English  |  正體中文  |  简体中文  |  Post-Print筆數 : 11 |  Items with full text/Total items : 89327/119107 (75%)
Visitors : 23831316      Online Users : 324
RC Version 6.0 © Powered By DSPACE, MIT. Enhanced by NTU Library IR team.
Scope Tips:
  • please add "double quotation mark" for query phrases to get precise results
  • please goto advance search for comprehansive author search
  • Adv. Search
    HomeLoginUploadHelpAboutAdminister Goto mobile version
    Please use this identifier to cite or link to this item: http://nccur.lib.nccu.edu.tw/handle/140.119/65094


    Title: 以地理加權迴歸改進住宅次市場劃分之研究
    Using Geographically Weighted Regression to Redefine Housing Submarkets
    Authors: 陳力綸
    Contributors: 張金鶚
    江穎慧

    陳力綸
    Keywords: 次市場
    空間異質性
    地理加權迴歸
    相似度指標
    最適群數
    Date: 2012
    Issue Date: 2014-04-01 11:19:46 (UTC+8)
    Abstract: 住宅產品的異質性和多元化特性,使得住宅市場產生各式的次市場,次市場的分析不但對住宅需求者的購屋決策和生產者的商品定位有關鍵影響,也是政府在制定住宅政策參考的重要依據,故過去文獻對次市場劃分方式已有諸多討論。傳統區隔次市場方法是以先驗知識進行劃分,優點為容易操作且直觀,但過於主觀是主要被批評的缺點,為改善此缺點,後續研究者利用統計方法,從住宅特徵因素尋找可客觀定義次市場的方式,雖大幅提升住宅次市場劃分的解釋性,卻仍是聚焦於住宅類型、住宅面積等特徵因素的探討,無法捕捉住宅之空間相依性,且以往文獻所使用的傳統迴歸模型,未能闡釋空間異質性所形成的空間屬性分配,而此課題卻正是決定次市場的關鍵因素,故本文將採用地理加權迴歸模型(geographically weighted regression),改進過去文獻缺乏考量空間因素之缺點。此外,以往文獻對於次市場究竟應以空間連續或不連續之方式呈現多有爭議,而關於次市場之劃分是否存在最適群數亦少有討論,故本文將針對上述議題一併討論。
    本研究以臺北市為研究地區,資料來源為某銀行所提供的2009年住宅交易鑑估資料,以地理加權迴歸分析住宅特徵變數對住宅價格影響效果的空間變化,試圖建置住宅之相似度指標,進而劃分空間連續型及不連續型次市場,再與台北市原有的行政區次市場比較優劣,最後探討次市場之劃分是否存在最適群數。
    Housing market is a bundle of houses with various characteristics, and it can be disaggregated into submarkets by different definitions which has been an important study issue in a decade. Housing submarkets defined by a priori manners such as geographical boundaries or certain characteristics were proved to be a non-optimal way. Recent studies tried to define submarkets with statistics methods such as principal component analysis and cluster analysis. There is some agreement that using these statistics methods are more reasonable to divide submarkets than those a priori ways, but the lack of concern for spatial dependence and spatial heterogeneity is a major problem to define optimal submarkets. Besides, there have been studies arguing about the continuity and discontinuity in housing submarkets. And the optimal number of housing submarkets is still a rare yet important topic. Hence, this study is focused on these issues.
    This study redefines submarkets using geographically weighted regression for the Taipei City. Use the regression results to compose a homogeneity index and divide houses into different submarkets. Moreover, compare the newly-defined submarkets with a priori submarkets and find an optimal number for housing submarkets.
    Reference: 1. 林秋瑾、楊宗憲、張金鶚,1996,住宅價格指數之研究-以臺北市為例,住宅學報,第4卷,頁1-30。
    2. 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。
    3. 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。
    4. 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。
    5. 鄒克萬、張秀玲、張曜麟,2002,整合空間統計技術之大量土地估價研究,都市與計劃,第29卷,第3期,頁395-420。
    6. Anselin, L., Griffith, D.A., 1988, Do Spatial Effects Really Matter in Regression Analysis, Papers in Regional Science, Vol.65(1), pp.11-34.
    7. 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.
    8. Anselin, L., 2001, Spatial Econometrics:A Companion to Theoretical Econometrics, Blackwell, pp.310-330.
    9. 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.
    10. 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.
    11. Bourassa, S.C., Hamelink, F., Hoesli, M., MacGregor , B.D., 1999, Defining Housing Submarkets, Journal of Housing Economics, Vol. 8(2), pp.160–183.
    12. Bourassa, S.C., Hoesli, M., Peng, V.S., 2003, Do Housing Submarkets Really Matter? Journal of Housing Economics, Vol. 12(1), pp.12–28.
    13. 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.
    14. Can, A., 1998, GIS and Spatial Analysis of Housing and Mortgage Markets, Journal of Housing Research, Vol.9(1), pp.61-86.
    15. Clapp, J.M., Wang, Y.Z., 2006, Defining neighborhood boundaries-Are census tracts obsolete? Journal of Urban Economics, Vol.59(2), pp.259-284.
    16. 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.
    17. Fotherinham, A.S., Charlton, M.E., and Brunsdon, C.,1998, Geographically Weighted Regression:A Natural Evolution of the Expansion Method for Spatial Data Analysis, Environment and Planning A, Vol.30(11), pp.1905-1927.
    18. Fotherinham, A.S., Charlton, M.E., and Brunsdon, C., 2000, Quantitative Geography, Sage.
    19. Goodman, A.C., 1981., Permanent income, Housing Submarkets within Urban Areas:Definitions and Evidence, Journal of Regional Science, Vol .21(2), pp.175–185.
    20. 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.
    21. Goodman, A.C. and Thibodeau, T.G., 1998, Housing Market Segmentation, Journal of Housing Economics, Vol.7(2), pp.121-143.
    22. Goodman, A.C. and Thibodeau, T.G., 2003, Housing Market Segmentation and Hedonic Prediction Accuracy, Journal of Housing Economics, Vol.12, pp.181-201.

    23. Goodman, A.C. and Thibodeau, T.G., 2007, The Spatial Proximity of Metropolitan Area Housing Submarkets, Real Estate Economics, Vol.35(2), pp.209-232.
    24. 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.
    25. Huang, B., Wu, B., and Barry, M., 2010, Geographically and Temporally Weighted Resgression for Modeling Spatio-Temporal Variation in House Prices, Journal of Geographical Information Science, Vol.24(3), pp.383-401.
    26. Jenks, G.F., 1967, The Data Model Concept in Statistical Mapping, International Yearbook of Cartography, Vol.7, pp.186-190.
    27. Maclennan,D., and Tu,Y., 1996,Economics perspectives on the structure of local housing markets, Housing Studies, Vol.11(3), pp.387–406.
    28. Palm, R., 1978, Spatial Segmentation of Urban Housing Market, Economics Geography, Vol.54(3), pp.210-221.
    29. Rosen,S., 1974,Hedonic Price and Implicit Markets:Product Differentiation in Pure Competition, Journal of Political Economics, Vol.82(1), pp.34-55.
    30. Raudenbush, S.W. and Bryk, A.S., 2002, Hierarchical linear models: Applications and data analysis methods (2nd ed.), Thousand Oaks.
    31. Schnare, A., and Struyk, R., 1976, Segmentation in Urban Housing Markets. Journal of Urban Economics, Vol.3(2), pp.146-166.
    32. Tobler, W.R., 1970, A Computer Movie Simulating Urban Growth in the Detroit Region, Economic Geography, Vol.46, pp.234–240.
    33. Thibodeau, T.G., 2003, Marking Single-Family Property Values to Market, Real Estate Economics, Vol.31(1), pp.1-22.
    34. McCluskey, W.J., Borst, R.A., 2011, Detecting and validating residential housing submarkets:A geostatistical approach for use in mass appraisal, International Journal of Housing Markets and Analysis, Vol.4(3), pp.290-318.
    35. Watkins, C.A., 2001, The Definition and Identification of Housing Submarkets, Environment and Planning A, Vol.33(12), pp.2235-2253.
    36. Wu, C.S., and Sharma, R., 2012, Housing Submarket Classification: The Role of Spatial Contiguity, Applied Geography, Vol.32(2), pp.746-756
    37. Yu, D.L., 2006, Spatially Varying Development Mechanisms in the Greater Beijing Area:A Geographically Weighted Regression Investigation, The Annals of Regional Science, Vol.40(1), pp.173-190.
    38. Zhang, H.L., Zhang, J., Lu, S.J., Cheng, S.W., Zhang, J.H., 2011, Modeling Hotel Room Price with Geographically Weighted Regression, International Journal of Hospitality Management, Vol.30, pp.1036-1043
    Description: 碩士
    國立政治大學
    地政研究所
    99257018
    101
    Source URI: http://thesis.lib.nccu.edu.tw/record/#G0099257018
    Data Type: thesis
    Appears in Collections:[地政學系] 學位論文

    Files in This Item:

    File SizeFormat
    701801.pdf2519KbAdobe PDF728View/Open


    All items in 政大典藏 are protected by copyright, with all rights reserved.


    社群 sharing

    著作權政策宣告
    1.本網站之數位內容為國立政治大學所收錄之機構典藏,無償提供學術研究與公眾教育等公益性使用,惟仍請適度,合理使用本網站之內容,以尊重著作權人之權益。商業上之利用,則請先取得著作權人之授權。
    2.本網站之製作,已盡力防止侵害著作權人之權益,如仍發現本網站之數位內容有侵害著作權人權益情事者,請權利人通知本網站維護人員(nccur@nccu.edu.tw),維護人員將立即採取移除該數位著作等補救措施。
    DSpace Software Copyright © 2002-2004  MIT &  Hewlett-Packard  /   Enhanced by   NTU Library IR team Copyright ©   - Feedback