由居民生活品質感受之觀點解析捷運場站周邊地區住宅租金的合理性

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Title:	由居民生活品質感受之觀點解析捷運場站周邊地區住宅租金的合理性 A Study on the Reasonable Price of Rental Housing around Mrt Stations: a Perspective of Residents' Quality of Life
Authors:	徐國城
Contributors:	都市計劃與開發管理學系
Keywords:	成長管理大眾運輸導向發展生活品質條件評估法住宅願付租金 growth management transit-oriented development quality of life contingent valuation method willingness to pay
Date:	2021
Issue Date:	2023-03-08 09:01:25 (UTC+8)
Abstract:	成長管理之規劃思維，已成為國內外主流且合乎永續發展願景的都會區發展方向，在此框架下，大眾運輸導向發展的規劃作為及其所欲落實之緊密土地使用型態，由學術界及公部門的角度，似為正確且應積極推動的政策取徑。然而，由民眾的現實考量或實際居住之生活品質感受，是否真為如此？亦即，由身處在該環境場域之主人 —「居民」的角度觀之，此般新型態土地利用結構的塑造，對居民而言，是否為其所希望或喜愛的生活環境場域？緣此，本研究擬以台北都會區大眾捷運系統場站周邊地區為整體研究範圍，由居民生活品質感受與住宅願付租金兩項探討途徑，剖析民眾對於大眾運輸導向發展地區的看法。並試圖釐清相異之交通運具使用習慣、場站型態（高架型、地下型）、軌道類型（單一路線、雙軌道路線）、社經條件等因素，對於民眾感受的差異影響。因此，在整體操作概念方面，由於本研究係以民眾之感受認知為基礎，探詢其生活品質滿意程度與住宅願付租金，必須經由多次且大量的民眾問卷調查方能客觀、且謹慎地釐清所欲探討之問題，故以捷運場站周邊地區之居民為探討對象，分別探詢出台北都會區不同場站型態與軌道類型之捷運場站周邊地區居民的生活品質感受與差異；接續運用條件評估法之概念，設計出租賃場站周邊地區住宅的願付租金問卷，並建立Tobit迴歸模型，分別估算出台北都會區捷運場站周邊地區，民眾租賃住宅所額外願意支付的租金。研究結果指出，無論是針對高架型場站及地下型場站周邊地區，大眾捷運系統的高可及性，加上捷運場站所形塑的開放空間氛圍以及場站周邊之多元運輸工具（諸如：更為豐富的公車班次、數量更多的Ubike及計程車等）等條件，使得高架型或地下型場站周邊地區的租賃住宅能對租屋者產生吸引力，而使其願意支付更高的租金水準承租住宅於此。此外，受訪者亦願意額外支付較高的住宅租金來選擇居住在雙軌道捷運場站周邊地區。受訪者願意額外支付之租金水準方面，本研究實證結果可顯示，無論是在高架型或地下型場站周邊地區，受訪者在考量此等地區的居住環境後，皆願意額外支付較高的住宅租金居住於此，願付租金高於行政區租金價格的比例分別為10.22％及18.16％。此結果亦顯示，受訪者所願意支付的租金價格係高於目前場站周邊的租金行情，其比例分別為2.73％與11.67％。 To address the varied impacts derived from urban sprawl, Taiwan has followed the footstep of the U.S. by manipulating the concept of growth management to improve its imbalanced development in cosmopolitan areas. The transit-oriented development affects the actions taken in the growth management strategic structure. Besides focusing land development intensity, the realization of land utilization efficiency and the concentrated development of the living, commercial, and career opportunities in the neighborhood of mass transit system all will lead to a reduction in the usage of private transport and thus the alleviation of issues such as augmenting traffic congestion, air pollution and noise pollution. Since the kick-off of the respective operations in 1996 and 2008 for the Taipei MRT systems, the masses’ habitual choice of transport has changed. Affected by the thinking behind the government’s policy of active promotion of transit-oriented development, the land usage pattern and property prices in the neighborhood of MRT stations appear different from other areas. However, are the residents from these neighborhoods virtually enjoying a better life quality from their own point of views? Are the higher residential rent in those areas a reflection of the true values of the pros and cons derived from living in those areas or just a mounting in prices driven up artificially? Therefore, this study focuses on the surrounding areas of MRT stations in Taipei metropolitan and conducts a survey geared towards the residents within those areas so as to understand the differences the residents sense about their living quality and that can further clarify the reasons that cause the differences between the residents living in Taipei metropolitan. In addition, this study adopts the concept of the contingent valuation method in designing the survey on the price of rental housing users are willing to pay. The survey investigates the masses’ extent of understanding of the pros and cons induced by the nearby MRT stations, and their WTP when renting the housing in areas surrounding those stations. The result can be served as future reference for the public transit-oriented development by the government.
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