博碩士論文 etd-0105117-124604 詳細資訊


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姓名 陳乃維(Nai-wei Chen) 電子郵件信箱 E-mail 資料不公開
畢業系所 國際經營管理碩士學程(Master of Business Administration Program in International Business)
畢業學位 碩士(Master) 畢業時期 105學年第1學期
論文名稱(中) 土壤液化對於房地產價格之影響-以高雄市為例
論文名稱(英) The impact of soil liquefaction on housing price – A case of Kaohsiung City
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    紙本論文:5 年後公開 (2022-02-05 公開)

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    論文語文/頁數 中文/59
    統計 本論文已被瀏覽 5615 次,被下載 10 次
    摘要(中) 一直以來,買房都是人一生當中所追求的事情,人們追求購買一個符合自己需求的住宅外,投資也是另外一種原因,而安全性變成一個重要的因素。台灣政府為了讓交易透明化,建立了實價登錄網,讓所有交易都一一呈現在民眾的眼中。土壤液化是地震後的衍生問題,在2015年台南大地震後被重視,政府也因應民眾需求公開潛勢區,土壤液化潛勢區就變成一種房屋的特徵,房屋所坐落的位置出現不同的風險程度,在美國與日本都早有公開此類資料,但卻鮮少有文獻提到相關聯的研究,因此我們將土壤液化潛勢分級納入房屋重要屬性之一,並且特徵價格法應用迴歸分析,建立高雄市房屋特徵函數,藉此估計高雄市土壤液化分區對於房地產的影響。
    研究結果發現,平均不動產交易價格中,建物交易其實是逐年緩緩遞增的,而土地交易部份則較為平緩,但在交易量的部份則是逐年遞減。在105年土壤液化潛勢區公布以後,皆有明顯房價交易下跌的趨勢,且不管事直線型或者是半對數形式,皆顯示影響是顯著的。在921大地震法規修改前所建造之房屋在直線型當中也是顯著下跌的狀況。
    摘要(英) This paper analyzes the effects of soil liquefaction on local housing price. Buying a house has always a life-long pursuit. People seek a house which meets their target or needs. Therefore, safety becomes an important consideration. In this study, we use a data base recording real estate transaction information during 2012 - 2016. Soil liquefaction is a risk after earthquake. Yet, few studies focused on this issue even though soil liquefaction data have been public in the United States and Japan. Therefore, we put this factor in and use Hedonic price method to analyze the effects. We find that after the information regarding soil liquefaction was published, the price reduces significantly regardless of linear or semi- log model. Moreover, the linear model shows that price for houses built before 2000 were statistically significantly reduced.
    關鍵字(中)
  • 特徵價格法
  • 實價登錄
  • 土壤液化
  • 921地震
  • 關鍵字(英)
  • 921 earthquake
  • Soil liquefaction
  • Real-estate Database
  • Hedonic pricing method
  • 論文目次 國立中山大學研究生學位論文審定書 i
    誌 謝 ii
    摘 要 iii
    Abstract iv
    目 錄 v
    表 次 vii
    圖 次 vii
    1. 緒論 1
    1.1 研究背景與動機 1
    1.1.1 高雄不動產產業現況 2
    1.1.2 高雄土壤液化現況 3
    1.2 研究範圍 3
    1.3 研究問題 5
    2. 文獻回顧 6
    2.1 非市場價格法 (Non-market valuation method) 6
    2.1.1旅行成本法 (travel-cost method) 7
    2.1.2特徵價格法 (hedonic pricing method) 7
    2.1.3條件評估法 (Contingent valuation) 8
    2.2 特徵價格法 (Hedonic price method) 11
    3. 研究方法 13
    3.1 資料來源 13
    3.1.1 實價登錄網資料 13
    3.1.2 土壤液化潛勢分區資料 14
    3.1.3 其他控制變數 16
    3.2 分析工具 23
    4. 研究結果 24
    4.1 敘述統計 24
    4.2 Hedonic Price method分析結果 31
    4.3 進階分析結果 34
    4.3.1 交互作用—資訊公布 34
    4.3.2 交互作用—資訊公布和921後建築法規修改之影響 36
    5. 結論與建議 39
    5.1 研究結論 39
    5.2 研究建議與未來方向 41
    附錄1 42
    附錄2 46
    附錄3 47
    參考文獻 50
    1. 中文文獻 50
    2. 英文文獻 50
    3. 相關網站 52
    參考文獻 1. 中文文獻
    林元興、黃淑惠、蔡吉源 (2006) ,台灣地區921地震對地價影響之研究,農業經濟半年刊,80期。
    林忠良、林佳慧 (2014),學校特徵與空間距離對周邊房價之影響分析 – 以台北市為例。
    胡志平 (2005) 。新竹科學園區設置之環境風險認知分析與價值評估Journal of architecture and planning(2005) VOL.6 NO.1,pp.63–80。
    陳相如,2005,都市林特徵價格之研究-以台南市東區為例,成功大學都市計劃學 系碩士論文。
    陸雲, 1990, 03。"環境資源估價之研究-非市場估價方法", 經濟論文, 第十八卷第一期, 頁93-135。
    張金鶚、范垂爐(1993)。房地產真實交易價格之研究,住宅學報,1,75-97。
    2. 英文文獻
    Adair, A.S., Berry, J.N. and McGreal, W.S. 1996, Hedonic modelling, housing submarkets and residential valuation, Journal of Property Research, vol. 13, pp. 67–83.
    Baker, R. and Ruting, B. 2014, Environmental Policy Analysis: A Guide to Non-Market Valuation, Productivity Commission Staff Working Paper, Canberra.
    Bateman, I.J. 1993, Evaluation of the Environment: A Survey of Revealed Preference Techniques, CSERGE Working Paper GEC 93-06, Centre for Social and Economic Research on the Global Environment, Norwich, UK.
    Ciriacy-Wantrup S.V. 1947, Capital returns from soil-conservation practices. Journal Farm Economics 29: 1181–96.
    Clawson, M. 1959, Methods of Measuring the Demand for and Value of Outdoor Recreation, Reprint in Resources for the Future, Inc., Washington, D.C., 1980.
    Cropper, M.L., Deck, L.B. and McConnell, K.E. 1988, On the choice of functional form for hedonic price functions, Review of Economics and Statistics, vol. 70, no. 4, pp. 668–675.
    Graves, P., Murdoch, J.C., Thayer, M.A. and Waldman, D. 1988, The robustness of hedonic price estimation: Urban air quality, Land Economics, vol. 64, no. 3, pp. 220–233. Hanley, and Barbier, E.B. 2009, Pricing Nature: Cost–Benefit Analysis and Environmental Policy, Edward Elgar, Cheltenham, UK.
    Hotelling, H. 1947, “Letter to the National Parks Service, June 18, 1947,” Studies of Outdoor Recreation, Outdoor Recreation Review Commission, Washington, D.C.
    Ridker, Ronald G., and John A. Henning 1967, The Determinants of Residential Property Values with Special Reference to Air Pollution, The Review of Economics and StatisticsVol. 49, No. 2 (May, 1967), pp. 246-257.
    Hanley N, Barbier EB. 2009, Pricing nature: cost-benefit analysis and environmental policy-making. Edward Elgar, London.
    Lancaster, K. J. 1996, A new approach to consumer theory. Journal of Political-Economy 74, 132-57.
    Thayer Mark, James C. Murdoch,Harinder Singh 1993, The Impact of Natural Hazards on Housing Values: The Loma Prieta Earthquake. Journal of Real Estate Research: Volume 21, June 1993 Issue 2 Pages 167–184.
    Thayer Mark, Heidi Albers, and Morteza Rahmatian 1992, The Benefits of Reducing Exposure to Waste Disposal Sites: A Hedonic Housing Value Approach. Journal of Real Estate Research: 1992, Vol. 7, No. 3, pp. 265-282.
    Pearce, D. 2002, An Intellectual History of Environmental Economics, Annual Review of Energy and the Environment, 27: 57 - 81.
    Randall, A. 1994, A difficulty with the travel cost method, Land Economics, vol. 70, no. 1, pp. 88–96. Ronald G. Ridker and John A. Henning (1967) The Determinants of Residential Property Values with Special Reference to Air Pollution The Review of Economics and Statistics Vol. 49, No. 2 (May, 1967), pp. 246-257.
    Rosen, Sherwin 1974, Hedonic Price and Implicit Markets: Product Differentiation in Pure Competition, Journal of Political Economy, 82, 34-55.
    Smith, V.K. and Huang, J-C. 1995, Can markets value air quality? A meta-analysis of hedonic property value models, Journal of Political Economy, vol. 103, no. 1, pp. 209–227.
    3. 相關網站
    內政部:::不動產交易實價查詢服務網
    http://lvr.land.moi.gov.tw/homePage.action
    土壤液化潛勢查詢系統 - 經濟部中央地質調查所 http://www.geologycloud.tw/map/liquefaction/zh-tw
    土壤液化是台南震災的元凶嗎?
    https://theinitium.com/article/20160307-taiwan-earthquake-in-southern-taiwan02/
    高雄祭誠意價 吸引找殼族
    http://money.udn.com/money/story/5930/2102508
    高市85大樓 1/8位高液化潛勢區
    http://www.chinatimes.com/newspapers/20160315000367-260102
    中央氣象局地震專欄
    http://www.cwb.gov.tw/V7/knowledge/planning/seismological.htm
    危機意識低 懶理勸告
    http://orientaldaily.on.cc/cnt/news/20110314/00176_011.html
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