都市土地使用條件對住宅市場流動性之邊際影響效果

THE MARGINAL EFFECTS OF URBAN LAND USE CONTROL ON HOUSING MARKET LIQUIDITY

影響住宅市場流動性的主要因素包括住宅屬性、都市土地使用條件、經濟環境。其他因素則包括賣方訂價策略、買方意願及社會經濟屬性，以及仲介業者的行銷方式等等。本研究嘗試探討都市土地使用條件對住宅市場流動性之邊際影響關係。本研究蒐集了台南市東區之住宅仲介交易資料，含成交及未成交之樣本，透過Cox比例危險模型建立住宅交易之成交機率模式。研究結果顯示，影響住宅流動性之主要顯著因素包括屋齡、住宅坪數、住宅類型以及Haurin（1988）所建議之「非典型住宅」程度變數。再經由相對比較推論各不同住宅分組之相對流動性，結果發現台南市東區休閒型公共設施面積對住宅流動性有相當顯著的影響。但此影響必須是在公共設施規模大於2.5公頃時方為顯著。此外，本研究亦發現台南市東區的住宅，臨面道路寬度越大則流動性越低。而位於商業區的住宅，由於區內部份使用可能對居住者帶來負面的外部效果，致使其住宅流動性亦較低。

Major factors that affect the housing market liquidity include housing quality, economical development, location and land use control, etc. In this study we attempted to explore the marginal effects on the change of housing market liquidity due to the change of the land use control. We used samples from housing sells records in Tainan City, Taiwan, and applied the Cox Hazard model to construct the model. Empirical findings concluded that important attributes affecting housing market liquidity include housing building age, living space and the so-called 'atypical housing' measurement suggested by Haurin (1988). We also find that public facilities are significantly affecting the housing market liquidity when the space of facility is larger than 2.5 hectares in Tainan eastern region. On the other hand, increasing the width of the road adjacent to the living housing and changing the neighborhood land use to be commercial use decrease the quality of house living and hence reduce the market liquidity.