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    Title: 住宅虛坪計價、實坪計價與分離計價之研究
    Discussion on the way of housing pricing method
    Authors: 王怡文
    Wang, Yi-Wen
    Contributors: 張金鶚
    江穎慧

    Chang, Chin-Oh
    Chiang, Ying-Hui

    王怡文
    Wang, Yi-Wen
    Keywords: 效用理論
    住宅價格
    公共設施
    公設比
    Utility theory
    Housing pricie
    Apartment amenities
    Ratio of public area
    Date: 2019
    Issue Date: 2019-08-07 16:45:47 (UTC+8)
    Abstract: 隨著當前住宅價格攀升,大眾對住宅計價方式的討論愈加熱烈,亦產生許多說法。目前臺灣對集合住宅價格的計價方式是採虛坪計價(將建物專有與公設面積合併計算住宅價格),反觀香港、日本與新加坡皆採實坪計價(僅以建物專有面積計算住宅價格)。以特徵價格效用理論觀之,集合住宅公共設施帶來的效益也會影響住宅價格,Tse & Love(2000)研究顯示集合住宅公共設施為影響房價的因素之一,但實務上該如何採計公共設施的價格才能真正反映其效用?另一方面,內政部則欲提升住宅價格資訊透明度,於不動產交易實價登錄網站中分離專有面積與公設面積價格,惟分離計價方式尚未定論。有鑑於此,本研究欲以不同計價方式釐清集合住宅公共設施的價格。

    本研究資料為臺北大學特定區內19棟社區型集合住宅大樓,於2012年到2017年間的交易資料共1,154筆,並採特徵價格效用理論進行分析。研究結果顯示,集合住宅公共設施對住宅價格有正向影響,然而虛坪計價會高估住宅公設價格;實坪計價會低估住宅公設價格;將專有及公設面積分離計價發現,每坪住宅公設面積大約占專有面積價格的3成,以此價格比重分別訂定專有、公設面積價格,能夠反映住宅各部分面積的效用價值,解決過去虛坪計價造成的紛爭。此外,該價格比重亦可作為未來不動產交易實價登錄網站分離住宅專有與公設面積價格之參考,改善住宅價格組成資訊不透明的問題。
    Public’s discussion on the pricing method has become more heated with the current rise in housing price, and many disputes have occurred. Recently, the pricing method of apartments in Taiwan based on the price includes private part and shared area(the area of apartment amenities of the building). In contrast, both Hong Kong, Singapore and Japan priced only private part of the building. In terms of utility theory, apartment amenities also bring benefits. Tse & Love (2000) showed that apartment amenities are the factors affecting housing prices, but how can the price of apartment amenities reflect utility practically? On the other hand, Taiwan’s government is looking for a method to separate the price of private area and the area of apartment amenities in order to improve the information of housing price, though the technique has not yet determined. Therefore, this study is going to analyze different pricing methods in order to clarify the real value of apartment amenities.

    This study based on utility theory, and selected the sale price of real estate in 19th apartment communities in a specific area of Taipei University, from 2012 to 2017, totally 1,154 data. The study found that apartment amenities have a positive impact on housing prices, while recent pricing method overestimates apartment amenities prices, the pricing methods which priced only private part of the building will underestimate apartment amenities prices. On the contrary, the pricing method which separates the private area and the area of apartment amenities found that apartment amenities only account for nearly 32% of the price of the private area. The ratio can be used not only as a reference for government to separate the price of private area and the area of apartment amenities in the future, improve the information of housing price, but also solve the dispute under recent pricing method.
    Reference: 一、中文參考文獻
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    三、網頁參考文獻
    謝明瑞,2012,「公設比與房價」,財團法人國家研究政策基金會國政研究報告。
    https://www.npf.org.tw/2/11132,取用日期:2019年4月15日。
    Description: 碩士
    國立政治大學
    地政學系
    106257025
    Source URI: http://thesis.lib.nccu.edu.tw/record/#G0106257025
    Data Type: thesis
    DOI: 10.6814/NCCU201900251
    Appears in Collections:[地政學系] 學位論文

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