都市土地使用條件對住宅市場流動性之邊際影響效果

The Marginal Effects of Urban Land Use Control on Housing Market Liquidity

陳彥仲(Yen-Jong Chen)；陳佳欣(Chia-Hsin Chen)

住宅流動性 ； 土地使用 ； Cox比例危險函數 ； 住宅政策 ； 台南市 ； housing liquidity ； Land use ； Cox harzard model ； Housing policy ； Tainan city

都市與計劃

29卷1期（2002 / 05 / 01）

67 - 87

繁體中文

影響住宅市場流動性皂主要因素包括住宅屬性、都市土地使用條件、經濟環境。其他因素則包括賣方訂價策略、買方意願及社會經濟屬性，以及仲介業者的行銷方式等等。本研究嘗試探討都市土地使用條件對住宅市場流動性之邊際影響關係。本研究蒐集了台南市東區之住宅仲介交易資料，含成交及未成交之樣本，透過Cox比例危險模型建立住宅交易之成交機率模式。研究結果顯示，影響住宅流動性之主要顯著因素包括屋齡、住宅坪數、住宅類型及Haurin(1998)所建議之「非典型住宅」程度變數。再經由相對比較推論各不同住宅分組之相對流動性，結果發現台南市東區休型公共設施面積對住宅流動性有相當顯著的影響。但此影響必須是在公共設施規模大於2.5公頃時方為顯著。此外，本研究亦發現台南市東區的住宅，臨面道路寬度越大則流動性越低。而位於商業區的住宅，由於區內部份使用可能對居住者帶來負面的外部效果，致使其住宅流動性亦較低。

Major factors that affect the housing market liquidity include housing quality, economical development, location and land use control, etc. In this study we attempted to explore the marginal effects on the change of housing market liquidity due to the change of the land use control. We used samples from housing sells records in Tainan City, Taiwan, and applied the Cox Hazard model to construct the model. Empirical findings concluded that important attributes affecting housing market liquidity include housing building age, living space and the so-called 'atypical housing' measurement suggested by Haurin (1998). We also find that public facilities are significantly affecting the housing market liquidity when the space of facility is larger than 2.5 hectares in Tainan eastern region. On the other hand, increasing the width of the road adjacent to the living housing and changing the neighborhood land use to be commercial use decrease the quality of house living and hence reduce the market liquidity.

1. 林祖嘉 Lin, Chu-Chia、 林素菁 Lin, Sue-Jing(1992)。台灣地區環境品質與公共設施對房價與房租影響之分析。住宅學報 Journal of Housing Studies，1
   連結：
2. Anglin, P. M.(1997).Determinants of buyer search in a housing market.Real Estate Economics,25(4)
3. Belkin, J. D., Hempel, D. J., McLeavey, D. W.(1976).An empirical study of time on market using multidimensional segmentation of housing Market.AREUEA Journal,4
4. Cox, D. R., Oakes, D.(1980).Analysis of Survival Data.Chapman and Hall.
5. Cubbin, J.(1974).Price, quality and selling time in the housing market.Applied Economic,6
6. Forgey, F. A., Ruthergord, R. C., Springer, T. M.(1996).Search and liquidity in single-family housing.Real Estate Economics,24(3)
7. Genesove, D., Mayer, C. J.(1997).Equity and time to sale in the real estate market.The American Economic Review,87(3)
8. Glower, M., Haurin, D. R., Hendershott, P. H.(1998).Selling time and selling price: The influence of seller motivation.Real Estate Economics,26(4)
9. Haurin, D. R.(1988).The duration of market time of residential housing.AREUEA Journal,16(4)
10. Jud, G. D., Seaks, T. G., Winkler, D. T.(1996).Time on market: The impact of residential brokerage.The Journal of Real Estate Research,12(3)
11. Kalra, R., Chan, K. C.(1994).Censored sample bias, macroeconomic factors, and time on market of residential housing.The Journal of Real Estate Research,9(2)
12. Kluger, B. D., Miller, N. G.(1990).Measuring residential real estate liquidity.AREUEA Journal,18(2)
13. Lippman, S. A., McCall, J. J.(1986).An operational measure of liquidity.The American Economic Review,76(1)
14. Miller, N. G.(1978).Times on the market and selling.AREUEA Journal,6
15. Schilling, G.(1996).Working capital role in maintaining corporate liquidity.TMA Journal,October
16. Yang, Shiawee X., Yavas, A.(1994).Bigger is not Better: Brokerage and Time on the Market.The Journal of Real Estate Research,10(1)
17. 李春長 Lee, Chun-Chang(1996)。房地產交易市場上銷售期間之研究－臺灣房屋銷售成交機率的實證研究 Marketing Duration of the Real Estate Brokerage in Taiwan。政大地政學報 Journal of Taiwan Land Economics，1(1)
18. 李春長 Lee, Chun-Chang、 張金鶚 Chang, Chin-Oh(1996)。房地產仲介市場賣方訂價與成交價和銷售期間關係之研究 List Price, Transaction Price, and Duration of the Real Estate Market in Taiwan。經濟論文 Academia Economic Papers，24(4)
19. 李春長 Lee, Chun-Chang、 張金鶚 Chang, Chin-Oh、 林祖嘉 Lin, Chu-Chia(1997)。房屋交易市場上銷售期間之研究：存活模型之應用 The Study for Duration of the Real Estate Market in Taiwan。行政院國家科學委員會研究彙刊：人文及社會科學 Proceedings of the National Science Council, Republic of China Part C: Humanities and Social Sciences，7(3)
20. 陳芳珍(1991)。國立政治大學地政研究所。
21. 黃怡平(1992)。國立中興大學都市計劃研究所。

1. 陳彥仲、陳佳欣(2005)。引用回溯調查資料論述台灣地區住宅首購之動態現象。建築學報，54，57-73。
2. 彭建文(2006)。住宅成交價格與銷售期間關係分析—賣方訂價策略之影響。住宅學報，15(2)，1-22。
3. 朱芳妮(2012)。集合住宅使用衝突與管理維護績效關係之探討。住宅學報，21(1)，37-65。