隨著高雄市房價在近兩年內出現顯著波動，探討影響房價變動的多元因素成為學術界與實務界的焦點。特別是通膨預期升高及台積電於楠梓設立新廠等重大經濟事件的推動，高雄市不動產市場的波動格外引人注目。除總體經濟因素外，許多重大設施的分布亦對周遭房價產生重大影響。然而，在進入高齡社會的台灣，作為公共設施的醫院，在其對房價的影響性質（即正面或負面）仍存在爭議。本研究旨在通過實證分析，在探討醫院是否為高雄市住宅大樓房價的嫌惡設施，並進一步分析其影響機制。
本研究以高雄市主要醫療設施（包括公立及私立醫院）為研究對象，採用2012年8月至2024年8月期間的橫斷面數據，運用特徵價格法及多元迴歸模型，分析醫院層級（包括醫學中心、區域醫院與地方醫院）對周邊住宅大樓房價的影響，並探討醫院分別距離300、500及1000公尺對房價的影響。本研究同時考量不同坪數住宅（大坪數與小坪數），並引入房屋內部屬性特徵及公共設施作為控制變數。
實證結果顯示，高雄市醫院對周遭住宅大樓房價的影響具有明顯的非線性與雙向性特徵。研究發現，醫院層級對周遭房價有顯著影響，進一步分析在300公尺範圍內，醫院對房價呈現顯著的負向影響，主要原因是噪音污染和交通擁堵等負外部性；距離增加至500公尺時，醫院對房價的影響轉為正向，而當距離達到1000公尺時，影響再次呈現負向影響。對於大坪數住宅，醫院距離300公尺時的影響為負向，但距離增加至500公尺和1000公尺時，負向影響逐漸減弱。最後，分析小坪數住宅，醫院距離300公尺內未呈現顯著影響，但500公尺和1000公尺範圍內則有顯著正向影響。研究結果顯示，醫院的可及性與負外部性是影響房價的重要因素。

With the significant fluctuations in housing prices in Kaohsiung over the past two years, understanding the diverse factors influencing these price changes has become a focal point for both academia and industry. In particular, rising inflation expectations and major economic events, such as the establishment of TSMC’s new plant in Nanzih, have drawn considerable attention to the volatility of Kaohsiung’s real estate market. Beyond macroeconomic factors, the spatial distribution of major public facilities also plays a crucial role in shaping housing prices. However, in Taiwan’s rapidly aging society, the impact of hospitals, as essential public facilities, on housing prices remains a subject of debate regarding whether their influence is positive or negative. This study aims to empirically examine whether hospitals function as disamenities for residential apartment prices in Kaohsiung and further analyze the underlying mechanisms driving this relationship.
This research focuses on major healthcare facilities in Kaohsiung, including both public and private hospitals. Using cross-sectional data spanning from August 2012 to August 2024, the study employs the hedonic pricing method and multiple regression models to analyze the impact of different hospital tiers (medical centers, regional hospitals, and local hospitals) on the prices of nearby residential apartments. Additionally, the study explores how hospital proximity at distances of 300, 500, and 1,000 meters influences housing prices. This research further considers variations in housing size (large versus small units) while incorporating internal property attributes and the presence of public amenities as control variables
The empirical findings indicate that the impact of hospitals on nearby residential apartment prices in Kaohsiung exhibits significant nonlinearity and bidirectionality. The results reveal that hospital tier significantly affects surrounding property values. Specifically, within a 300-meter radius, hospitals exert a notable negative effect on housing prices, primarily due to negative externalities such as noise pollution and traffic congestion. However, at a 500-meter distance, the impact becomes positive, while at 1,000 meters, the effect turns negative again. For large-sized residential units, hospitals have a negative effect within 300 meters, but this negative influence diminishes at 500 and 1,000 meters. In contrast, for small-sized residential units, hospitals exhibit no significant impact within 300 meters; however, at 500 and 1,000 meters, their effect becomes significantly positive. These findings highlight that both hospital accessibility and associated negative externalities are critical determinants of housing price fluctuations.

論文審定書 i
誌謝 ii
摘要 iii
Abstract iv
目 錄 vi
圖目錄 vii
表目錄 viii
第一章 緒論 1
第一節 研究背景與動機 1
第二節 影響房價的因素 3
第三節 高雄市醫院對房價的相關性 5
第四節 研究目的 7
第五節 研究流程 8
第二章 文獻回顧 9
第一節 影響房價因素 9
第二節 迎毗設施與鄰避設施 11
第三節 特徵價格法 14
第四節 醫院對於房價影響之相關文獻 16
第三章 研究方法 18
第一節 資料來源與處理 18
第二節 理論模型 20
第三節 變數簡介說明 23
第四章 實證結果 26
第一節 敘述統計 26
第二節 實證結果分析 32
第五章 結論與建議 44
第一節 結論 44
第二節 研究限制與建議 46
參考文獻 49

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