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    題名: 以地理加權迴歸改進住宅次市場劃分之研究
    Using Geographically Weighted Regression to Redefine Housing Submarkets
    作者: 陳力綸
    貢獻者: 張金鶚
    江穎慧
    陳力綸
    關鍵詞: 次市場
    空間異質性
    地理加權迴歸
    相似度指標
    最適群數
    日期: 2012
    上傳時間: 2014-04-01 11:19:46 (UTC+8)
    摘要: 住宅產品的異質性和多元化特性，使得住宅市場產生各式的次市場，次市場的分析不但對住宅需求者的購屋決策和生產者的商品定位有關鍵影響，也是政府在制定住宅政策參考的重要依據，故過去文獻對次市場劃分方式已有諸多討論。傳統區隔次市場方法是以先驗知識進行劃分，優點為容易操作且直觀，但過於主觀是主要被批評的缺點，為改善此缺點，後續研究者利用統計方法，從住宅特徵因素尋找可客觀定義次市場的方式，雖大幅提升住宅次市場劃分的解釋性，卻仍是聚焦於住宅類型、住宅面積等特徵因素的探討，無法捕捉住宅之空間相依性，且以往文獻所使用的傳統迴歸模型，未能闡釋空間異質性所形成的空間屬性分配，而此課題卻正是決定次市場的關鍵因素，故本文將採用地理加權迴歸模型(geographically weighted regression)，改進過去文獻缺乏考量空間因素之缺點。此外，以往文獻對於次市場究竟應以空間連續或不連續之方式呈現多有爭議，而關於次市場之劃分是否存在最適群數亦少有討論，故本文將針對上述議題一併討論。
    本研究以臺北市為研究地區，資料來源為某銀行所提供的2009年住宅交易鑑估資料，以地理加權迴歸分析住宅特徵變數對住宅價格影響效果的空間變化，試圖建置住宅之相似度指標，進而劃分空間連續型及不連續型次市場，再與台北市原有的行政區次市場比較優劣，最後探討次市場之劃分是否存在最適群數。
    Housing market is a bundle of houses with various characteristics, and it can be disaggregated into submarkets by different definitions which has been an important study issue in a decade. Housing submarkets defined by a priori manners such as geographical boundaries or certain characteristics were proved to be a non-optimal way. Recent studies tried to define submarkets with statistics methods such as principal component analysis and cluster analysis. There is some agreement that using these statistics methods are more reasonable to divide submarkets than those a priori ways, but the lack of concern for spatial dependence and spatial heterogeneity is a major problem to define optimal submarkets. Besides, there have been studies arguing about the continuity and discontinuity in housing submarkets. And the optimal number of housing submarkets is still a rare yet important topic. Hence, this study is focused on these issues.
    This study redefines submarkets using geographically weighted regression for the Taipei City. Use the regression results to compose a homogeneity index and divide houses into different submarkets. Moreover, compare the newly-defined submarkets with a priori submarkets and find an optimal number for housing submarkets.
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    23. Goodman, A.C. and Thibodeau, T.G., 2007, The Spatial Proximity of Metropolitan Area Housing Submarkets, Real Estate Economics, Vol.35(2), pp.209-232.
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    描述: 碩士
    國立政治大學
    地政研究所
    99257018
    101
    資料來源: http://thesis.lib.nccu.edu.tw/record/#G0099257018
    資料類型: thesis
    顯示於類別:[地政學系] 學位論文

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