing Price?-Using Spatial Quantile Regression to Investigate the Different Types of Parks on Housing Price作者 宋豐荃
Sung, Feng Chuan貢獻者 張金鶚<br>江穎慧
Chang, Chin Oh<br>Chiang, Ying Hui
宋豐荃
Sung, Feng Chuan關鍵詞 公園
特徵價格法
Spline迴歸
分量迴歸
空間分量迴歸
Parks
Hedonic Price Method
Spline Regression
Quantile Regression
Spatial Quantile Regression日期 2013 上傳時間 3-Feb-2015 10:28:36 (UTC+8) 摘要 公園提供鄰近居民戶外休閒與活動場所，對住宅不動產可增加開放空間及寧適性，亦具有都市美化、防災避難及環境生態保育等功能，是現代都市不可或缺的元素；公園對鄰近不動產所提供的服務及景觀等外部效益，透過資本化效果反應於其價格。近年來國內外關於住宅價格之研究，多數已將公園納入住宅特徵價格模型內，但僅針對一定距離內有無公園進行探討；然而不同大小的公園對住宅價格的影響程度及影響範圍應不相同，且過去研究大都係利用普通最小平方法(OLS)，忽略了住宅樣本可能存在的空間相依性，以及不同分量房價間的異質性，本研究將進一步釐清。 本研究使用國內某銀行2009年不動產交易資料，以台北市為研究範圍，運用特徵價格理論、Spline迴歸、分量迴歸、空間分量迴歸模型，重新檢視並界定不同類型公園對於房價影響的範圍與程度。實證結果顯示，住宅價格樣本有顯著的空間自相關，故使用空間分量迴歸，發現鄰里公園及大公園對不同住宅價格分量的影響並不相同，低單價區間內，有鄰近鄰里公園之樣本，房價較高機率較高，高單價區間內，則無顯著差異；高單價區間內，有鄰近大公園之樣本，房價較高機率較高，低單價區間內，則無顯著差異。
Parks offer outdoor recreation and activities place for nearby residents and can increase open space and quiet comfort for residential real estates; imbued with urban landscaping, disaster prevention, environmental conservation and other functions, parks are indispensable elements of the modern city. The services, landscape and other external benefits provided by parks to the adjacent real estates are reflected on its price through the capitalization effect. In recent years, the majority of research on housing prices at home and abroad has included parks in residential hedonic price model, but only explore whether there are parks in a certain distance. However, parks of different sizes should have different influence extents and influence ranges on housing prices. Past studies mostly used ordinary least squares (OLS), ignoring the spatial dependence that residential samples may exist and heterogeneity among the housing prices of different quantile. This study will further clarify them. This study used the real estate transaction data in 2009 of a domestic bank with Taipei city as the study scope and adopted hedonic price theory, Spline regression, quantile regression and spatial quantile regression model to re-examine and define the impact of different type parks on the scope and extent of housing prices. The empirical results show that housing prices samples have a significant spatial autocorrelation, so it’s found the impacts of neighborhood parks and large parks on different housing prices quantile are not the same through the use of the space quantile regression; among the houses with low price, the samples near parks have higher possibility for higher price, while houses with higher price show no significant difference; among houses with higher price ,the samples near large parks have higher possibility for higher price, while houses with low price show no significant difference.參考文獻 (一)中文期刊論文1.王大立，2006，鄰里公園綠化環境景觀偏好之研究－以台中市公園為例，逢甲大學都市計畫碩士論文。2.袁慧琳，2008，公園對地價影響之研究－以羅東鎮為例，中國文化大學建築及都市計畫研究所碩士論文。3.郭瑞坤，1995，高雄市公園環境品質研究暨公園系統策略開發與改善之擬定，高雄市政府工務局養護工程處專題委託研究。4.許澤群，1996，高雄市鄰里公園、小型綠地及兒童遊戲場開闢優先順序評估指標之建立，國立中山大學公共事務管理研究所碩士論文。5.黃雋智，2010，公園綠地對住宅價格的影響以台中市南區為例，國立中興大學應用經濟研究所碩士學位論文。6.黃萬翔，1994，鄰里性公共設施服務水準與住宅特徵價格之交叉影響分析，政治大學地政研究所博士論文。7.彭宴玲，2004，台北市綠地效益之評價－特徵價格法之應用，中國文化大學景觀學研究所碩士論文。8.解鴻年、胡太山、邵澤恩，2000，鄰里公園對鄰近不動產之影響－以新竹市為例，建築與規劃學報，第1卷，第3期，頁258-271。9.鄭明仁，1987，都市公園規劃之研究－以台中市為例，成功大學建築研究所碩士論文。10.陳肇琦，1991，都市公園系統規劃設計準則之探討，營建季刊，第二卷，第三期。11.蔡佰祿，1983，台灣地區公園系統之研究，文化大學實業計畫研究所碩士論文。(二)英文期刊論文12.Acharya, G., Bennett, L.L., 2001, Valuing open space and land-use patterns in urban watersheds, J. Real Estate Finance Econ. Vol.22, pp.221-237.13.DesRosiers, F., Theriault, M., Kestens, Y., Villeneuve P., 2002, Landscaping and house values: an empirical investigation, J. Real Estate Res. Vol.23, pp.139-161.14.Hoshino, Tadao and Kuriyama, Koichi, 2010, Measuring the Benefits of Neighborhood Park Amenities: Application and Comparison of Spatial Hedonic Approaches, Environ Resource Econ, Vol.45, pp.429-444.15.Koenker, R. and Bassett, G. W., 1978, Regression quantiles, Econometrica, Vol.46(1), pp.211-244.16.Morancho, A., 2003, A hedonic valuation of urban green areas, Landscape Urban Plan, Vol.66, pp.35-41.17.Netusil, N.R., 2005, The effect of environmental zoning and amenities on property values: Portland, Oregon Land Econ, Vol.81, pp.227-246.18.Nicholls, S., Crompton, J., 2005, The impact of greenways on property values: evidence from Austin, Texas, J. Leisure Res. Vol.37, pp.321-341.19.Rosen,S., 1974, Hedonic Price and Implicit Markets: Product Differentiation in Pure Competition, Journal of Political Economics, Vol.82, pp.34-55.20.Tyrvainen, L., 1997, The amenity value of the urban forest: an application of the hedonic pricing method, Landscape Urban Plan. Vol.37, pp.211-222. (三)中文報告、書籍21.內政部營建署，1999，公園綠地管理及設施維護手冊，台北，內政部營建署。22.賴哲三，1976，都市公園綠地計畫，台北：捷盛書局。 (四)英文報告、書籍23.Follain, J.R., Malpezzi, S.,1980,Dissecting Housinf Value and Rent, Washington, DC: The Urban Institute.24.Jacobs, J., 1961, The Death and Life of Great American Cities. Vintage Books, A Division of Random House, Inc., New York.25.Malpezzi, S., Ozanne, L. and Thibodeau, T., 1980, Characteristic Prices of Housing in Fifty-Nine Metropolitan Areas, Research Report, Washington,DC: The Urban Institute.26.Soderberg, B., 2001, A Note on the Hedonic Model Specification for Income Properties, Research in Real Estate Monograph Series: Valuation Theory. Ed. K Wang & M L Wolverton, Kluwer, Boston. (五)研討會論文27.Liu, Sezhu and Hite, Diane, 2013, Measuring the Effect of Green Space on Property Value: An Application of the Hedonic Spatial Quantile Regression, Southern Agricultural Economics Association 2013 Annual Meeting, Orlando, Florida, February 3-5, 2013. 描述 碩士
國立政治大學
地政研究所
101257013
102資料來源 http://thesis.lib.nccu.edu.tw/record/#G0101257013 資料類型 thesis dc.contributor.advisor 張金鶚<br>江穎慧 zh_TW dc.contributor.advisor Chang, Chin Oh<br>Chiang, Ying Hui en_US dc.contributor.author (Authors) 宋豐荃 zh_TW dc.contributor.author (Authors) Sung, Feng Chuan en_US dc.creator (作者) 宋豐荃 zh_TW dc.creator (作者) Sung, Feng Chuan en_US dc.date (日期) 2013 en_US dc.date.accessioned 3-Feb-2015 10:28:36 (UTC+8) - dc.date.available 3-Feb-2015 10:28:36 (UTC+8) - dc.date.issued (上傳時間) 3-Feb-2015 10:28:36 (UTC+8) - dc.identifier (Other Identifiers) G0101257013 en_US dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/73310 - 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) 101257013 zh_TW dc.description (描述) 102 zh_TW dc.description.abstract (摘要) 公園提供鄰近居民戶外休閒與活動場所，對住宅不動產可增加開放空間及寧適性，亦具有都市美化、防災避難及環境生態保育等功能，是現代都市不可或缺的元素；公園對鄰近不動產所提供的服務及景觀等外部效益，透過資本化效果反應於其價格。近年來國內外關於住宅價格之研究，多數已將公園納入住宅特徵價格模型內，但僅針對一定距離內有無公園進行探討；然而不同大小的公園對住宅價格的影響程度及影響範圍應不相同，且過去研究大都係利用普通最小平方法(OLS)，忽略了住宅樣本可能存在的空間相依性，以及不同分量房價間的異質性，本研究將進一步釐清。 本研究使用國內某銀行2009年不動產交易資料，以台北市為研究範圍，運用特徵價格理論、Spline迴歸、分量迴歸、空間分量迴歸模型，重新檢視並界定不同類型公園對於房價影響的範圍與程度。實證結果顯示，住宅價格樣本有顯著的空間自相關，故使用空間分量迴歸，發現鄰里公園及大公園對不同住宅價格分量的影響並不相同，低單價區間內，有鄰近鄰里公園之樣本，房價較高機率較高，高單價區間內，則無顯著差異；高單價區間內，有鄰近大公園之樣本，房價較高機率較高，低單價區間內，則無顯著差異。 zh_TW dc.description.abstract (摘要) Parks offer outdoor recreation and activities place for nearby residents and can increase open space and quiet comfort for residential real estates; imbued with urban landscaping, disaster prevention, environmental conservation and other functions, parks are indispensable elements of the modern city. The services, landscape and other external benefits provided by parks to the adjacent real estates are reflected on its price through the capitalization effect. In recent years, the majority of research on housing prices at home and abroad has included parks in residential hedonic price model, but only explore whether there are parks in a certain distance. However, parks of different sizes should have different influence extents and influence ranges on housing prices. Past studies mostly used ordinary least squares (OLS), ignoring the spatial dependence that residential samples may exist and heterogeneity among the housing prices of different quantile. This study will further clarify them. This study used the real estate transaction data in 2009 of a domestic bank with Taipei city as the study scope and adopted hedonic price theory, Spline regression, quantile regression and spatial quantile regression model to re-examine and define the impact of different type parks on the scope and extent of housing prices. The empirical results show that housing prices samples have a significant spatial autocorrelation, so it’s found the impacts of neighborhood parks and large parks on different housing prices quantile are not the same through the use of the space quantile regression; among the houses with low price, the samples near parks have higher possibility for higher price, while houses with higher price show no significant difference; among houses with higher price ,the samples near large parks have higher possibility for higher price, while houses with low price show no significant difference. 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 4第三節 研究架構與流程 7第二章 文獻回顧 9第一節 公園相關理論 9第二節 公園對住宅價格影響研究 15第三節 空間相依性文獻回顧 18第四節 分量迴歸文獻回顧 22第五節 小結 24第三章 研究設計與樣本資料分析 25第一節 研究設計 25第二節 模型設計 26第三節 資料說明與分析 30第四章 實證結果與分析 35第一節 大小公園對房價影響範圍(Spline迴歸) 35第二節 大小公園影響程度比較(傳統迴歸) 39第三節 大小公園對高低房價影響程度(分量迴歸) 43第四節 空間延遲模型結合分量迴歸 48第五章 結論與建議 51第一節 結論 51第二節 建議 53參考文獻 54 zh_TW dc.format.extent 4241362 bytes - dc.format.mimetype application/pdf - dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0101257013 en_US dc.subject (關鍵詞) 公園 zh_TW dc.subject (關鍵詞) 特徵價格法 zh_TW dc.subject (關鍵詞) Spline迴歸 zh_TW dc.subject (關鍵詞) 分量迴歸 zh_TW dc.subject (關鍵詞) 空間分量迴歸 zh_TW dc.subject (關鍵詞) Parks en_US dc.subject (關鍵詞) Hedonic Price Method en_US dc.subject (關鍵詞) Spline Regression en_US dc.subject (關鍵詞) Quantile Regression en_US dc.subject (關鍵詞) Spatial Quantile Regression en_US dc.title (題名) 鄰近公園有助提升房價嗎？-大小公園對高低房價影響程度之研究 zh_TW dc.title (題名) Does Nearby parks Increase Housing Price?-Using Spatial Quantile Regression to Investigate the Different Types of Parks on Housing Price en_US dc.type (資料類型) thesis en dc.relation.reference (參考文獻) (一)中文期刊論文1.王大立，2006，鄰里公園綠化環境景觀偏好之研究－以台中市公園為例，逢甲大學都市計畫碩士論文。2.袁慧琳，2008，公園對地價影響之研究－以羅東鎮為例，中國文化大學建築及都市計畫研究所碩士論文。3.郭瑞坤，1995，高雄市公園環境品質研究暨公園系統策略開發與改善之擬定，高雄市政府工務局養護工程處專題委託研究。4.許澤群，1996，高雄市鄰里公園、小型綠地及兒童遊戲場開闢優先順序評估指標之建立，國立中山大學公共事務管理研究所碩士論文。5.黃雋智，2010，公園綠地對住宅價格的影響以台中市南區為例，國立中興大學應用經濟研究所碩士學位論文。6.黃萬翔，1994，鄰里性公共設施服務水準與住宅特徵價格之交叉影響分析，政治大學地政研究所博士論文。7.彭宴玲，2004，台北市綠地效益之評價－特徵價格法之應用，中國文化大學景觀學研究所碩士論文。8.解鴻年、胡太山、邵澤恩，2000，鄰里公園對鄰近不動產之影響－以新竹市為例，建築與規劃學報，第1卷，第3期，頁258-271。9.鄭明仁，1987，都市公園規劃之研究－以台中市為例，成功大學建築研究所碩士論文。10.陳肇琦，1991，都市公園系統規劃設計準則之探討，營建季刊，第二卷，第三期。11.蔡佰祿，1983，台灣地區公園系統之研究，文化大學實業計畫研究所碩士論文。(二)英文期刊論文12.Acharya, G., Bennett, L.L., 2001, Valuing open space and land-use patterns in urban watersheds, J. Real Estate Finance Econ. Vol.22, pp.221-237.13.DesRosiers, F., Theriault, M., Kestens, Y., Villeneuve P., 2002, Landscaping and house values: an empirical investigation, J. Real Estate Res. Vol.23, pp.139-161.14.Hoshino, Tadao and Kuriyama, Koichi, 2010, Measuring the Benefits of Neighborhood Park Amenities: Application and Comparison of Spatial Hedonic Approaches, Environ Resource Econ, Vol.45, pp.429-444.15.Koenker, R. and Bassett, G. W., 1978, Regression quantiles, Econometrica, Vol.46(1), pp.211-244.16.Morancho, A., 2003, A hedonic valuation of urban green areas, Landscape Urban Plan, Vol.66, pp.35-41.17.Netusil, N.R., 2005, The effect of environmental zoning and amenities on property values: Portland, Oregon Land Econ, Vol.81, pp.227-246.18.Nicholls, S., Crompton, J., 2005, The impact of greenways on property values: evidence from Austin, Texas, J. Leisure Res. Vol.37, pp.321-341.19.Rosen,S., 1974, Hedonic Price and Implicit Markets: Product Differentiation in Pure Competition, Journal of Political Economics, Vol.82, pp.34-55.20.Tyrvainen, L., 1997, The amenity value of the urban forest: an application of the hedonic pricing method, Landscape Urban Plan. Vol.37, pp.211-222. (三)中文報告、書籍21.內政部營建署，1999，公園綠地管理及設施維護手冊，台北，內政部營建署。22.賴哲三，1976，都市公園綠地計畫，台北：捷盛書局。 (四)英文報告、書籍23.Follain, J.R., Malpezzi, S.,1980,Dissecting Housinf Value and Rent, Washington, DC: The Urban Institute.24.Jacobs, J., 1961, The Death and Life of Great American Cities. Vintage Books, A Division of Random House, Inc., New York.25.Malpezzi, S., Ozanne, L. and Thibodeau, T., 1980, Characteristic Prices of Housing in Fifty-Nine Metropolitan Areas, Research Report, Washington,DC: The Urban Institute.26.Soderberg, B., 2001, A Note on the Hedonic Model Specification for Income Properties, Research in Real Estate Monograph Series: Valuation Theory. Ed. K Wang & M L Wolverton, Kluwer, Boston. (五)研討會論文27.Liu, Sezhu and Hite, Diane, 2013, Measuring the Effect of Green Space on Property Value: An Application of the Hedonic Spatial Quantile Regression, Southern Agricultural Economics Association 2013 Annual Meeting, Orlando, Florida, February 3-5, 2013. zh_TW
