都市公園附近的綠色士紳化與影響房價之主要指標：以日本大阪市為例

Green Gentrification and Key Indicator for Housing Prices around Urban Parks: Evidence from Osaka City, Japan

本研究以日本大阪市為例，探討都市公園周邊的綠色士紳化現象及其對房價的影響。研究運用2010年至2022年的時間序列資料，結合莫蘭指數與特徵價格模型，從經濟、空間與社會結構三個面向，分析地價、高層建築比例、白領人口比例與高學歷人口比例等核心指標的變化，揭示綠色基礎建設投資與社會空間再結構之間的關聯性。研究結果顯示，公園規模對綠色士紳化的強度具有決定性影響。僅有大型公園周邊的士紳化指標成長幅度高於全市平均值，而中小型公園並未呈現顯著差異。這意味著大型公園因其景觀價值與政策投入較高，更容易吸引中高收入族群進駐，從而推動社會階層替換與房價上升。社會結構層面中，白領人口比例對租金與售價皆呈現顯著正向影響，而高學歷人口比例則不顯著，顯示職業結構比教育程度更能反映居民的經濟能力與購買力，並成為房價上漲的主要驅動因素。

This study investigates green gentrification and its effects on housing prices around urban parks in Osaka City, Japan. Using data from 2010 to 2022, it combined Moran’s I spatial analysis and the Hedonic Pricing Model to examine changes in four core indicators (land price, high-rise building ratio, proportion of white-collar workers, and proportion of highly educated residents) to assess the economic, spatial, and social effects of green gentrification and clarify the relationship between green infrastructure investment and socio-spatial restructuring. The results showed that the size of urban parks was significantly associated with the intensity of green gentrification: only areas surrounding large parks experienced greater increases in gentrification indicators than the citywide average, while small and medium parks showed no significant differences. This suggests that large parks are more likely to attract middle- and high-income populations due to their greater landscape value and policy investment, driving social class turnover and housing price increases. Among the social structure variables, the proportion of white-collar residents consistently showed a significant positive association with both rent and sale prices, while educational attainment had no significant effect, suggesting that occupational structure better reflects residents’economic capacity and purchasing power as the key determinant of housing price increases.