Building scale:
Total floor area of commercial use in the building (Meter2)
Total floor area of non-residential use in the building (Meter2) Percentage of floor area of non-residential uses located in the building (%)
Non-residential uses (mixed use) in the building (1/0) Self-Block Scale:
Total floor area of commercial use in the block (Meter2) Total floor area of commercial use useful for residents in the block (Meter2)
Total floor area of commercial use not useful for residents in the block – Hotels (Meter2)
Total floor area of clinics in the block (Meter2) Total floor area of offices in the block (Meter2) Total land area of schools in the block (Meter2)
Total land area of private education/community service in the block (Meter2)
12
Total floor area of religious use in the block (Meter2) Total land/floor area of parking lots in the block (Meter2)
Total land/floor area of public facilities/offices in the block (Meter2)
Total land/floor area of residential-needs uses in the block (Meter2) Percentage of total land/floor area of residential-needs uses in the block (%)
residential-needs mixed-use block: non-residential uses located in the block (1/0)
Total land/floor area of non-residential uses in the block (Meter2) Percentage of total land/floor area of non-residential uses in the block (%)
Mixed-use block: non-residential uses located in the block (1/0)
Self-and-Surrounding Block Scale:
Total floor area of commercial use in self-and-surrounding blocks (Meter2)
Total floor area of commercial use useful for residents in self-and-surrounding blocks (Meter2)
Total floor area of commercial use not useful for residents in self-and-surrounding blocks– Hotels (Meter2) Total floor area of clinics in the self-and-surrounding blocks (Meter2)
Total floor area of offices in self-and-surrounding blocks (Meter2)
Total land area of schools in self-and-surrounding blocks (Meter2) School located across the street (1/0) Total land area of private education/community service in
self-and-surrounding blocks (Meter2)
Total floor area of religious use in self-and-surrounding blocks (Meter2)
Total land/floor area of parking lots in self-and-surrounding blocks (Meter2)
Total land/floor area of public facilities/offices in self-and-surrounding blocks (Meter2)
Total land/floor area of residential-needs uses in self-and-surrounding blocks (Meter2)
Percentage of total land/floor area of residential-needs uses in self-and-surrounding blocks (%) residential-needs mixed-use block: non-residential uses
located in self-and-surrounding blocks (1/0) Total land/floor area of non-residential uses in self-and-surrounding
blocks (Meter2)
Percentage of total land/floor area of non-residential uses in self-and-surrounding blocks (%)
Mixed-use block: non-residential uses located in self-and-surrounding blocks (1/0) Entropy of self-and-surrounding blocks HHI of self-and-surrounding blocks Park located across the street (1/0)
Squared straight-line distance from residence to closest school [(10 Meter)2]
Squared straight-line distance from residence to closest park [(10 Meter)2] Squared straight-line distance from residence to closest Taipei Metro station [(10 Meter)2]
Squared straight-line distance from residence to closest park [(10 Meter)2]
Total residential floor area in the block (100 Meter2)
* Zoning controls for three primary aspects of land use in Taipei, i.e., maximum building coverage rate, maximum floor area rate, and permitted land use types. Non of residential and commercial types, except for Residential I, does not permit mixed-use of residential, commercial uses; in other words, most of residential and commercial zoning types explicitly allow certain types of mixed use of residential and commercial uses. When maximum building coverage rate and floor area rate a controlled for, residential/commercial zoning types represent the degree of mixed use permitted.
** The base district is Wan-hua District.
Empirical results of Taipei residential mixed-use hedonic pricing models
The results of per-unit-floor-area Taipei hedonic pricing model (Table 3) show that being located on the first-floor increases residential sale price of per-square-meter floor area by 28 thousands New Taiwan (NT for short hereafter) dollars. The reasons for the increased prices include, first, first-floor-housing carries higher potential for being converted to commercial use, might reflect conventional preference of Taiwanese for “living right on land, usually has independent entrance, may have front and back yard or space.
Residence one year older decreases per-square-meter floor area by .81 thousand NT dollars (Table 3).
The sale price per square meter of 1-2-story short buildings is higher than that of taller buildings by 17.8 thousands NT dollars. This is largely due to the higher share of land cost, between 50-100 percent, of this type of buildings.
Buildings of higher maximum building coverage rate (BCR) permitted are welcomed by a great portion of Taiwanese since conventional notion holds that higher BCR cap permitted is better in terms of more interior living space, better use of land, and/or lower building cost. However, higher MBCR, on the contrary, provide less open space or even green space for the buildings, and also for the city as a whole.
Interestingly, buildings with each 100 percentage points more of FAR permitted leads to a decrease of residential sale price per-square-meter floor area by four thousand NT dollars (Table 3).
Higher FAR permitted can affect residential price per unit floor area in various aspects, including higher value of land, potential higher building cost per unit floor area, lower share of land cost per unit floor area, and possible lower amenity due to higher density. The joint effect of various aspect shows that increasing FAR permitted can reduce sale price per unit floor area. In addition, the higher the number of building stories, the higher the sale price per unit floor area is, echoing the higher building cost.
Compared to the base district, Wan-hua District, sale price per square meter of residential floor area is higher in Da-an District, Shi-Lin District, and Song-shan District by some 12.0, 9.2, and 9.5 thousand NT dollars, respectively, and lower in Da-tong District and Wne-shan district by 6.8 and 10.4 thousand NT dollars, respectively.