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題名：不同類型土壤及地下水污染場址外溢效果之評估--那種場址對房產價值減損最大？
書刊名：農業與經濟
作者：劉哲良／吳珮瑛／陳翰輝
作者(外文)：Liou, Je-liang／Wu, Pei-ing／Chen, Han-huei
出版日期：2016
卷期：56
頁次：頁1-40
主題關鍵詞：土壤及地下水污染；特徵價格法；分量迴歸；外溢效果；地理資訊系統；Soil and groundwater pollution；Hedonic price method；Quantile regression model；Spillover effect；Property value；Geographical information system
原始連結：連回原系統網址new window
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  • 被引用次數被引用次數:期刊(1) 博士論文(0) 專書(0) 專書論文(0)
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  • 共同引用共同引用:21
  • 點閱點閱:8
土壤及地下水污染除了直接對受污染點的土地及房產價值產生影響 外，透過消費者心理對場址厭惡心態之延伸，亦可能間接地對污染點外的鄰近土地及房產價值產生負面的外溢效果。此一議題迄今在國內尚未受到應有的重視及系統性的評估。有鑑於此，本文之目的即在評估不同類型土壤及地下水污染場址對鄰近房產之外溢效果。在實證上乃採用特徵價格法建立土壤及地下水污染場址與房產關聯之特徵價格函數，並以代理變數為外溢效果衡量的基礎，分別採用傳統迴歸模型與分量迴歸模型進行污染場址外溢效果的評估。結果顯示，加油站污染場址的房價外溢效果最高、亦即房產周邊有加油站對房產的減損最大，工廠類型次之，而農地類型最低，此一結果表示購屋者最不願與加油站類型的污染場址為鄰。此外，分量迴歸模型進而顯示，無論那一種類型污染場址，當房價越高、則外溢效果亦越高。在兩公里範圍內的顯著影響距離分群中，房產鄰近為加油站、農地或工廠等不同場址時，將使房價分別降低7.27% – 51.54%、6.82% – 14.81% 及7.71% – 36.20%。其次，若由距離分群的角度檢視，則無論在那一個區間下的房價，外溢效果對房價減損影響之百分比，在兩公里的範圍內相當一致的隨著距離的增加而減少。此一結果亦說明，擁有高區間房價的消費者，對於周圍是否存在污染場址相對於居住在低區間房價的消費者更加敏感。
The spillover impact of hazardous soil and groundwater contamination site on property value nearby the pollutant area is a high-profile research issue. The existing empirical results consistently show that the spillover effects on property value are significant as its distance from the contamination sites increase. However, there is still no systematic evaluation in Taiwan. Thus, the purpose of this study is to evaluate the spillover effects on property value caused by different types of contamination types of soil and groundwater pollution site. Empirically, the relationship connecting various attributes of housing property and its surrounding spatial attributes and characteristics of contamination sites is formulated in hedonic price method. A proxy variable is employed as an indicator of spillover effects of various kinds. The conventional OLS model and quantile regression model are adopted for comparison. The results show that housing property surrounded by contamination site of gas station impairs the housing price the most, by factory the send, and by farmland the least. That is, people are unwilling to pay to purchase housing property with gas station around. In addition, the delicate results can be observed from quantile regression that the higher the housing prices the larger spillover effects. Within 2 kilometer significant distance division, prices of housing properties surrounded by gas station, factory, and farmland will be decreased by 7.27%-51.54%, 6.82%-14.81%, and 7.71%-36.02% respectively. Furthermore, the results from quantile regression model show that in either price range of housing property the housing prices decrease consistently by either type of spillover of contamination sites. The results also show that people have high sensitivity for those who reside in housing properties with high prices than those reside in housing properties with low prices.
期刊論文
1.梁仁旭(20121200)。不動產價值逆折舊之探討。住宅學報，21(2)，71-89。new window  延伸查詢new window
2.Neupane, A.、Gustavson, K.(2008)。Urban Property Values and Contaminated Sites: A Hedonic Analysis of Sydney, Nova Scotia。Journal of Environmental Management，88(4)，1212-1220。  new window
3.Bell, Randall(1998)。The Impact of Detrimental Conditions on Property Values。The Appraisal Journal，66(4)，380-391。  new window
4.張怡文、江穎慧、張金鶚(20090900)。分量迴歸在大量估價模型之應用--非典型住宅估價之改進。都市與計劃，36(3)，281-304。new window  延伸查詢new window
5.Luttik, J.(2000)。The value of trees, water and open space as reflected by house prices in the Netherlands。Landscape and Urban Planning，48(3/4)，161-167。  new window
6.Koenker, R.、Hallock, K. F.(2001)。Quantile Regression。Journal of Economic Perspectives，15(4)，143-156。  new window
7.游適銘、張金鶚(20101200)。成本法估價偏誤之探討--分量迴歸應用。住宅學報，19(2)，81-104。new window  延伸查詢new window
8.Bitanihirwe, B. K. Y.(2014)。Mental Health in a Social Context。Journal of Psychiatry，17(6)，13-20。  new window
9.Brandt, S.、Maennig, W.(2011)。Road Noise Exposure and Residential Property Prices: Evidence from Hamburg。Transportation Research Part D，16，23-30。  new window
10.Colwell, P. F.、Munneke, H. J.(1997)。The Structure of Urban Land Prices。Journal of Urban Economics，41(3)，321-336。  new window
11.De Sousa, C. A.、Wu, C.、Westphal, L. M.(2009)。Assessing the Effect of Publicly Assisted Brownfield Redevelopment on Surrounding Property Values。Economic Development Quarterly，23(2)，95-110。  new window
12.Eshet, T.、Baron, M. G.、Shechter, M.、Ayalon, O.(2007)。Measuring Externalities of Waste Transfer Stations in Israel Using Hedonic Pricing。Waster Management，27(5)，614-625。  new window
13.Freudenburg, W. R.(2004)。Can We Learn from Failure? Examining US Experiences with Unclear Repository Siting。Journal of Risk Research，7(2)，153-169。  new window
14.Gamper-Rabindran, S.、Timmins, C.(2013)。Does Cleanup of Hazardous Waste Sites Raise Housing Values? Evidence of Spatially Localized Benefits。Journal of Environmental and Economic Management，65(3)，345-360。  new window
15.Greenstone, M.、Gallagher, J.(2008)。Does Hazardous Waste Matter? Evidence from the Housing Market and the Superfund Program。The Quarterly Journal of Economics，123，951-1003。  new window
16.Gregory, R. S.、Satterfield, T. A.(2002)。Beyond Perception: The Experience of Risk and Stigma in Community Contexts。Risk Analysis，22(2)，347-358。  new window
17.Ho, C. S.、Hite, D.(2008)。The Benefit of Environmental Improvement in the Southeastern United State: Evidence from a Simultaneous Model of Cancer Mortality, Toxic Chemical Releases and House Values。Regional Science，87(4)，589-604。  new window
18.Ketkar, K.(1992)。Hazardous Waste Sites and Property Values in the State of New Jersey。Applied Economics，24(6)，647-659。  new window
19.Kiel, K.、Zabel, J.(2001)。Estimating the Economic Benefits of Cleaning Up Superfund Sites: The Case of Woburn, Massachusetts。Journal of Real Estate Finance and Economics，22(2)，163-184。  new window
20.Lavee, D.、Ash, T.、Baniad, G.(2012)。Cost-Benefit Analysis of Soil Remediation in Israeli Industrial Zones。Natural Resources Forum，36(4)，285-299。  new window
21.Li, C. N.、Lo, C. W.、Su, W. C.、Lai, T. Y.(2015)。A Study on Soil and Groundwater Pollution Remediation of the Surrounding Real Estate Prices and Tax Revenue Impact。Sustainability，7(11)，14618-14630。  new window
22.Melichar, J.、Kaprová, K.(2013)。Revealing Preferences of Prague's Homebuyers toward Greenery Amenities: The Empirical Evidence of Distance-Size Effect。Landscape and Urban Planning，109，56-66。  new window
23.Mundy, Bill(1992)。Stigma and Value。The Appraisal Journal，60(1)，7-13。  new window
24.Noonan, D. S.、Krupka, D. J.、Baden, B. M.(2007)。Neighborhood Dynamics and Price Effects of Superfund Site Clean-Up。Journal of Regional Science，47(4)，665-692。  new window
25.Page, G. W.、Rabinowitz, H.(1993)。Groundwater Contamination: Its Effects on Property Values and Cities。Journal of the American Planning Association，59(4)，473-482。  new window
26.Patchin, P. J.(1991)。Contaminated Properties: Stigma Revisited。The Appraisal Journal，59(2)，167-172。  new window
27.Patchin, P. J.(1994)。Contaminated Properties and the Sales Comparison Approach。The Appraisal Journal，62(3)，402-409。  new window
28.Rinaldi, A. J.(1991)。Contaminated Properties: Valuation Solutions。The Appraisal Journal，59(3)，377-381。  new window
29.Simons, R. A.、Bowen, W. M.、Sementelli, A. J.(1999)。The Price and Liquidity Effects of UST Leaks from Gas stations on Adjacent Contaminated Property。The Appraisal Journal，67(2)，186-194。  new window
30.Simons, R. A.、Saginor, J.(2006)。A Meta-Analysis of the Effect of Environmental Contamination and Positive Amenities on Residential Real Estate Values。Journal of Real Estate Research，28(1)，71-104。  new window
31.Thayer, M.、Alber, H.、Rahmatian, M.(1992)。The Benefit of Reducing Exposure to Waste Disposal Sites: A Hedonic Housing Value Approach。The Journal of Real Estate Research，7(3)，265-282。  new window
32.Tobin, S.、Turvani, M.(2014)。Redeveloping Industrial Land: Are Contamination and Remediation Schemes Affecting the Price of Industrial Real Estate Properties?。Journal of Environmental Planning and Management，57(7)，1043-1065。  new window
33.Zabel, J. E.、Guignet, D.(2012)。A Hedonic Analysis of the Impact of LUST Sites on House Prices。Resource and Energy Economics，34(4)，549-564。  new window
34.Lancaster, Kelvin J.(1966)。A New Approach to Consumer Theory。Journal of Political Economy，74(2)，132-157。  new window
35.Rosen, Sherwin(1974)。Hedonic Prices and Implicit Markets: Product Differentiation in Pure Competition。Journal of Political Economy，82(1)，34-55。  new window
會議論文
1.丁玟甄、彭建文、林財川(2008)。屋齡對住宅價格之影響--以台北市為例。2008年中華民國都市計劃學會、區域科學學會、住宅學會、地區發展學會論文研討會。台北：國立台北大學。  延伸查詢new window
研究報告
1.行政院環境保護署(2012)。土壤及地下水污染整治費徵收制度檢討暨調整、規劃計畫。台北：中華經濟研究院。  延伸查詢new window
2.林祖嘉、馬毓駿(2009)。風水對於商用不動產價格影響之估計--大量估價法與分量迴歸估計法之比較。台北：國立政治大學經濟學系。  延伸查詢new window
3.Wilhelmsson, K.(2004)。House Price Depreciation Rates and Level of Maintenance。Real Estate Economics, Department。  new window
學位論文
1.林建亨(2008)。南科對房地產價格之影響--特徵價格法之應用(碩士論文)。國立成功大學。  延伸查詢new window
圖書
1.Simons, R. A.(2005)。When Bad Things Happen to Good Property。Washington, D. C.：Environmental Law Institute Press。  new window
2.Koenker, Roger(2005)。Quantile Regression。Cambridge University Press。  new window
其他
1.Environmental Agency(2000)。Cost and Benefit Analysis for Remediation of Land Contamination，http://www.eugris.info/displayresource.aspx?r=324。  new window
2.United States Environmental Protection Agency(2005)。Superfund Benefits Analysis，http://www.epa.gov/superfund/accomp/news/benefits.htm。  new window
圖書論文
1.Bond, S.(2002)。Do Market Perceptions Affect Market Prices? A Case Study of a Remediated Contaminated Site。Real Estate Valuation Theory。Boston：Kluwer Academic Publishers Press。  new window
 
 
 
 
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