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    Title: 房地分離下建物折舊之研究
    An Empirical study of building depreciation on land-price-extracted condition
    Authors: 高毓穗
    Kao, Yu Sui
    Contributors: 陳奉瑤
    Chen, Fong Yao
    高毓穗
    Kao, Yu Sui
    Keywords: 建物折舊
    外部性退化
    特徵價格法
    building depreciation
    external obsolescence
    hedonic price model
    Date: 2007
    Issue Date: 2009-09-19 13:15:11 (UTC+8)
    Abstract: 成本法為估價三大方法之一,其中折舊率之掌握至今仍無定論,Malpezzi et al.(1987)、Smith(2004)指出,由於土地無實體損壞及功能性退化,故利用特徵價格法分析折舊時,分析主體包含土地,將造成折舊的低估,而國內先前研究亦指出,分析主體包含土地,可能是使其分析結果不合常理的原因。本研究採特徵價格法,以台南市透天建物為對象,實證結果與Malpezzi等之論點一致,即不包含土地之價格函數,確有較高的折舊率,且呈現凸向原點之折舊型態。不動產價格模型亦顯示,建物壽命前期價格逐年下跌,但至後期將反轉向上,反應出土地之再開發價值。
    此外,依不動產估價技術規則之規定,求取建物價格時似乎未考慮外部性退化之價值減損,或將其視為與剩餘經濟耐用年數相關。然而Colwell and Trefzger(1994)指出負面外部性將同時影響土地與建物,本文實證結果發現,外部性退化除對土地價格造成影響外,事實上對建物價格亦產生價格減損效果。此外,外部性特徵對於建物價格之影響視兩者距離相鄰程度而定,故不應將外部性退化視為與屋齡相關,而於考量後推估建物剩餘經濟耐用年數。
    In this paper, we verify that estimated depreciation rate is higher when the land price has been extracted from single-family house prices in Tainan, and the depreciation pattern of building is convex to the origin. We also find that property prices will decrease in the early years and then turn to increase; this phenomenon may testify the benefit in land redevelopment. Moreover, this study shows that external obsolescence would reduce not only the land price but also the building price when the surrounding is unattractive, and the decreasing figures caused by external obsolescence shouldn’t base on house age, but distance between house and unattractive objects.
    Reference: 一、中文部分
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    曾明遜、謝潮儀,1995,「住戶逃避鄰避設施之自我防衛支出─以垃圾處理場為實証對象」,『都市與計劃』,22(2):217-233
    黃名義、張金鶚,2001,「辦公室、住宅與住辦混合租金之比較分析一面積、區位與產品異質性之影響」,『都市與計劃』,28(3):303-321
    黃佳鈴、張金鶚,2005,「從房地價格分離探討地價指數之建立」,『台灣土地研究』,8 (2):73-106。
    詹旻華,2006,「自房地價格分離土地價值之方法」,國立台北大學不動產與城鄉環境學系碩士論文,台北市。
    解鴻年、胡太山、邵澤恩,2000,「鄰里公園對鄰近不動產影響之研究:以新竹市為例」,『建築與規劃學報』,1 (3):258-271。
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    譚鴻仁、王俊隆,2005,「鄰避與風險社會: 新店安坑掩埋場設置的個案分析」,『地理研究』,105-125。

    二、英文部分
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    Bond, M. T., V. L. Seiler, and M. J. Seiler, 2002, "Residential Real Estate Prices: A Room With a View", Journal of Real Estate Research, 23 (1/2):129-137.
    Bourassa, S. C., Moesli, and J. Sun, 2004, "What’s in a View", Environment and Planning A, 36:1427-1450
    Cannaday, R. E., and M. A. Sunderman, 1986, "Estimation of Depreciation for Single-Family Appraisals", Real Estate Economics, 14 (2):255-273.
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    Colwell, P. F., and J. W. Trefzger, 1994, "Allocation, Externalities, and Building Value ", The Journal of Real Estate Finance and Economics, 8 (1):53-69.
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    Description: 碩士
    國立政治大學
    地政研究所
    95257023
    96
    Source URI: http://thesis.lib.nccu.edu.tw/record/#G0095257023
    Data Type: thesis
    Appears in Collections:[地政學系] 學位論文

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