台灣地區環境品質與公共設施對房價與房租影響之分析

An Analysis of the Effect of Environment Quality and　Public Facilities on Housing Prices and Rents in Taiwan

影響房價與房租的因素中，除了房屋本身的特性外，住宅環境品質與鄰進公共設施也同時具有影響力。本文主要目的在測試台灣地區房租與房價中，歸因於環境品質與公共設施的部分是否有顯著的影響效果。在傳統的特徵性函數當中，一個個別的環境因素或公共設施因會對於房價的影響往往不易被檢測出來。於是本文採用集合群體的方式，將所有影響房價與房租的因素分成三組群體，即住宅特性、環境品質與公共設施，然後再以J-test方法核定三者間的重要性。我們採用主計處民國78年度住宅調查資料做測試，結果發現的確三種族群對於房價和房租都有顯著的影響，其中又以住宅特性所佔的份量最重，超過90%以上。環境品質與公共設施固然亦有顯著影響，但其相對重要性較低，而且兩者之間亦無法區分何者較為重要。

In addition to housing characteristics, environment quality and public facilities also play an important role on determining housing prices and rents. The purpose of this paper is to test if there is significant effect of environment quality and public facilities on housing prices and rents in Taiwan. Sometime it is difficult to distinguish the effect for a single factor of environment quality or a single public facilities from others. In this paper, we separate all relevant characteristics into three groups as housing characteristics, environment quality, and public facilities, and then we apply a J-test to test the importance of the three groups. Applying a cross sectional housing data in 1989 from a Survey conducted by Directorate-General of Budget, Accounting and Statistics, we find that all of the three groups have significant effect on housing prices and rents. Environment quality and public facilities are significant but less important, and we cannot tell which one has a larger effect.