The impacts of the levels of community facilities on housing prices in Taipei City

住宅本身特性和鄰里環境為影響住宅價格高低之主要因素，環境特徵通因素常透過公共設施反映，設施越完善表示鄰里生活機能及可及性越高，產生正面效應使得住宅價格提升；鄰避設施產生的負面外部性導致居住品質下降，造成住宅價格降低。然現有文獻多數偏向針對特定的公共設施類型分析，相對少見到同時針對多樣設施進行全面性研究，缺乏生活設施面向的實證及設施服務水準衡量。 本研究運用特徵價格理論結合地理資訊系統，界定多項重大設施與生活設施；以分群探討設施之量增趨勢對住宅總價影響，透過等級衡量生活設施服務水準，建構最小平方及分量迴歸模型，以對設施作全面性研究。本研究採用臺北市2011年7月至2015年9月不動產交易實價登錄樣本與設施資料為對象。實證結果顯示，住宅總價主要受交通便利性和開放空間效益影響，生活設施水準對總價為正向影響，顯示生活機能具有正面效益。設施影響係數依序為捷運站0.0774、主題公園0.0307、餐飲0.0283、大專院校0.0219、大型醫院0.0193、殯葬設施-0.0190、學校0.0124、市場0.0057、鄰里公園0.0042及便利商店-0.0018。本研究進而探討不同總價下的設施影響效果發現，隨著住宅總價從低到高，各項生活設施的影響下降，低總價住宅主要受到生活機能和開放空間等鄰里環境影響，設施的便利性大於可及性效益；高總價住宅以負面外部性、文教及開放空間效益和就醫便利為主要影響，設施的便利效益不顯著。House pricing is strongly affected by its characteristics and neighborhood environment. Neighborhood characteristics are usually reflected by public facilities. The better the facilities are, the higher quality and convenience of the life results in a positive effect on housing price. The negative externalities of the NIMBY (not-in-my-back-yard) facilities lead to a decline in the quality of living and a reduction in housing prices. However, most of the existing literatures tend to focus on specific types of public facility. In this paper, more detailed study on the effects of overall facilities is proposed. In this research, the overall influence of facilities service level on house pricing is the focus. The proposed regression models are based on Hedonic price theory combined with geographic information system (GIS). Those overall facilities are categorized into two groups, important and community facilities. The provided different service levels of community facilities are defined. The clustering is used for evaluating the relationships between facility number and housing price. The real estate sales database in Taipei City from July 2012 to Sept. 2015 along with facilities is used for the evaluations. The evaluated results show that the total price is mainly affected by the convenience of transport and open space benefits, the service levels of community facilities have a positive effect. The impacts of the facilities are in the order of MRT, theme parks, restaurants, Universities, large hospitals, funeral facilities, schools, markets, neighborhood parks and convenience stores. Theme parks, the service level of community facilities and universities have higher impacts on those low-priced property while. funeral facilities, theme parks and large hospitals have higher impacts on high-priced one. One more finding is that the impacts of the service level of community facilities has declined with the increase in total housing prices. Low-priced property is mainly affected by the neighborhood environment and open space because facilities convenience is greater than the accessibility. High-priced property is mainly affected by the negative externalities, education, open space and access to medical care