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題名 以最小統計區改進住宅次市場劃分之研究
Using Basic Statistical Area to Redefine Housing Submarkets作者 李政諭 貢獻者 張金鶚<br>江穎慧
李政諭關鍵詞 住宅次市場
最小統計區
空間自相關
熱區分析
Housing Submarkets
Basic Statistical Area
Spatial Autocorrelation Analysis
Hotspot Analysis日期 2015 上傳時間 1-三月-2016 10:48:04 (UTC+8) 摘要 住宅是一項異質性高的財貨，每個住宅財貨之屬性都有所不同，這樣的特性使得住宅市場相當的多元化，也使得住宅市場的研究頗為複雜，而由於住宅財貨的多元，住宅市場可區分為許多住宅次市場（housing submarkets）予以討論，一直以來學者們都認同不動產市場是由各種不同層級的次市場所組成，而次市場的界定可能是以地理行政區塊分別，抑或以產品性質劃分，其區分之方法和意涵種類繁多，故如何界定不動產次市場的議題便成為學者們競相研究的領域。過去於次市場研究時並無可供應用的劃分圖資，所以不易解決次市場研究時合併與分割的最小單元問題，本文以內政部統計處發布之最小統計區做為基礎，並以101年8月至103年10月之實價登錄資料做為樣本，在統計區中針對成交案例之不同特性，觀察住宅類型之不動產交易案例於不同區域內的情況，期使劃分後之次市場區位能真正具有代表性及空間內涵，改進現行台北市原有之行政區次市場。 參考文獻 花敬群、張金鶚，住宅空間次市埸價量關係之研究，1999，都市與計劃，第 26卷，第 1 期，頁 79-94。林祖嘉、馬毓駿，2007，特徵方程式大量估價法在台灣不動產市場之應用，住宅學報，第 16 卷，第 2 期，頁 1-22。林祖嘉、林素菁，2009，住宅次市場定異合理性之探討：因素分析法之應用，都市與計畫，第 36 卷，第 2 期，頁 133-153。陳心怡、陳彥仲，2002，台北都會區住宅次市場之界定及交互關係探討，國立成功大學都市計畫研究所碩士論文。陳力綸、江穎慧、張金鶚，2012，以地理加權迴歸改進住宅次市場劃分之研究，國立政治大學地政研究所碩士論文。謝博明、陳儀芳，2014，都市新興發展地區住宅價格空間分布與變遷分析-以台南市安南區為例，世界華人不動產學會2014年會。謝博明，2012，住宅價格之空間相依與次市場分析─以高雄地區為例，2012年中華民國住宅學會年會暨學術研討會Ackerman W.V., and Murray A.T（2004）: Assessing spatial patterns of crime in Lima, Ohio. Cities,21(5): 423-437.Aldstadt, J (2010): Spatial Clustering, In M.M. Fischer and A. Getis (eds.), Handbook of Applied Spatial Analysis: Software Tools, Methods and Applications, Springer-Verlag Berlin Heidelberg.Allen, M.T., Springer, T.M., and Waller, N.G., 1995, Implicit Pricing across Residential Rental Submarkets, Journal of Real Estate Finance and Economics, Vol.11(2), pp.137-151. Anselin, L., Griffith, D.A., 1988, Do Spatial Effects Really Matter in Regression Analysis, Papers in Regional Science, Vol.65(1), pp.11-34.Anselin, L., 2001, Spatial Econometrics:A Companion to Theoretical Econometrics, Blackwell, pp.310-330. Bajic, V., 1985, Housing-Market Segmentation and Demand for Housing Attributes:Some Empirical Findings, American Real Estate and Urban Economics Association,Vol.13(1), pp.58-75. Basu, S., and Thibodeau, T.G., 1998, Analysis of Spatial Autocorrelation in House Prices, Journal of Real Estate Finance and Economics, Vol.17(1), pp.61-85. Bourassa, S.C., Hamelink, F., Hoesli, M., MacGregor , B.D., 1999, Defining Housing Submarkets, Journal of Housing Economics, Vol. 8(2), pp.160–183.Bourassa, S.C., Hoesli, M., Peng, V.S., 2003, Do Housing Submarkets Really Matter? Journal of Housing Economics, Vol. 12(1), pp.12–28. Can, A., 1998, GIS and Spatial Analysis of Housing and Mortgage Markets, Journal of Housing Research, Vol.9(1), pp.61-86. Clapp, J.M., Wang, Y.Z., 2006, Defining neighborhood boundaries-Are census tracts obsolete? Journal of Urban Economics, Vol.59(2), pp.259-284.Cliff, A.D., Ord, J.K., Haggett, P., Davies, R.B., Bassett, K.L., 1975, Elements of Spatial Structure: A Quantative Approach, Cambridge Geographical Studies. Dale-Johnson, D., 1982, An Alternative Approach to Housing Market Segmentation Using Hedonic Price Data, Journal of Urban Economics, Vol.11(3), pp.311-332.Eck, J. E., Chainey, S. P., Cameron, J. G., Leitner, M. and Wilson, R. E. ( 2005 ): Mapping Crime:Understanding Hotspots. USA: National Institute of Justice.Galster, G. G. (2003). Neighborhood dynamics and housing markets. In T. O’Sullivan, & K. Gibb (Eds.), Housing economics and public policy. Oxford: Blackwell.Goodman, A.C., 1981., Permanent income, Housing Submarkets within Urban Areas:Definitions and Evidence, Journal of Regional Science, Vol .21(2), pp.175–185.Goodman, A.C. and Kawai, M., 1982., Permanent income, hedonic prices, and demand for housing:new evidence, Journal of Urban Economics, Vol .12(2), pp.214–237.Goodman, A.C. and Thibodeau, T.G., 1998, Housing Market Segmentation, Journal of Housing Economics, Vol.7(2), pp.121-143. Goodman, A.C. and Thibodeau, T.G., 2003, Housing Market Segmentation and Hedonic Prediction Accuracy, Journal of Housing Economics, Vol.12, pp.181-201Goodman, A.C. and Thibodeau, T.G., 2007, The Spatial Proximity of Metropolitan Area Housing Submarkets, Real Estate Economics, Vol.35(2), pp.209-232. Grigsby, W., Baratz, M., Galster, G., and Maclennan, D., 1987, The Dynamics of Neighborhood Change and Decline, Progress in Planning, Vol.28(1), pp.1–76.Jenks, G.F., 1967, The Data Model Concept in Statistical Mapping, International Yearbook of Cartography, Vol.7, pp.186-190. Kistler, A. (2009): Tucson Police Officers Redraw Division Boundaries To Balance Their Workload,Geography & Public Safety, 1(4): 3-5.Maclennan,D., and Tu,Y., 1996,Economics perspectives on the structure of local housing markets, Housing Studies, Vol.11(3), pp.387–406.McCluskey, W.J., Borst, R.A., 2011, Detecting and validating residential housing submarkets:A geostatistical approach for use in mass appraisal, Journal of Housing Markets and Analysis, Vol.4(3), pp.290-318.Mitchell, A.（2005）: The ESRI Guide to GIS Analysis, Volume 2: Spatial Measurements and Statistics.Redlands: ESRI Press.Nelson L., A., Bromley R.D.F., and Thomas C.J.（1996）: The geography of shoplifting in a British city:Evidence from Cardiff. Geoforum, 27(3): 409-423.Palm, R., 1978, Spatial Segmentation of Urban Housing Market, Economics Geography, Vol.54(3), pp.210-221.Rosen,S., 1974,Hedonic Price and Implicit Markets:Product Differentiation in Pure Competition, Journal of Political Economics, Vol.82(1), pp.34-55.Schnare, A., and Struyk, R., 1976, Segmentation in Urban Housing Markets. Journal of Urban Economics, Vol.3(2), pp.146-166.Sirmans, G.S., D.A. Macpherson and E.N.Zietz.,(2005),The Composition of Hedonic Pricing Models,” Journal of Real Estate Literature, 13(1): 3-43.Watkins, C.A., 2001, The Definition and Identification of Housing Submarkets, Environment and Planning A, Vol.33(12), pp.2235-2253.Wu, C.S., and Sharma, R., 2012, Housing Submarket Classification: The Role of Spatial Contiguity, Applied Geography, Vol.32(2), pp.746-756Yong Tu & Hua Sun & Shi-Ming Yu (2007) Spatial Autocorrelations and Urban Housing Market Segmentation, J Real Estate Finan Econ 描述 碩士
國立政治大學
地政學系
102257011資料來源 http://thesis.lib.nccu.edu.tw/record/#G0102257011 資料類型 thesis dc.contributor.advisor 張金鶚<br>江穎慧 zh_TW dc.contributor.author (作者) 李政諭 zh_TW dc.creator (作者) 李政諭 zh_TW dc.date (日期) 2015 en_US dc.date.accessioned 1-三月-2016 10:48:04 (UTC+8) - dc.date.available 1-三月-2016 10:48:04 (UTC+8) - dc.date.issued (上傳時間) 1-三月-2016 10:48:04 (UTC+8) - dc.identifier (其他 識別碼) G0102257011 en_US dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/81563 - 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) 102257011 zh_TW dc.description.abstract (摘要) 住宅是一項異質性高的財貨，每個住宅財貨之屬性都有所不同，這樣的特性使得住宅市場相當的多元化，也使得住宅市場的研究頗為複雜，而由於住宅財貨的多元，住宅市場可區分為許多住宅次市場（housing submarkets）予以討論，一直以來學者們都認同不動產市場是由各種不同層級的次市場所組成，而次市場的界定可能是以地理行政區塊分別，抑或以產品性質劃分，其區分之方法和意涵種類繁多，故如何界定不動產次市場的議題便成為學者們競相研究的領域。過去於次市場研究時並無可供應用的劃分圖資，所以不易解決次市場研究時合併與分割的最小單元問題，本文以內政部統計處發布之最小統計區做為基礎，並以101年8月至103年10月之實價登錄資料做為樣本，在統計區中針對成交案例之不同特性，觀察住宅類型之不動產交易案例於不同區域內的情況，期使劃分後之次市場區位能真正具有代表性及空間內涵，改進現行台北市原有之行政區次市場。 zh_TW dc.description.tableofcontents 第一章 緒論 1第一節 研究動機與目的 1第二節 研究範圍與方法 4一、研究範圍 4二、研究方法 4第三節 研究架構與流程 5一、研究架構 5二、研究流程 6第二章 文獻回顧 7第一節 不動產次市場相關文獻 7第二節 空間分析相關理論 12第三節 小結 16第三章 研究設計與資料說明 17第一節 研究設計 17第二節 實證模型 18一、空間自相關測試方法 18二、熱區分析方法 19三、分組分析方法 21四、特徵價格迴歸模型 22第三節 資料說明與分析 25一、資料來源 25二、變數選取與定義 29三、樣本敘述統計分析 32第四章 實證結果與分析 35第一節 條件組合 35第二節 台北市住宅次市場界定 47一、新3區次市場和傳統市中心、市區、市郊次市場 47二、新12 區次市場和行政區次市場 49三、新456區次市場和傳統鄰里次市場 52第三節 新次市場 54第五章 結論與建議 58參考文獻 61 zh_TW dc.format.extent 1579938 bytes - dc.format.mimetype application/pdf - dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0102257011 en_US dc.subject (關鍵詞) 住宅次市場 zh_TW dc.subject (關鍵詞) 最小統計區 zh_TW dc.subject (關鍵詞) 空間自相關 zh_TW dc.subject (關鍵詞) 熱區分析 zh_TW dc.subject (關鍵詞) Housing Submarkets en_US dc.subject (關鍵詞) Basic Statistical Area en_US dc.subject (關鍵詞) Spatial Autocorrelation Analysis en_US dc.subject (關鍵詞) Hotspot Analysis en_US dc.title (題名) 以最小統計區改進住宅次市場劃分之研究 zh_TW dc.title (題名) Using Basic Statistical Area to Redefine Housing Submarkets en_US dc.type (資料類型) thesis en_US dc.relation.reference (參考文獻) 花敬群、張金鶚，住宅空間次市埸價量關係之研究，1999，都市與計劃，第 26卷，第 1 期，頁 79-94。林祖嘉、馬毓駿，2007，特徵方程式大量估價法在台灣不動產市場之應用，住宅學報，第 16 卷，第 2 期，頁 1-22。林祖嘉、林素菁，2009，住宅次市場定異合理性之探討：因素分析法之應用，都市與計畫，第 36 卷，第 2 期，頁 133-153。陳心怡、陳彥仲，2002，台北都會區住宅次市場之界定及交互關係探討，國立成功大學都市計畫研究所碩士論文。陳力綸、江穎慧、張金鶚，2012，以地理加權迴歸改進住宅次市場劃分之研究，國立政治大學地政研究所碩士論文。謝博明、陳儀芳，2014，都市新興發展地區住宅價格空間分布與變遷分析-以台南市安南區為例，世界華人不動產學會2014年會。謝博明，2012，住宅價格之空間相依與次市場分析─以高雄地區為例，2012年中華民國住宅學會年會暨學術研討會Ackerman W.V., and Murray A.T（2004）: Assessing spatial patterns of crime in Lima, Ohio. Cities,21(5): 423-437.Aldstadt, J (2010): Spatial Clustering, In M.M. Fischer and A. Getis (eds.), Handbook of Applied Spatial Analysis: Software Tools, Methods and Applications, Springer-Verlag Berlin Heidelberg.Allen, M.T., Springer, T.M., and Waller, N.G., 1995, Implicit Pricing across Residential Rental Submarkets, Journal of Real Estate Finance and Economics, Vol.11(2), pp.137-151. Anselin, L., Griffith, D.A., 1988, Do Spatial Effects Really Matter in Regression Analysis, Papers in Regional Science, Vol.65(1), pp.11-34.Anselin, L., 2001, Spatial Econometrics:A Companion to Theoretical Econometrics, Blackwell, pp.310-330. Bajic, V., 1985, Housing-Market Segmentation and Demand for Housing Attributes:Some Empirical Findings, American Real Estate and Urban Economics Association,Vol.13(1), pp.58-75. Basu, S., and Thibodeau, T.G., 1998, Analysis of Spatial Autocorrelation in House Prices, Journal of Real Estate Finance and Economics, Vol.17(1), pp.61-85. Bourassa, S.C., Hamelink, F., Hoesli, M., MacGregor , B.D., 1999, Defining Housing Submarkets, Journal of Housing Economics, Vol. 8(2), pp.160–183.Bourassa, S.C., Hoesli, M., Peng, V.S., 2003, Do Housing Submarkets Really Matter? Journal of Housing Economics, Vol. 12(1), pp.12–28. Can, A., 1998, GIS and Spatial Analysis of Housing and Mortgage Markets, Journal of Housing Research, Vol.9(1), pp.61-86. Clapp, J.M., Wang, Y.Z., 2006, Defining neighborhood boundaries-Are census tracts obsolete? Journal of Urban Economics, Vol.59(2), pp.259-284.Cliff, A.D., Ord, J.K., Haggett, P., Davies, R.B., Bassett, K.L., 1975, Elements of Spatial Structure: A Quantative Approach, Cambridge Geographical Studies. Dale-Johnson, D., 1982, An Alternative Approach to Housing Market Segmentation Using Hedonic Price Data, Journal of Urban Economics, Vol.11(3), pp.311-332.Eck, J. E., Chainey, S. P., Cameron, J. G., Leitner, M. and Wilson, R. E. ( 2005 ): Mapping Crime:Understanding Hotspots. USA: National Institute of Justice.Galster, G. G. (2003). Neighborhood dynamics and housing markets. In T. O’Sullivan, & K. Gibb (Eds.), Housing economics and public policy. Oxford: Blackwell.Goodman, A.C., 1981., Permanent income, Housing Submarkets within Urban Areas:Definitions and Evidence, Journal of Regional Science, Vol .21(2), pp.175–185.Goodman, A.C. and Kawai, M., 1982., Permanent income, hedonic prices, and demand for housing:new evidence, Journal of Urban Economics, Vol .12(2), pp.214–237.Goodman, A.C. and Thibodeau, T.G., 1998, Housing Market Segmentation, Journal of Housing Economics, Vol.7(2), pp.121-143. Goodman, A.C. and Thibodeau, T.G., 2003, Housing Market Segmentation and Hedonic Prediction Accuracy, Journal of Housing Economics, Vol.12, pp.181-201Goodman, A.C. and Thibodeau, T.G., 2007, The Spatial Proximity of Metropolitan Area Housing Submarkets, Real Estate Economics, Vol.35(2), pp.209-232. Grigsby, W., Baratz, M., Galster, G., and Maclennan, D., 1987, The Dynamics of Neighborhood Change and Decline, Progress in Planning, Vol.28(1), pp.1–76.Jenks, G.F., 1967, The Data Model Concept in Statistical Mapping, International Yearbook of Cartography, Vol.7, pp.186-190. Kistler, A. (2009): Tucson Police Officers Redraw Division Boundaries To Balance Their Workload,Geography & Public Safety, 1(4): 3-5.Maclennan,D., and Tu,Y., 1996,Economics perspectives on the structure of local housing markets, Housing Studies, Vol.11(3), pp.387–406.McCluskey, W.J., Borst, R.A., 2011, Detecting and validating residential housing submarkets:A geostatistical approach for use in mass appraisal, Journal of Housing Markets and Analysis, Vol.4(3), pp.290-318.Mitchell, A.（2005）: The ESRI Guide to GIS Analysis, Volume 2: Spatial Measurements and Statistics.Redlands: ESRI Press.Nelson L., A., Bromley R.D.F., and Thomas C.J.（1996）: The geography of shoplifting in a British city:Evidence from Cardiff. Geoforum, 27(3): 409-423.Palm, R., 1978, Spatial Segmentation of Urban Housing Market, Economics Geography, Vol.54(3), pp.210-221.Rosen,S., 1974,Hedonic Price and Implicit Markets:Product Differentiation in Pure Competition, Journal of Political Economics, Vol.82(1), pp.34-55.Schnare, A., and Struyk, R., 1976, Segmentation in Urban Housing Markets. Journal of Urban Economics, Vol.3(2), pp.146-166.Sirmans, G.S., D.A. Macpherson and E.N.Zietz.,(2005),The Composition of Hedonic Pricing Models,” Journal of Real Estate Literature, 13(1): 3-43.Watkins, C.A., 2001, The Definition and Identification of Housing Submarkets, Environment and Planning A, Vol.33(12), pp.2235-2253.Wu, C.S., and Sharma, R., 2012, Housing Submarket Classification: The Role of Spatial Contiguity, Applied Geography, Vol.32(2), pp.746-756Yong Tu & Hua Sun & Shi-Ming Yu (2007) Spatial Autocorrelations and Urban Housing Market Segmentation, J Real Estate Finan Econ zh_TW
