實現居住正義？社會住宅政策對周邊房屋租金之影響──以臺北市為例

THE IMPACT OF SOCIAL HOUSING ON THE SURROUNDING RENT IN TAIPEI CITY

內政部2015年9月於更新核定的整體住宅政策中，提出只租不賣的社會住宅政策，期望藉由社宅之興建來維護居住正義，改善高房價所衍生之居住問題。據此，本文聚焦在房屋租賃市場，探討只租不賣的新社宅政策，對其周邊房屋租金可能產生的影響。本文以臺北市社會住宅為觀察標的，觀察至2021年為止共21處社會住宅資料，並採用591租屋網2015年至2021年之租屋成交資料，在同時考慮提供社會住宅的時間點與其周邊空間範圍大小下，衡量社會住宅對其周邊房屋租金之影響效果。本文實證結果發現，在以提供社會住宅時間點為首次招租之定義下，租屋物件周邊500公尺以內有社會住宅，會使其租金下降約1.92%，而其周邊1公里以內有社會住宅則會使其租金下降約1.49%。結果顯示社會住宅之興建，確實對租屋市場有其宣示效果或定錨效應，且此影響效果會隨著空間距離範圍擴大而減弱。其他影響租金行情之重要因素，包含房屋坪數、建物型態、租屋類型、鄰里特徵和租金內含其他內部設備之相關費用等。而在比較與社會住宅較為相似之電梯大樓，以及與社會住宅較不相似的公寓等兩種建物類型下，研究結果顯示社會住宅興建對周邊電梯大樓租金下降幅度較大（3.36%）。

In order to alleviate the housing problem, the government proposed an integrative housing policy of building and providing affordable housing. This study examines the impact of social housing on residential rents in the surrounding areas. We investigate whether the social housing policy curbed rents in neighboring housing by applying a hedonic price model to data from the“591 Rental Housing Network”from January 2015 to December 2021. The social housing program began as a trial scheme in 2011 and formally launched in 2014. Since then, 21 social housing residences were provided intermittently, providing an opportunity to evaluate the impact of social housing on the surrounding rents more precisely. Empirically, the existence of social housing reduced rent by 1.92% and 1.49% in the neighborhoods within 500 meters and 1 kilometer, respectively, and this anchoring effect occurs right after the social housing information is announced. In other words, the closer the residences are to the social housing, the greater the impact on rents is. We also find that lot size, building type, rental housing type, rental conditions, and neighborhood characteristics are the determinants of residential rental price. Also, comparing apartments and elevator buildings, we find that the existence of social housing reduces the rents of elevator buildings by 3.36%, which is greater than the influence on apartments.