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博碩士論文 etd-0825111-190808 詳細資訊
Title page for etd-0825111-190808
論文名稱
Title
市中心與市郊科技園區辦公室市場租金及空置率之研究: 以台北市辦公室市場為例
A Study of Rental and Vacancy Rate in Office Market of CBD and Suburban Technology Park- A Case Study of the Taipei Office Market
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
54
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
2011-07-13
繳交日期
Date of Submission
2011-08-25
關鍵字
Keywords
空置率、市中心、租金、市郊科技園區、辦公室
Office, Vacancy Rate, Suburban Technology Park, CBD, Rental
統計
Statistics
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中文摘要
在商業社會中,辦公室是企業營運不可或缺的場所,而辦公室市場的發展與成熟度也可以反映出各個地區的經濟商業發展情況。基於辦公室市場真實租金及空置率資訊取得不易,國內過去對於辦公室市場的研究,鮮少有利用租金及空置率的初級資料實證探討兩者的相互影響關係,因此了解租金及空置率兩者的關係為本研究的關注重點。隨著都市發展,台北市中心可開發土地己經變得非常稀少,市郊科技園區過去十多年的發展所帶來的供給量,是否會讓企業因為相對市中心低的租金水準及資訊科技進步所帶來的便利性,選擇搬離市中心而進駐市郊科技園區。本研究另一個關注重點,是透過實證分析探討台北市郊科技園區辦公室新供給量對市中心A級辦公室市場空置率的影響,以作為企業、開發商及投資人進行不動產商業決策之參考。

本研究範圍涵蓋台北市中心辦公室市場商圈及台北市郊之內湖科技園區與南港軟體工業園區。首先藉由相關理論與文獻回顧了解競租理論、辦公室區位選擇理論及影響辦公室租金及空置率因素的研究,然後透過辦公室市場現況分析了解目前市中心及市郊科技園區辦公室市場發展概況,最後以實證模型分析研究資料。透過相關係數及最小平方法對初級資料進行實證分析,本研究發現台北市中心A級辦公室市場空置率及租金呈負向變動的關係,即空置率增加會使租金下降,相反的空置率下降時會導致租金上升,當空置率每增加1%時,租金每月每坪將下降NT$27.16。本研究同時發現台北市郊科技園區辦公室新供給量對市中心A級辦公市場空置率存在正向變動關係,即市郊科技園區供給量增加,會使市中心A級辦公市場空置率上升,當台北市郊科技園區每增加10,000坪新供給量時,市中心A級辦公室市場空置率會上升1.53%。若企業承租戶、不動產開發商或投資人能了解市場空置率及辦公大樓供給情況,將有助於其評估企業辦公室租賃、不動產開發案或投資案的最適合時間點,從而進行更有效率的商業決策,以降低風險及取得更好的投資報酬或租賃條件。
Abstract
Office is a necessary workplace for corporate business operation in current commercial market, the maturity of office market development reflects the economy and commercial development status in different markets. The application of transacted office rental and vacancy rate as a primary data is relatively rare in pervious domestic literatures due to the difficultly of primary data collection. Therefore, the study of the correlation between office rental and vacancy rate by using primary data analysis is one of the research focus. Moreover, the lack of land supply for office development in Taipei CBD led to a rapid growth for suburban technology parks in the past decade. Corporate occupiers may relocate from the CBD to suburban technology parks due to competitive rental, improved public transportation network and information technology infrastructure. Therefore, the study of the correlation between suburban technology parks’ office new supply and CBD Grade A office vacancy rate is another research focus in this thesis.

The scope of study covers the Taipei CBD office submarkets and Neihu Technology Park and Nankang Software Park within suburban of Taipei City. The research method includes a literature review, market overview of CBD and suburban technology parks and empirical analysis of research data. By using correlation coefficient and ordinary least squares methods to analyze the factors, there are two finding revealed in the empirical results. Firstly, the empirical results revealed that the relationship between Taipei CBD Grade A office rental and vacancy rate is negative. Rental drop while vacancy increasing and oppositely rental increase while vacancy rate decline. The grade A rental may drop NT$27.16 per ping per month when Grade A vacancy rate increase 1%. Secondly, the empirical results revealed that the relationship between suburban technology parks’ office new supply and CBD Grade A office vacancy rate is positive. The Grade A office vacancy rate may increase 1.53% when suburban technology parks increase 10,000 pings office new supply. NT$27.16 per ping per month when grade A vacancy rate increase 1%. It would be helpful for making business decisions on office leasing, real estate development and property investment if corporate occupiers, real estate developer and investor have more knowledge on office market vacancy rate and new supply information.
目次 Table of Contents
論文審定書 I
中文摘要 II
英文摘要 III

第一章 緒論 1
第一節 研究動機與目的 1
第二節 研究範圍與方法 3
第三節 研究架構與流程 4

第二章 相關理論與文獻回顧 6
第一節 競租理論與辦公室區位選擇理論 6
第二節 辦公室租金及空置率影響因素相關文獻 9
第三節 小結 11

第三章 辦公室市場概況 12
第一節 台北市中心主要辦公商圈概況 12
第二節 內湖科技園區及南港軟體工業園區概況 23
第三節 小結 30

第四章 辦公室市場研究分析 31
第一節 研究資料說明 31
第二節 研究設計與變數選取 34
第三節 實證分析 36

第五章 結論與建議 40
第一節 結論 40
第二節 建議 42

參考文獻 44
參考文獻 References
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