土地混合使用對住宅價格的影響：解析混合使用、密度與可及性

Impact of Mixed Use on Housing Prices: Disentangling Mixed Use, Density, and Accessibility

TOD（transit-oriented development）站區的住宅價格，若因土地混合使用的實施而提高， 則可能影響TOD提高大眾運輸使用目標的達成；然而，混合使用對房價影響的文獻仍然有限。 本文研究目的有二：解析混合使用、密度與可及性；探討混合使用是否影響房價。研究假設為： 空間衡量尺度的「區位差異假設」、土地使用種類的「種類越多越好假設」、與土地使用量體 的「量體充足假設」或「越多越好假設」。本研究應用特徵價格模型（hedonic price model） 建立台北市住宅價格模型。實證結果顯示：較佳的混合空間尺度為對面街廓混合，亦即「近， 但不要太近」；住家日常生活直接需求土地使用種類，則越多越理想；但量體大小則並無影響， 呈現「夠了就好」的關係模式。然而此較佳的土地混合型態的代價為高房價，形成TOD實施 工具－－混合使用－－與TOD目標的衝突。但搭配TOD的高密度（高容積）政策，可緩和房價的 上漲、並提高TOD站區的住宅供給，且可同時保有理想的土地混合使用型態。

One objective of transit-oriented development (TOD) is to provide affordable housing in station areas, allowing transit dependents to fulfill their residential self-selection and hence to take transit. However, this objective could be adversely affected by high housing prices in TOD station areas. Nonetheless, previous research sheds little light on the impact of mixed land use on housing prices. This study analyzes the relationship between mixed use, density, and accessibility on the one hand, and to evaluate the impact of mixed use on housing prices on the other hand. To accomplish this empirical research, the hedonic price model is applied to the case of Taipei City, Taiwan. Research findings suggest compatible residential-needs uses in neighboring blocks increase housing prices. Additionally, this research reveals that high-quantity land use does not significantly improve level of accessibility. A community designed with neighboring mixed-use blocks and diverse land uses increases accessibility, but also results in increased housing prices. Hence this research suggests raising floor area ratio cap, together with the suggested mixed use type, which on the one hand, is likely to lower housing price per unit floor area, and on the other hand, to increase housing supply in TOD station areas.