A Study of Price Estimate Model on Residential Buildings Base on Hedonic Price - Kaohsiung City as an Example

[[abstract]]估價實務較少探討及運用特徵價格進行估價，本研究分析歸納出影響房地價格之重要因素，並運用特徵價格法，求得住宅大樓價格估計模型，方便大量估價使用者(金融機構、估價師事務所)，及對房地產行情不熟悉者，皆可利用模組化電腦系統，輸入相關數據，推測估計房地住宅大樓價格。 本究取高雄市行政區內6樓以上25樓以下住宅大樓為觀察資料，依照本研究目的，由台灣不動產交易中心，彙整國內知名房仲業之成交案例，並運用GIS軟體量測空間直線路徑距離，取得房地之相關資料，且透過實地勘查來核對資料之詳實。 本文根據內政部所發佈不動產估價技術規則，應用計量模型分析法的條件，運用回歸分析法進行檢驗，求得特徵價格法下之住宅大樓價格估計模型。經實證分析結果，建坪面積、屋齡、面前道路寬度、綠地距離、區域平均單價等五個變數，為影響房屋交易總價之顯著變數。 本究之住宅大樓價格估計模型，加入區域均價為變數，改善了過去各學者研究中，局限於某個區域內之缺憾，故適用於高雄市全區之住宅大樓價格的估計，經與專家實估結果比較發現，本研究所建構大樓住宅價格估計模型，不同區域之大樓房價，依模型所推估之價格均在估價師實際鑑價之合理範圍內，為一兼具理論與實務可用之模型。[[abstract]]Hedonic price theory is less applied in practical appraisal application in Taiwan. In this study, we analyzed factors involved in the pricing of residential buildings and deduced an operational model base on hedonic price theory. The financial and appraisal sectors, who are heavily involved in the price estimation, can take advantage of the this operation model to achieve a quotation by simply administer the relevant data. In this study, all the residential buildings between 6th and 25th floor in KaoHisung city were taken into account. The actual area and location of the real estates were measured using GIS software and the information further confirmed by personal visits. The histological deal pricings listed at Taiwan Real Estate Transaction Center, were collected and analyzed. Our developed operation model follows the technical regulations by the Ministry of Interior of Taiwan.This operational model on residential buildings pricings had implemented with econometrics analysis method and further tested with regression analysis. After principal component analysis, 5 major factors were found to influence the final dealing price, namely the construction area, age, the road width in front, distance to the green area and the averaged regional prices of the appraisal building. We added average regional prices as one of the co-variance and this had an advantage of assessing the whole city as opposed to the previous studies, in which the appraisal prices could only be applied to certain region of the city. The quotes on residential buildings from different regions that generated from the operation model were comparable with those anticipated by professional appraisalers. Thus, we proposed this theoretical model and to utilized into practical use