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    Title: 辦公室市場租區與區位之研究
    A Study of Rents and Location in Office Market
    Authors: 黃名義
    Ming-Yih Huang
    Contributors: 張金鶚
    Chin-Oh Chang
    黃名義
    Ming-Yih Huang
    Keywords: 辦公室
    租金
    區位
    住宅
    住辦混合
    大型企業
    分公司
    office
    rent
    location
    housing
    the mix-used
    the largerest corporations
    branch
    Date: 2001
    Issue Date: 2009-09-18 17:56:58 (UTC+8)
    Abstract: 值此工商業蓬勃發展之際,辦公室活動早已取代製造業活動,成為都市中最重要之經濟活動基礎,然而國內有關商用不動產之研究卻仍方興未艾,未見系統化與學術上之專門研究,遠落後於國外之研究幾達二十年,是以本研究試圖從國內對住宅不動產研究之心得,加以嘗試引藉用於探討住宅與辦公室之租金差異,藉以瞭解面積、區位與產品特徵屬性等要素對於兩種租賃不動產租金之影響。其次,進一步加入國內合法與違規混合使用之住辦混合產品進行討論,以便於澄清住辦混合產品的相輔與轉換使用彈性優勢,是否使其享有更好的租金報酬。本研究第二部分探討國內大型企業辦公室最近十年間的區位選擇與遷徙活動,分析大型企業的主要辦公室區位是否與產業的變遷趨勢一致?並探討生產力函數中的效率參數--電子與面對面資訊,以及資本、勞力、產業類型與經營績效等變數,對大型企業廠商辦公室區位變遷決策的影響,藉以釐清大型企業辦公室的區位活動。最後,則是從一般性的辦公室活動討論中,進一步切入以分公司辦公室活動作為研究主題,探討廠商擴張後的分公司辦公室區位選擇,是否與一般辦公室活動相同?藉以澄清分公司辦公室活動對地區發展之影響。綜上三大研究課題,本文獲致如下結論:
    一、從辦公室、住宅與住辦混合產品租金比較中發現,面積、區位與產品特徵屬性對辦公室和住宅租金的影響有顯著差異,而住辦混合產品在各要素對租金的彈性變動敏感程度普遍不及於其他兩種產品,顯示住辦混合產品在各要素對租金的影響上不如單一使用的產品,亦間接推論住辦混合產品的外部成本可能大於外部經濟,使得單純使用的辦公室或住宅所反映的高品質依舊能享有較高的租金。同樣的,住辦混合中間產品的轉換特性也未使其出現辦公室大於住辦混合,又大於住宅產品之經濟直覺般的競租順序。因此,未來廠商或出租者在產品的規劃設計上,應該要朝向以提供高品質單一用途之租賃不動產為主。其次,從產品特徵屬性對不同類型不動產租金的影響結果發現,辦公室比較重視總樓層所帶來的名望效果,以及業務吸引力;而住宅則比較看重所在樓層之效用可及性,顯示未來在產品規劃上,辦公室除了著重區位考量外,也應重視總樓層所帶來的效益,而住宅則可以加強對所在樓層特徵屬性之考量。
    二、從大型企業辦公室的區位選擇與遷徙研究中發現,大型企業廠商的辦公室區位選擇與其產業的區位變遷並不一致;服務業的大型企業辦公室顯著的集中在市中心,但製造業的大型企業辦公室則因著區位先佔優勢與惰性,以及生產性服務業之特性,並未同其產業一樣顯著的遷徙至市郊,顯示製造業的外移,並未同時影響其企業主要辦公室同樣外移,反倒是若干服務業辦公室在擠不進市中心的情況下,只得選擇郊化外移。因此,未來應視大型企業之資訊需求種類與強度,誘導其向市中心或市郊聚集,對於僅需電子資訊的大型企業,應加強資訊技術提昇,以降低面對面接觸之通勤往返成本,並促使其向郊區搬遷,以便於獲得更廉價的辦公空間,並降低廠商營運之租金成本,而空出的市中心辦公大樓,也能為企業賺取一份租金收益。其次,面對大型企業辦公室的外移趨勢,未來應推動郊區辦公園區的規劃,以便於聚集日益增加的後勤辦公室,而市中心的再發展與更新,也有助於吸引更多需要面對面資訊的大型企業進駐。再者,從大型企業廠商辦公室的遷徙決策研究中發現,除了需要電子資訊的大型企業有顯著的遷徙以外,個別產業的遷徙仍不明顯,惟可察覺出遷徙的軌跡是由市中心移出,並向市區與市郊移動,是以為預防中心都市之衰頹與降低都市擴張,應儘早加強中心商業區之更新。
    三、分公司辦公室區位選擇研究結果發現,分公司辦公室的區位活動並不完全像典型辦公室活動一般集中於市中心,不同類型的分公司辦公室明顯的集中在不同的核心地區。其中,輔助性活動型分公司顯著的集中在市中心,面對面營業型分公司辦公室則是聚集在人口密集地區,而業務集散轉運型分公司更是向聯外交通便捷地區發展。由於分公司屬於企業的分支機構與擴張,其區位選址除了廠商自身利益的追求考量以外,更是決定一個地區發展與就業成長的關鍵。因此,對於不同核心地區,提供適當的商業用地、公共設施,並在法令上規定允許的使用項目,將有助於分公司辦公室的活動與整個都市的成長。其次,本研究從影響分公司區位選擇的因素中發現,除了專技人員薪資、資本與稅捐及規費等顯著的影響分公司設立於市中心以外,資本、稅捐及規費也顯著的影響分公司設立於人口密集地區,而樓地板面積、一般職員薪資與租金則是顯著的影響分公司辦公室選擇聯外交通便捷地區,此一結果顯示影響一般辦公室區位選擇的因素,對於分公司辦公室區位選擇的影響呈現出明顯的差異,影響分公司辦公室設立於人口密集地區與聯外交通便捷地區的變數要多於市中心,凸顯了分公司辦公室區位選擇的不同,應在辦公室的區位選擇研究中加以有所區隔。

    目 錄
    第一章 緒論 …………………………………………………………1
    一、研究動機 ………………………………………………………1
    二、研究目的 ………………………………………………………3
    三、研究方法 ………………………………………………………4
    四、資料說明 ………………………………………………………5
    五、名詞定義 ………………………………………………………5
    六、研究限制 ………………………………………………………6
    七、研究流程 ………………………………………………………7
    第二章 相關理論與文獻回顧 ……………………………...8
    一、辦公室、住宅與住辦混合租金相關理論與文獻回顧 ………8
    二、區位和聚集理論與辦公室相關文獻回顧 ……………………9
    第三章 辦公室、住宅與住辦混合租金比較分析 ………..15
    一、前言 ……………………………………………………………15
    二、理論基礎與研究假說建立 ……………………………………16
    三、現況分析與資料樣本統計描述 ………………………………22
    四、實證分析 ………………………………………………………23
    五、小結 ……………………………………………………………30
    第四章 大型企業辦公室區位選擇與遷徙分析 …………..33
    一、前言 ……………………………………………………………33
    二、理論基礎 ………………………………………………………34
    三、台北都會區大型企業辦公室概況分析 ………………………38
    四、實證分析 ………………………………………………………46
    五、小結 ……………………………………………………………61
    第五章 分公司辦公室區位選擇分析 ……………………..64
    一、前言 ……………………………………………………………64
    二、理論基礎 ………………………………………………………65
    三、實證模型與資料分析 …………………………………………69
    四、實證分析結果與說明 …………………………………………73
    五、小結 ……………………………………………………………78
    第六章 結論 ………………………………………………...80
    一、結論 ……………………………………………………………81
    二、後續研究 ………………………………………………………84
    參考文獻 …………………………………………………….86
    附錄 ………………………………………………………….93
    索引 ………………………………………………………….96
    This dissertation consisted of three relative essays. In the first paper, I analyzes the differences in the rent of office, housing and the mix-used from three factors - floor area, location, and characteristics of products. Empirical results show that the effect of the increase in floor area on the rent of housing is larger than that of office and the mix-used. There is a difference in marginal rent between office and housing in the city, while not difference in downtown. Additionally, the marginal rent for the location in the mix-used falls behind the other two types. In the characteristics of products, office emphasizes the reputation and business attraction brought about by the total number of floor while the housing puts more accessibility on the located floor in the building. However, the marginal rent of housing is more than that of office in the accessibility. As for the rent between office and the mix-used or for that between the housing and the mix-used, the characteristic show little significance because of the mixed use between these two types. In sum, the effects of the mix-used on the marginal rent and factors elasticity are not superior to the single use in all factors, and office or housing still has the higher rent. Results also show that transformation characteristic of the mix-used does not support the intuitional bid-rent order of office greater than the mix-used and housing in Taipei.
    In the second paper, I examined the largest corporations office location change in Taipei metropolitan area. This study uses the data that collected by China credit Information Service, Ltd. to analyze the location choice and migration of largest corporations. The empirical results show that the location choice of largest corporations differs from the location change of industries. The corporation of service industry significantly concentrates downtown while the manufacturing industry have no trend to significantly concentrate downtown because of prior occupation advantages and inertia. Additionally, firms requiring face-to-face information significantly concentrate in downtown, and high-tech firms requiring electronic information have significantly chose the location in the suburbs. As for the part of the foreign investment enterprises, they choose the location in downtown as well because of information and prestige image. In the decision of migration, firms requiring electronic information have significant movement while others are not obvious. Nevertheless, the whole migration process is obviously from downtown to the city area and the outskirts. Furthermore, the location choice of largest corporations having movement is the same as that of aforementioned largest corporations in the capital, work force, foreign investment enterprises, and operation performance.
    The final paper examined the location choice of branch office. The empirical results show that the location activities of branch office do not as same as general office to concentrated in CBD. The ancillary service branch (such as the law) is concentrated in CBD significantly. The business branch (such as bank) is concentrated in highly density of population district. And then the type of branches with distribution and transport (such as storehouse) is even more concentrated in convenient communications district. Next, the influences of factors on general office location choice have obvious difference to branch office.
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    Description: 博士
    國立政治大學
    地政研究所
    86257502
    90
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    Data Type: thesis
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