埤圳濕地生態系統服務對房價的影響及環境損害評估──GIS基礎下的空間特徵價格法

Effect of Wetlands on Residential Property Values and Evaluation of Environmental Damage with Development of Wetlands: GIS-based of Spatial Hedonic Price Method

本文以空間落遲模型估計涵蓋地理資訊系統生成的房屋周邊公共設施，房屋至八德埤塘自然生態公園距離及房屋周邊環繞之埤塘及埤圳濕地面積等空間變數，選取桃園市八德區、離八德埤塘自然生態公園3公里範圍內，在2012年8月至2014年9月，完成交易的3,924筆家用、住商及國民住宅房價資料，探討房價及位處離八德埤塘自然生態公園不同距離，且周邊環繞不同埤塘或埤濕地面積的關係。依此，評估開發現有埤塘或埤圳濕地所造成的環境損害金額，此一金額也是開發者使用埤塘及埤圳濕地資源須支付的生態影響費。結果顯示，以距離八德埤塘生態自然公園的遠近而言，離此越遠房價越低，然此一現象至距離八德埤塘自然生態公園約1.3里處則呈現相反的趨勢。而房屋周邊500公尺所環繞的埤塘及濕面積之大小與房價間並無固定趨勢，其中高房價區位之一是落在八德市相對熱鬧的區域，這些房屋周邊已無可開發的埤塘或埤圳濕地；另一則是房屋周邊有2,000－10,000平方公尺的埤塘及濕地面積，這些房屋周邊的埤塘即是八德埤塘自然生態公園。依此評估未來開發不論包括或不包括經整治且具典範的八德埤塘生態自然公園，造成的環境總損害為2012年8月至2014年9月，在八德區完成交易的3,924棟總房價的16.26％－17.76％，金額約為44億5千萬至48億6千萬之間。整體結果顯示，未來潛在開發者擬開發埤塘及埤圳濕地為建地時，估算支付開發環境總損害的大小，除了須納入開發所處的位置外，尚須考慮每平方公尺及整體開發面積對環境造成的損害。 The purpose of this study is to evaluate environmental damage as a payment for utilizing wetland ecosystem services for construction sites. Since the spatial differentiation of residential property values varies along the distance and acreage of wetlands around the houses a spatial lag hedonic price model is employed. A set of data with 3,924 actual price registrations of residential property transactions in March of 2011 to September of 2014 collected by Department of Interior of Taiwan is conducted for analyses. The study area covers all transacted properties within 3 kilometers radius of Taoyuan Bade Eco-Pond Park. This Park is located in a county which has the most ponds in Taiwan and is part of Taoyuan Reservoir and Canal Wetlands which are classified as national level wetland. The results show that values of residential properties are lower as they are farther away from the reference site of Taoyuan Bade Eco-Pond Park. The highest residential properties values located in the areas which are either without reservoirs and wetlands for further development or are next to Taoyuan Bade Eco-Pond Park and this Park is the only space for development around this area. The value of total environmental damage is about 4.45 billion NT dollars with further development of all other wetlands around the residential properties. If further development includes Taoyuan Bade Eco-Pond Park the value of total environmental damage increases to 4.86 billion NT dollars. These results indicate that the evaluation of payment and amount for the loss of ecosystem services of wetlands development not only has to account for the locations of the wetland sites but also has to account for environmental damage of per square meter and total acreage of development.