空氣汙染對於房價的影響-以桃園重劃區為例

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Title:	空氣汙染對於房價的影響-以桃園重劃區為例
Authors:	沈晋輝;Shen, Jin-Hui
Contributors:	產業經濟研究所
Keywords:	重劃區;房價;空氣汙染;降雨量;工具變數;Rezoning;Housing Prices;Air Pollution;Rainfall;Instrumental Variables
Date:	2022-08-10
Issue Date:	2022-10-04 11:47:47 (UTC+8)
Publisher:	國立中央大學
Abstract:	隨著科技的進步和工業化的日益發展，伴隨著的是每年空氣汙染的加劇。根據世界衛生組織的報告，空氣汙染已經是人類健康威脅的主因之一。目前桃園市產業蓬勃發展、工作機會充沛、再加上相對合宜的房價，使得桃園市家庭戶數大幅增加。因為人口的遷入，重劃區變成人們居住的一大選擇。本研究主要探討桃園市(桃園區、中壢區、平鎮區、觀音區、龍潭區)空氣汙染對房地產價格的影響，並分為重劃區與非重劃區兩大類。本文使用資料為 2017 年 1 月至 2021 年 12 月間環境保護署、內政部地政司不動產交易實價登錄、交通部中央氣象局資料，在桃園市政府地政局網站上的資料得知各個重劃區重劃後的地號，利用地籍圖資網路便民服務系統查詢實際的路段及門牌號，於實價登錄資料中進行篩選，得到重劃區有效樣本 11,148 筆以及非重劃區有效樣本 33,543 筆。有鑒於空氣汙染與房價之間存在內生性問題，因此使用降雨量作為工具變數，並利用二階段最小平方法(2SLS)進行估計。實證結果發現於 2SLS 模型重劃區樣本下，空氣品質指標(AQI)、二氧化硫(SO2)、一氧化碳(CO)、臭氧(O3)、懸浮微粒(PM10)、細懸浮微粒(PM2.5)、二氧化氮(NO2)皆對房地產價格呈現負向影響，當上述七種空氣污染物濃度上升 1ppb 或 1μg/m3 ，房地產單價會下降新臺幣 46.8576 至 4195.2 元；而在非重劃區樣本下，皆對房地產單價產生不顯著的影響。可以得知重劃區相較於非重劃區而言，其環境因素對於房價的影響較大。本文建議建商競投重劃區土地時多加注意選址附近的地勢風向及周遭區域發展，因為空氣品質很大程度上影響著房價。另外，因應重劃區的快速發展，政府應多加完善現有的空氣汙染法規從總量上減少污染源。同時，建議行政機關設立重劃區時考慮地理位置及空氣品質、妥善規劃重劃區的軌道運輸與共乘交通、以及健全重劃區的生活機能以減少跨區移動。;With the advancement of science and technology and the increasing degree of industrialization, it is accompanied by worsening air pollution every year. According to the World Health Organization, air pollution is presented as one of the main human health threats. At present, Taoyuan City′s booming industries, abundant job opportunities, and relatively affordable housing prices have led to a substantial increase in the number of households. Due to the migration of people, rezoned areas have become a major choice for people to live in. This study mainly discusses the impact of air pollution on real estate prices in Taoyuan City (Taoyuan District, Zhongli District, Pingzhen District, Guanyin District, and Longtan District), and divides into rezoned areas and non-rezoned areas. The data used in this article is from January 2017 to December 2021 from the Environmental Protection Administration, the real estate transaction registration of the Department of Land Administration, and the Central Weather Bureau. Information presented on the website of Department of Land Administration, Taoyuan reports the rezoned land numbers in each rezoned area, using the cadastral map information network convenience service system to query the actual road sections and house numbers, and screening them in the real-price registration data to obtain 11,148 valid samples in rezoned and 33,543 valid samples in non-rezoned areas. In view of the endogeneity problem between air pollution and housing prices, rainfall was used as an instrumental variable in two-stage least squares method (2SLS) for estimation. The empirical results found that under the 2SLS model rezoned samples, Air Quality Index (AQI), Sulfur Dioxide (SO2), Carbon Monoxide (CO), Ozone (O3 ), Particulate Matters (PM10 ), Fine Particulate Matters (PM2.5 ) and Nitrogen Dioxide (NO2) have a negative impact on real estate prices. When the concentration of the above seven air pollutants increases rises by 1 ppb or 1 μg/m3 , the unit price of real estate will drop by NT$46.8576 to NT$4195.2. However, in non-rezoned areas, the effects were found to be insignificant. It can be seen that compared to non-rezoned areas, environmental factors have a greater impact on housing prices in rezoned areas. This article recommends that real estate developers pay more attention to the terrain and wind direction near the site and the development of surrounding areas when bidding for rezoned land, because air quality substantially affects housing prices. In addition, in response to the rapid development of rezoning, the government should improve the existing air pollution regulations to reduce the total amount of pollution sources. At the same time, it is recommended that administrative agencies should consider geographic location and air quality when setting up rezoned areas, properly ii plan rail transportation and shared modes of transportation in rezoned areas, and improve the living functions of rezoned areas to reduce cross-regional movements.
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