上海市辦公大樓租金影響因素之研究－－以中央商務區甲級辦公大樓為例

A study on rents of the office building market of Shanghai City - a case of CBD A-grade office

現代化甲級辦公大樓，應具完善物業管理服務。本研究探討辦公大樓本身個別條件對成交租金之影響，除提供跨國企業赴上海設立辦公室之參考，盼以此台灣再邁向國際化同時，外資進駐台灣高級辦公大樓，辦公大樓物業管理改善方向與策略。本研究以上海市中央商務區六大辦公商圈115 棟甲級辦公大樓平均成交租金為應變數，自變數選取大樓管理費、屋齡、總樓地板面積、總樓層、停車位、電梯數等六項，建構特徵租金函數模型，應用多元迴歸分析方法，研究結果發現，影響上海市甲級辦公大樓租金中，管理費、屋齡、總樓層具顯著性，符合多數跨國企業在上海市辦公大樓選址考量因素，須有專業物業管理公司管理、屋齡新穎、進駐超高層辦公大樓可提升整體企業形象等因素，而有聘請專業物業管理公司管理維護，其成交租金也會比一般物業管理公司高。

Modern A-grade office buildings, with comprehensive property management services. This study discusses the impact of a building's specific conditions on the transacted rent. It is expected not only to provide a reference for multinational corporations looking to set up an office in Shanghai, but also to provide directions and strategies for improvement of office building management at the time when Taiwan is approaching internationalization, and overseas funds are entering the Taiwan's high-class office buildings. The average transacted rents of 115 A-grade office buildings in the six major office areas of Shanghai's central commercial district are the dependent variables, while the six independent variables are the management fee, age, total floor area, total number of floor, number of parking space, and number of elevator of the buildings. The hedonic rent function model was established by multiple regression analysis, etc. It is found in the research result that among the factors affecting the rent of grade A office buildings in Shanghai city, the management fee, age and total number of floor have significant effect. These conform to the factors most multinational corporations consider when choosing office location in Shanghai city, as it is believed that being managed by a professional property management company, being new and young in building age and being located at particularly high floor may enhance the overall corporate image. Thus, office buildings managed and maintained by hiring a professional property management company tend to have a higher transacted rent than those managed by a general property management company.