特殊樓層與交易價格的關係：來自實價登錄台北市數據之驗證

The Study on the Relationship between the Specific Floors and Transaction Price: Evidence from the Real Estate Transaction Registration Data of Taipei

傳統的可及性、視野與寧適性等理論，或基於文化（或迷信）的影響，使得交易所在樓層與房價之間存在特定的關係。本論文實證台北市住宅在立體使用下的特定樓層（主要為1F、4F與頂樓）與交易價格的關係，透過2013年1月至2021年4月臺北市50,946筆的住宅類實價登錄案件，以及分量迴歸等計量模式的使用，主要發現有三：（1）控制其他影響房價的因素下（如面積、屋齡、交易時間等），不管是公寓或大廈，基於立體使用的可及性等優勢，一樓的交易價格顯著高於其它樓層。（2）以大廈而言，位屬頂樓層或基於視野與寧適的考量，亦對總價有加價效果。（3）四樓或因與「死」的發音相近而出現減價，而此現象僅出現在公寓的交易樣本。本研究賦予「住宅大樓的四樓對交易價格的影響程度，並不若外界普遍的認知」解釋原因之一是：電梯提供可及性的利益，降低了四樓之文化迷信的折價劣勢。

This paper studies the pricing behavior of specific floors in the housing market. Based on 50,946 actual transaction big data of residential housing from 2013/1 to 2021/4 in Taipei, we use the econometric modeling of OLS (Ordinary Least Square) and the Quantile Regression and have three main findings. First, the objects of 1F are pricing the highest among all floors even after controlling other variables. This finding is consistent with the traditional land-rent law of accessibility. Next, the objects of highest floor also have the higher price based on the theory of view and amenity utility. Finally, the objects of 4F are pricing lower only on the sample of walk-up apartments and it may be explained by the effect of culture or superstitions.