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博碩士論文 etd-0713109-170257 詳細資訊
Title page for etd-0713109-170257
論文名稱
Title
住宅選擇的偏好比較研究—以布達佩斯和高雄為例
Housing preferences comparison between Budapest and Kaohsiung
系所名稱
Department
畢業學年期
Year, semester
語文別
Language
學位類別
Degree
頁數
Number of pages
75
研究生
Author
指導教授
Advisor
召集委員
Convenor
口試委員
Advisory Committee
口試日期
Date of Exam
2009-07-09
繳交日期
Date of Submission
2009-07-13
關鍵字
Keywords
none
Budapest, Housing values, Kaohsiung, GIS, Hedonic Price Function
統計
Statistics
本論文已被瀏覽 5838 次,被下載 12
The thesis/dissertation has been browsed 5838 times, has been downloaded 12 times.
中文摘要
本研究的目的在瞭解台灣與匈牙利居民在住宅選擇偏好上的差異。過去已有許多比較亞、歐兩洲間,亦或是東西方在住宅選擇偏好上的研究,然而過去的文獻從未有以台灣與匈牙利的住宅選擇偏好研究為主題,這是以宏觀的角度比較東西方觀點之研究。台灣與匈牙利是兩個截然不同的國家,台灣的面積僅為匈牙利三分之一,然而居住人口卻為匈牙利的2.5倍。人口密度的極大差異將導致不同的住宅選擇偏好,為瞭解消費者偏好與房地產市場價格間的關係,本研究應用特徵價格理論,對高雄(台灣)與布達佩斯(匈牙利)房地產市場進行探討,企圖實證兩國在住宅選擇偏好上的差異性。
有別於其它西歐國家,匈牙利早期的歷史發展是屬於共產統治。近年來居民為了用更經濟的價格取得更大的住宅空間,而普遍發生郊區化(suburbanization)的現象,台灣居民亦是如此。除此之外,匈牙利是歐洲當中獨戶住宅比例最高的國家,這種現象在台灣並不多見。儘管本研究受限於資料取得上的困難,然而部分問題已透過特徵價格理論的應用而獲得解答。
Abstract
The aim of this thesis is to compare specific parts of the value systems in Hungary and Taiwan. Although there have been many cultural comparisons between Asia and Europe these are often undertaken with a broad focus such as comparing “east and west.” The decision to focus the current study on Hungary and Taiwan was made because these two countries have not been included in direct comparisons, meaning that an opportunity to contribute new knowledge is a real possibility. The two countries are different in that while Taiwan is only a third of the size of Hungary, it has nearly two and a half times the population of Hungary. This huge difference in population density contributes to differences in housing values, but the main focus of this study is value differences. This study investigates the Budapest and Kaohsiung housing market using hedonic price functions (HDF) in order to investigate whether hypothesized differences in consumer preferences are reflected in market price data.
Suburbanization is a process that is occurring in Hungary, much as it is throughout the rest of Europe despite the fact that Hungary’s earlier history as part of the communist east block makes the nation slightly different from Western Europe. While this process is based on doing what is necessary to find larger living quarters at an affordable price, similar consumer activity is not typical of Taiwan’s housing market. One characteristic of Hungary that differentiates it from Western Europe is that it has one of the highest percentages of single-family housing in Europe. In contrast, this type of dwelling is very uncommon in Taiwan.
Differences in data availability for the cities involved make precise comparisons difficult, but these difficulties can be partially redressed through the use of hedonic price estimation.

目次 Table of Contents
1 Abstract 3
2 摘要 4
3 Acknowledgments 5
4 Table of contents 6
4.1 List of Figures 8
4.2 List of tables 9
5 Introduction 10
6 Literature review 12
6.1 Values 12
6.2 Hedonic price analysis 18
6.3 Center accessibility 20
6.4 Hedonic price studies 23
6.4.1 Zheng and Kahn (2008) 23
6.4.2 Anshory and Resosudarmo (2009) 23
6.4.3 Katz and Rosen (1987) 24
6.4.4 Heikkila at al. (1989) 25
6.4.5 Kiel and Zabel (2007) 25
6.4.6 Wen, Lu, and Lin (2004) 26
6.4.7 Furtado (2007) 27
6.5 Housing studies of the investigated markets 28
6.5.1 Budapest 28
6.5.2 Kaohsiung/Taiwan 30
7 Description of the studied housing markets 33
7.1 The formation of the housing market in Budapest 33
8 Methodology 39
8.1 Assumptions 39
8.2 Hypotheses 40
8.3 Hedonic Price Function 41
8.4 Kaohsiung and Budapest data for hedonic price analysis 41
8.4.1 Kaohsiung 41
8.4.2 Budapest 43
8.5 Correlation Matrices 47
8.5.1 Kaohsiung Correlation Matrix 48
8.5.2 Budapest Correlation Matrix 49
8.6 Estimation problems in the model 50
9 Results 51
9.1 Final model evaluations 51
9.1.1 Budapest area 51
9.1.2 Kaohsiung area 53
9.2 Hypothesis testing 54
9.3 Other considerations 55
9.3.1 Street width and Noise level 55
9.3.1 Hedonic price study and GIS systems 55
10 References 56
11 Appendix 59
11.1 Wen and Lin 2004 59
11.2 Furtado (2007) 60
11.3 Chiang and Chang (2004) 61
11.4 Andersson Shyr Fu (2009) 62
11.5 Kaohsiung & Budapest 64
11.6 Noise level calculations. 67
11.7 Correlation matrices 69
11.8 Kolmogornov-Smirnov results 73
11.9 Equations 74

參考文獻 References
Andersson, D.E. (1997). Hedonic Prices and Center Accessibility: Conceptual Foundations and an Empirical Hedonic Study of the Market for Condominium Housing in Singapore. Stockholm: KTH Högskoletryckeriet.

Andersson, D.E. (2008 forthcoming). “Hotel attributes and hedonic prices: an analysis of internet-based transactions in Singapore’s market for hotel rooms.” Annals of Regional Science (in press).

Andersson, D.E., Shyr, O.F., Fu, J. (2008 forthcoming). “Does high-speed rail accessibility influence residential property prices? Hedonic estimates from southern Taiwan.” Journal of Transport Geography (in press).

Anshory Y.A., Resosudarmo, B.P.(2009). “Does clean air matter in developing countries’ megacities? A hedonic price analysis of the Jakarta housing market.” Indonesia Ecological Economics, 68(5): 1398-407.

Berry, B.J.L., Kim, H.M., (1993). “Challenges to the monocentric model.” Geographic Analysis,: 25,1: 1-4.
Chiang, Y.H., Chang, C.O. (2004). “Appraisal behavior and market comparison approach in Taiwan.” The 9th Asian Real Estate Society (AsRES) International Conference. 9-12 August 2004

Ciraci, H., Kundak, S. (2000). “Changing urban pattern of Istanbul; from monocentric to polycentric structure.” ERSA conference paper no. 378, European Regional Science Association.

Florida, R. (2006). Who’s Your City. Published by Basic Books
ISBN: 978-0-465-00352-5.

Furtado, B.A.. (2007). “Real estate prices and the relevance of local features in hedonic prices: quantil-spatial prices in the case of Belo Horizonte, Brazil.” MPRA paper no. 7340, Centro Universitario, Belo Horizonte, Brazil.

Goodman, A.C. (1989). ”Topics in empirical housing research,” in R.F. Muth and A.C. Goodman, The Economics of Housing Markets. Chur: Harwood Academic Publishers.

Heikkila, E., Dale-Johnson, D., Gordon, P., Kim, J.I., Peiser, R.B., Richardson, H.W. (1989). “What happened to the CBD-distance gradient:? land values in a polycentric city.” Environment and Planning A, 21: 221-32.

Ioannides, Y.M., Zabel, J.E. (2008). “Interactions, neighborhood selection and housing demand.” Journal of Urban Economics, 63(1): 229-52.

Katz, L., Rosen, K.T. (1987).“The interjurisdictional effect of growth controls on housing prices.” Journal of Law and Economics, 30(1): 149-60.

Kauko, T. (2007). “An analysis of housing attributes in the inner city of Budapest, Hungary, using expert judgments.” International Journal of Strategic Property Management, 11: 209-25.

Kiel, K.A., Zabel, J.E. (2008). “Location, location, location: The 3L Approach to house
price determination.” Journal of Housing Economics, 17: 175–90.

Locsmardi, G. (2006). National Report: Hungary and Budapest.
Rosen, S. (1974). ”Hedonic prices and implicit markets: product differentiation in pure competition.” Journal of Political Economy, 82: 34-55.

Tosics, I. (2006). “Spatial restructuring in post-socialist Budapest,” in S. Tsenkova and Z. Nedovic Budic (eds.) The Urban Mosaic of Post-Socialist Europe: Space, Institutions, and Policy. Heidelberg: Physica-Verlag, pp. 131-50.

Wen, H.Z., Lu, J.F., Lin, L. (2004). “An improved method of real estate evaluation based on hedonic price model.” Working Paper, Center for Real Estate Studies, Zhejiang University, Zhejiang, China.

Zheng, S., Kahn, M.E. (2008). ”Land and residential property markets in a booming economy: New evidence from Beijing.” Journal of Urban Economics, 63(2): 743-57.

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