房價實坪制後公設價格不同計價方式之實證研究

隨著當前住宅價格攀升，大眾對於住宅公設計價方式的討論愈加熱烈，也產生許多說法。目前臺灣對集合住宅價格的計價方式是採虛坪計價（將建物專有與公設面積合併計算住宅價格），反觀香港與日本皆採實坪計價（僅以建物專有面積計算住宅價格）。以特徵價格效用理論觀之，住宅公設帶來的效益也會影響住宅價格，Tse & Love（2000）研究顯示住宅公設為影響房價的因素之一，但實務上該如何採計公共設施的價格才能真正反映其效用？另一方面，內政部則欲提升住宅價格資訊透明度，於不動產交易實價登錄網站中分離專有面積與公設面積價格，惟分離計價方式尚未定論。有鑑於此，本研究欲以不同計價方式釐清住宅公設的價格。本研究資料為臺北大學特定區內19棟集合住宅大樓，於2012年到2017年間的交易資料共1,154筆，並採特徵價格效用理論進行分析。結果顯示，住宅公設對住宅價格有正向影響，然而虛坪計價會高估住宅公設價格；實坪計價會低估住宅公設價格；將專有及公設面積分離計價發現，公設單價約占專有部分單價三成，以此價格比重分別訂定專有、公設面積價格，能夠反映住宅各部分面積的效用價值，解決過去虛坪計價造成的紛爭。此外，該價格比重亦可作為未來不動產實價登錄網站分離住宅專有與公設面積價格之參考，改善住宅價格組成資訊不透明的問題。

Recently, the pricing method of condominium housing in Taiwan is based on the price includes private part combined shared area（the area of neighborhood facilities）of the building. In contrast, both Hong Kong and Japan are priced only private part of the building. In terms of utility theory, neighborhood facilities also bring benefits, however, it is commonly believed that the private part of the building is much more effective, consequently, the argument of pricing only private part of building has appeared. On the other hand, Taiwan’s government is looking for a method to separate the price of private area and the area of neighborhood facilities in order to improve the information of housing price, although the technique has not yet been determined. Tse & Love (2000) showed that neighborhood facilities are the factors affecting housing prices, but how can the pricing of neighborhood facilities reflects utility practically? To answer the question, this study wants to analyze different pricing methods in order to clarify the true value of neighborhood facilities. This study used WLS as model, and selected the sale price of real estate in 19th condominium housing in a specific area of Taipei University, from 2012 to 2017, totally 1,159 data. The study found that neighborhood facilities have positive impact on housing prices, while recent pricing method overestimates neighborhood facilities prices, the pricing methods which priced only private part of the building will underestimate neighborhood facilities prices. On the contrary, the pricing method separating the private area and the area of neighborhood facilities found that neighborhood facilities only account for nearly 30% of the price of the private area. Supposed that housing price will decline when the price is based on the ratio, moreover, the ratio can be used not only as a reference for government to separate the price of private area and the area of neighborhood facilities in the future, improve the information of housing price, but also solve the dispute under recent pricing method.