都會區住孛用地價格評估模式之建構; Price estimation model for residential land in Taiwan urban area

NCUIR > Engineering College > Graduate Institute of construction engineering > Electronic Thesis & Dissertation > Item 987654321/43549

Please use this identifier to cite or link to this item: http://ir.lib.ncu.edu.tw/handle/987654321/43549

Title:	都會區住孛用地價格評估模式之建構;Price estimation model for residential land in Taiwan urban area
Authors:	黃韋憲;Wei-Hsien Huang
Contributors:	營建管理研究所
Keywords:	市場比較法;土地估價;模糊理論;特徵價格;surveying.;questionnaire;urban;fuzzy;price estimation;residential land price
Date:	2010-07-30
Issue Date:	2010-12-08 13:44:14 (UTC+8)
Publisher:	國立中央大學
Abstract:	房地產開發過程中，土地是一項相當重要的原料，以往經驗中土地成本大約佔房屋售價60%，購地成本過高會影響未來銷售率及利潤，低估土地價格則不易標售到土地，土地價格的評估，一直是建築投資開發業相當關注之議題。市場比較法一直是建設從業人員評估土地價格最常用估價方式，藉由已知市場價格推估勘估標的，但估價人員之主觀意識將影響著市場比較法之準確性，尤其以區域因素及個別因素差異之判斷，會因經驗之不同，以及對於該區域之熟悉度不同，而有主觀上之判斷，造成調整因素之選取以及調整率之大小而有所差異。本研究將估價過程以系統化方式，建立評估模式，藉由專家問卷以及模糊語意變數法求取估價人員對於土地價格特徵因素的客觀權重，其重要程度分別依序如下：接近殯葬相關場程度、接近電力變電場所程度、接近工廠程度、接近捷運車站程度、臨基地道路寬度、接近公園程度、學區因素、臨街關係、基地面積、地形、接近學校程度、接近火車站程度、接近大賣場程度、接近市場程度。市場比較法中如何設定調整率，一直是估價人員所在意之議題，本研究以數量化方式自問卷中取得各因素影響程度與價格變化之函數，依此價格變化函數，可得因影響程度不同之下之價格差異調整率，估價人員將可依此函數設定調整率，減少以往依賴估價人員經驗及熟悉度的主觀評價方式取得調整率。最後本研究將以個案模擬方式，透過此模擬展示如何藉由本模式來進行土地價格評估，如此將可使建築開發從事人員依循本模式對於標的物估價，減少因個人主觀意識造成估價落差。 Land price estimation usually and significantly depends on estimators’ experience. To prevent estimation from subjective judgment, the objectives of this research are to identify the impact factors and their corresponding weights for estimating land price, and to develop a price estimation model by a nationwide surveying and the fuzzy logical control technique. The impact factors are initially collected from literature, followed by the questionnaire development so as to refine the factors. The nationwide surveying targets seven major urban areas due to the distribution of corporate registration. A total of 500 questionnaires are spread based on the proportion of such registration. The analysis of 48 effective questionnaire returns determines the final 21 impact factors, accordingly shapes the fuzzy membership functions, and constructs the price estimation model. The case simulation concludes that the model is feasible and relatively accurate to assess a land price using its adjacent lands.
Appears in Collections:	[Graduate Institute of construction engineering] Electronic Thesis & Dissertation

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