中華大學碩士論文

(1)

中華大學碩士論文

公共工程建設及相關公共設施對鄰近地區房價之衝擊分析 -特徵價格法之應用

An Impact Analysis of Public Space Project and Related Infrastructures on House Pricing - an Application of Hedonic Price Approach

系所別：建築與都市計畫學系學號姓名：M09505005 張勝翔指導教授：胡志平副教授指導教授：陳天佑副教授

中華民國九十七年五月

(2)

公共工程建設及相關公共設施對鄰近地區房價之衝擊分析 -特徵價格法之應用

摘要

自民國 79 年政府籌備高速鐵路營運以來，相對帶動民間不動產投資熱潮下，各投資項目中，尤以高鐵站區房地產投資最為顯著。而在市場預期效應影響下，上述投資行為，加速各高鐵場站周邊地區建設與不動產交易，為台灣沈寂已久的建築市場，帶來一股新的活力。唯房屋商品興建資本投入，具有沈沒特性，而在龐大先期資本投入後，是否可維持良好的回收報酬率，多取決於興建單位的先期評估是否精確反映未來走勢。交通建設對於週邊土地發展將產生許多影響，諸如：環境品質、使用方式、房地價值與社會價值等，其中由於房屋價格涉及民眾財產價值，故長久以來皆為較重視的項目之一。

本研究擬以特徵價格模式為主體，先期透過文獻回顧，確認整體研究價格，並建立房價特徵變數，後以複迴歸分析方式，搭配相關係數分析與顯著性 T 檢定，討論高鐵新竹站營運前後，場站周邊地區房屋特徵價格之變化，並以公共設施屬性變數為主軸，分析各公共設施屬性對房價之影響。最後運用模糊最小平方法，將房屋特徵價格模型迴歸係數區間化，以增進整體模型實用性。

依據研究操作結果顯示：1.高速鐵路新竹站營運事件，對場站周邊地區房屋交易價格具顯著正向影響性，其邊際價格為103.942 萬元。2.高鐵新竹站設施主體對於周邊地區房屋交易價格之影響，起使於營運後，而非設施主體興建完成時。3.根據線性規劃預測基礎，本研究地區之房屋交易價格，未來將顯著持續提升，而年增率約為243.664 萬元/年；而公共設施屬性影響部分：1.高價房屋商品座落區位，將由新竹縣體育場附近區位趨近於高鐵新竹站附近區位。2.各公共設施屬性變數中，以變數「距加油站之最短距離」對房價之影響程度最大，而變數「距經國大橋之距離」對房價之影響程度最小。3.公共設施營造規模之大小，並未與其房價影響效益成正比；而在迴歸方法應用部分：模糊迴歸-線性規劃法，無法取得複迴歸模型中，

所有變數之模糊迴歸係數。故對於其應用於房屋特徵價格迴歸式之部分，產生重要限制。

關鍵詞：台灣高鐵、特徵價格、複迴歸分析、Box-Cox 轉換函數、模糊迴歸

(3)

An Impact Analysis of Public Space Project and Related Infrastructures on House Pricing - an Application of Hedonic Price Approach

Abstract

Ever since the Taiwan High Speed Rail under programming in 1990, many private real estate investments were revived, and among them the real estate market around the neighborhood is prominent. The real estate market is poured in a lot of capitals under investors’ expectation. Because of the sunk cost derived from housing products, the expected return of any real estate investment is mostly decided by the precision of previous analysis of market tendency. Transportation constructions would affect the housing development, such as environment quality, use pattern, market value and social structure. The housing price involves with the asset value, thus making it a long-term issue with most attentions.

This research is applied with hedonic pricing model, followed by literature review, assuring the holistic research price, constructing hedonic housing variables and multi regression analysis accompanied with correlation coefficient analysis and T testing. The main research topic lies within the change of housing price of the high speed rail station neighborhood before and after the high speed rail is under operation. The characteristic of public facilities is an axial, with which the effect of it on the neighborhood housing price is analyzed. The fussy least square method is last applied to interval the coefficient of hedonic pricing model to enhance the utility of the studied model.

The research result of this article demonstrates the housing price change include:

1. the Taiwan high speed rail event affects the neighborhood housing price positively, and the marginal price of it is around 1,039,420 NTDs.

2. the effect of the Taiwan high speed rail on housing price starts at the stage of

“programming” rather than “construction.”

3. the forecast from a linear programming analysis result shows that the housing price of Hsinchu station neighborhood will continue to arise, with an annual increase rate of 2,436,640 NTDs.

The research result of this article regarding public facilities on housing price include 1. the housing price of the neighborhood is determined by the vicinity of Hsinchu

(4)

County Stadium and Taiwan high speed rail Hsinchu station.

2. among the public facility variables effect on housing price , “the distance to a gas station” is prominent where as the “the distance to Jingo Bridge” is least.

3. the scale of public facilities is not proportioned with the housing price nearby.

Regarding the constraint of this article, it is found that the fuzzy regression–linear programming fails to replace all the coefficients of the regression variables within a multi regression model, therefore affects the regression parts of a hedonic housing price.

This is a constraint, which needs further research with attention.

【Keyword】：Taiwan High Speed Rail , Hedonic Price , Multiple Regression Analysis-MRA , Box-Cox Transformation , Fuzzy Regression

(5)

謝誌

本論文得以順利完成，仰賴多方之協助與支援。吾誠摯之感謝指導教授：胡志平老師與陳天佑主任，不論是學術研究方法之解惑、人生道路方向之引導等方面，

皆使本人獲益良多，而成為良師益友之關係。同時也感謝口試委員：林楨家老師、

解鴻年老師與閻克勤老師於口試期間之細心指導，使本論文更臻完備。

同時感謝亦師亦友的李奕樵老師，在其指導之下，而決定投入研究所的學業生涯。

也感謝兩位老同學兼室友：阿強與保菁，在求學生涯中，給予相互之支持與協助。

兩年研究所生涯結束，也代表完成了一個人生階段性目標。而回顧人生歷往過程，

不論是修正過往錯誤或開創未來新局，一路走來，我的家人總是在背後給予最大的支持、鼓勵與信任，相信任何言詞語彙均不足以代表我對家人之感激，而家人也是我人生前進的最大動力與支持，再次的感謝你們。

張勝翔僅誌於中華大學建築與都市計畫研究所 2008.05

(6)

目錄

第一章緒論

第一節研究動機與目的...1-1 第二節研究範圍與實證分析對象...1-3 第三節研究架構與方法...1-6 第四節研究步驟與流程...1-8

第二章文獻回顧與基礎理論

第一節相關文獻回顧...2-1 第二節研究基礎理論...2-11 第三節小結...2-23

第三章台灣高速鐵路發展現況

第一節台灣高鐵規劃理念...3-1 第二節台灣高鐵營運歷程...3-2 第三節高速鐵路新竹車站特定區...3-3

第四章研究設計

第一節迴歸方法之選取...4-1 第二節迴歸模式設計...4-15 第三節研究資料設定...4-18 第四節資料分析方法...4-27

第五章實證分析

第一節資料樣本分析...5-1 第二節特徵價格模型估計與建構...5-9 第三節房屋特徵邊際價格換算...5-21 第四節特徵價格迴歸係數區間化...5-33

第六章結論與建議

第一節研究結論...6-1 第二節後續建議...6-4

參考文獻附錄

頁次

(7)

圖目錄

圖1-1 台灣高鐵各車站南北分佈說明圖...1-3 圖1-2 新竹縣竹北市行政區位說明圖...1-4 圖1-3 場站影響範圍圈說明圖...1-5 圖1-4 研究架構說明圖...1-7 圖1-5 研究流程說明圖...1-9 圖2-1 特徵價格法下消費者均衡...2-14 圖2-2 特徵價格法下生產者均衡...2-16 圖2-3 特徵價格法下市場均衡...2-17 圖2-4 三角模糊數函數圖形...2-21 圖2-5 梯型模糊數函數圖形...2-21 圖2-6 三角模糊數α 截集說明圖...2-23 圖3-1 高速鐵路新竹車站特定區都市計畫圖...3-3 圖4-1 對稱三角函數係數定義...4-7 圖4-2 公共設施「數量」指標說明圖...4-21 圖4-3 公共設施「距離」指標說明圖...4-21 圖5-1 公共設施影響範圍等級說明圖...5-5 圖5-2 自變數與應變數樣本資料散佈圖...5-9 圖5-3 極值迴歸基本流程說明圖...5-33 圖5-4 模糊迴歸-線性規劃法基本流程說明圖...5-34 圖5-5 模糊迴歸-模糊最小平方法基本流程說明圖...5-34

圖附1-1 LINDO 軟體執行參數說明圖（一）...附錄 1-4 圖附1-2 LINDO 軟體執行參數說明圖（二）...附錄 1-5

頁次

(8)

表目錄

表2-1 研究對象公共設施分類說明表...2-4 表2-2 高速鐵路系統對地方發展影響相關文獻整理表...2-6 表2-3 房屋特徵價格研究文獻整理分析表...2-10 表3-1 台灣高速鐵路規劃建設重大事記表...3-2 表3-2 變更高速鐵路新竹車站特定區計畫土地使用面積表...3-4 表4-1 線性 Box-Cox 轉換函數型態說明表...4-5 表4-2 「明確數值迴歸」與「模糊數值迴歸」比較表...4-12 表4-3 「線性規劃法」與「模糊最小平方法」比較表...4-13 表4-4 「OLS 迴歸模型」與「Box-Cox 函數轉換迴歸模型」比較表...4-14 表4-5 樣本空間軸設定說明表...4-25 表4-6 樣本時間軸設定說明表...4-25 表4-7 研究變數整合說明表...4-26 表5-1 樣本來源與年期次數分配表...5-1 表5-2 樣本屋齡與年期次數分配表...5-3 表5-3 樣本樓層與年期次數分配表...5-3 表5-4 樣本面積與年期次數分配表...5-4 表5-5 樣本衛浴套數與年期次數分配表...5-4 表5-6 樣本道路寬度與年期次數分配表...5-5 表5-7 樣本都市計劃區內外與年期次數分配表...5-5 表5-8 公共設施屬性樣本累計次數分配表...5-6 表5-9 研究地區鄰里人口數說明表...5-7 表5-10 樣本資料敘述統計分析表...5-8 表5-11 房屋基本屬性-相關係數矩陣表（1）...5-10 表5-12 房屋基本屬性-相關係數矩陣表（2）...5-10 表5-13 地區公共設施屬性-相關係數矩陣表（1）...5-11 表5-14 地區公共設施屬性-相關係數矩陣表（2）...5-11 表5-15 整體外部環境屬性-相關係數矩陣表（1）...5-12 表5-16 整體外部環境屬性-相關係數矩陣表（2）...5-12 表5-17 整體變數檢視-相關係數矩陣表（1）...5-13 表5-18 整體變數檢視-相關係數矩陣表（2）...5-14 表5-19 線型函數模式特價價格模型初步估計彙整表...5-15 表5-20 半對數型函數模式特價價格模型初步估計彙整表...5-16

頁次

(9)

表5-21 逆半對數型函數模式特價價格模型初步估計彙整表...5-18 表5-22 雙對數型函數模式特價價格模型初步估計彙整表...5-19 表5-23 各函數模型比較說明表...5-20 表5-24 邊際價格換算說明表...5-22 表5-25 地區公共設施屬性變數邊際價格比較表...5-29 表5-26 國內物價指數變動說明表...5-30 表5-27 高鐵新竹站營運事件影響程度說明表...5-31 表5-28 預測型房屋特徵價格模式說明表...5-32 表5-29 特徵價格模式迴歸係數區間化說明表...5-35

表附1-1 假設樣本說明表（一）...附錄 1-3 表附1-2 假設樣本說明表（二）...附錄 1-5 表附2-1 個案 A 房屋特徵屬性資料表...附錄 2-1 表附2-2 個案 B 房屋特徵屬性資料表...附錄 2-3

頁次

(10)

! " #$% &'( ) * + , - . / $0 1 &2 3 4 5 6 7 8 9 : ; < = > ? @ 'A BC $D E ) F G H IJK L M N O P QR A BS TU V 4 = W X Y Z [ \N O ]^ [ _ ` a b

c de f gZ h N O ij k l $7 5 6 9 : \m n o p q r s t 'u

vC w3A B+ x yz { yS Ty| e } : ~ S $

A B 'u

D E 5 e X Y { >

¡ 2006¢'£ ¤ ¥ 79 ¦§ ¨ © ª ) F G H « $¬ 3 + ¤ ® ¯+ ° ±

² ³ ´ b ± ² µ z ¶· $) G K O N ° ± ² ¸ ¹ º '» 5 6 ¼ ` ½

b 0 ¾ ± ² #F ) G 6 K L M N O Z [ } ¯+ ° X ¿ D E À Á Â Ã { Z Ä 5 6 ¬ Å I{ Æ Ç'() F G H » § È } É Ê Ë Ì Í Î Ï b

£ Ð Ñ Ò Z Ó Y Ô Õ Ö ×¦Ø ® { dÙ Ú s ) G K O L M 5 6 Û Ü Í ; Ý¼ Þ¤ ® » ß à á² â Ç{ ã Ø ä å Ì æ Y Ô ç è ¬ ç é ê ë

è 3ì í ) î ï ð 'ñN Ð ² ± ò < ó À ô i » õ W ² ±

ò ç ö ÷ì í ø ù { ú û ü ý þ å 4 Ò Z o p { ö

Í ¬ { 'u

= W X Y Z [ N O Z [ { å » X Y Z [ { 6 K L M Î N O O p 'X Y Z [ ÷ O e ¶¸ > { Q Z [

O ® y | } + O ° Æ + Æ !

" # $ 2004¢'» X Y Z [ % Î & 4 ¼ ` ½ { Z [ ± ²

' 4 Æ ! 'Z Ä ± ² { å Z 4 { ( '$) A BS *

¤ ® ± ² +¼ , ) F G H Z [ % Î ç C - . / 0 +1 2 3 4 ¯+ ° 5 6 N O 7 8 / 0 { Î Õ ± ² Ò Z g9 : { ; ) < = $ì í ø ù { û a > '» ? Õ { § È } Ñ ç D E ) G @ 4 » ¤ ¥ 96 ¦ 3 A B l C Y Ô 3D ¤ E * ê #F G H I ¬ { X Y < 1 2 J W K f L M I N Ø ® Î D E O P Æ Q ÞR 34 » ) G 6 K L M ± ² Z [ { ¤ ® +

(11)

* " Û º S T5 6 7 U ö V n { W Ø Â X Y B Z 'u

¦¬ [ O \ ¤ 34 \ 7 ] ^ { > _ ß à ; ` a b c 2005¢d #0

¤ E e f Æ + { g ]^ [ _ Â Î / 0 +3 r h { = > i 2 j

L k N O l K dÙ '$]^ [ _ m ¬ ` a * X Y [ _ 3 / 0 + ¬ X Y n e o [ _ 3 / 0 + ¬ \ p e f Æ + ÷è ) q [ _ " 3 / 0 +r h b rs n t Ó < ó s O ù u vw x ]^ [ _ " ] ^ y z \D ¤ E { j J [ | } L k '

~ 4 ]^ [ _ 34 N O = > A BC $ P A B

U V N O m ¬ e f \` a 'u

£ { 4 7 U } 8 _ { ($¯+ ° *

&2 g % 8 _ h { å å ¼ { '» ) A BS T) G JH K L M N O ¶$ñN s t 7 8 t R 4 7 8 Z [ h W 4 Q X ¿ h Î W k ï ° P Ü Û º ± ² +}

/ 0 +3Í ¬ ¼ 'Ü JH ) G iO Â Ð 7 8 O Ë

¡ ¢ £ { ï å - Ì Z mí ó Z Ì ¤ 7 8 { è ÇR » W h ï Ü ° P ç Z Ì Í ¥ ¤ ¦ Ù § ¶í ó { ï

Û Z Ì ( Í ¬ 5 6 » ¼ b Ì ó í é 0 ¨ { ï ® ' 7 8 5 6 { Z [ ± ² 8 > õ W { ² © ª3Í ¬ « ¬ C 3± ² +°

P = W { ® ¯ 'u

]^ Z [ 34 ° M ñN C ° P å ± Ý²] ^ ys t : l yN

ë} [ ë~ ¶ 4 N ³ \¤ E ° ë1Õ Ã $¬ ; ´= Z { µ z ' µ P C w3¥ ¦¬ ¸ = > X Y Z [ ) F G H !

6 K « 34 L k N O ¶ - dÙ A Bg Z 5 6 ij

· - 'u

A Bz { » 4 $- ëv¸ ~ ¹ ¥ Q º { û » } v¸ ¼ ½ ) F G H IJÔ K L M dÙ ' ¾ ¿ = W X Y Z [ 6 K L M N O ]^ [ _ 34

` a 'g À Á [ Â Ã T A B\ Ã n Ä ö Å V Q

$; 7 ¼ / 0 +y« Æ +} o p q r s t ' 0 m* A Bz { ÷ Ç È Ýb ²u

yZ h ) G IJÔ K L M N O ij k É 7 ¯+ ° / 0 +\Ð « u Æ +q r s t 'u

(12)

Êy$) G IJÔ K 3 QR v¸ Â Ã Z k É Qt \ t i g$A BË Ì 7 5 Í o p q r 'u

Îy ) Ï V Ä} A BÎ Ì Ã Tµ A BÁ [ } Q A Bµ P Ë Ì ö Å V 'u

u

A B Ð w3¥ ) F G H Ò Z 6 K L M N O 34 ]^ [ _ má

° P 7 8 5 6 ij Ñ d'D E ) G 4 Ò Ó Ô C ^ Í ÕÖ K O z & × s « { K O ^ ó Ø K H Ù G vÚ D H yÛ Ü yÝ Þ yI JyD ¶yß à yD G \) á Iâ « Ô K ~ ' ¶D H K } Û Ü K Ð } D G

\ã V ä ÎG ^ ! 6 K L M 5 6 D G Ô K \å ó Q t æC k ç A Bo w3) G 6 K 1C D H K } Û Ü K è 4 V Ä6 K r h ' Ë 5 6 é z & ) G « 6 K L M 5 6 X ¿ ¸

³ ! +vÚ IJJH K } D ¶ê O K ë K L M N O N ° Ð ì ¸

í +î (r h N n b A Bï ) G IJ6 K L M N O P A B3 'u

u

A B[ S T) F G H IJK § Í vÐ IJð JH 5 JH 5 I Jð ð ñ ¶ g[ ó ¶¡ ) F ]H JH X | ò ¦¬ JH 5 4 ó ô

!¶ õ ö b Ë [ h ð § iO !\) F G H IJK iO !~ 5 vO 'JH 5 p 4 IJð Ò H : G Ó ð & ÷ H ø } IJ5 \Jùú H û ü ý þ H Ó ¡ } Iy w ùH Ó ð ¡ j I ù } Ò D E ' 5 48.7497 : ] '

D H u Û Ü u Ý Þ u IJu

u

D ¶u

Ù u u

ß à u D G u â « u Â « u

Í « u

1-1uD E ) G Ô K G H v u

(13)

JH 5 § m K ² Ó ¤ ¥ Õ×¦ÕÊA JH 5 5 !

- 126,255 '4 5 Í vO Ó vJH 5 IJð ð ñ ¶ g[ ó ¶¡ ) F ]H JH X | ò '

A B U V ) G IJK \N O ]^ [ _ 3 N O

` ½ ¶d- µ z yØ ® \3½ ² ¬ " ~ # $ % & q ' () vA B[ 'u

u

A BV Ä Ð w3) F G H IJK L M N O ij k É Z

6 K L M N O " Ð ¶ 6 K S TN O '* X Y Z [ S T[

÷Ë O vë + ² w3ò H yG H \ã ~ , C S T1

S T~ [ , X Y H C ë - 3~ Ð 'Ý. Ó / 2003¢0 D H ã 1 C , C ë - 400 ]2 3 4 S T 5 6 ² V Äã « & ç N ij dÙ '5 6 2006¢" w3D H ã Û G C ë - 200 ] 2 S T dÙ A B w ò H 7 f yw vO Í Ð > þ y

w vO s t > þ y7 8 ñN s t vO \ ñN s t vO ¹ º d 8 - '

Ê" w3X Y [ _ 6 K S T ~ [ $6 K P 9 Í [

: ; $S TQ É < #$= Ü 'ÝRaymond Y.C.Tse2000¢w 3> ? ij A B ~ N ö p 4 3 N b ã 6 K 10 v

1-2 IJð JH 5 § O p

http://www.hsinchu.gov.tw

(14)

@ 3 4 S T ¹ º - 'A B C 2005¢w3D H ã

6 K 500 ]2 A B T.O.D.È D » A BS T /E 34

{ Q< ó ¹ º F '1A BC $) G IJK 9 $S TQ É < [ 6 K L M N O S T'

4 ¯ã X Y [ _ 6 K : ; ì ¯ã I ¥ E ) Ï V Ä

å » ¶4 ã 6 K } G ï K ~ Ó vw3) F G H 6 K º H t I 1A B

[ ) F G H IJK S T$) G IJK P 9 : ; 3 ]

$ S TA Bm¾ 6 K L M N O ' S T[ ÷@ J ) F G H I JÔ K iO O E ì ÷Ë À ¶¡ ) F ]H P þ O 5 6 N n ü K '

!

A B L 3 ]^ [ _ s m° P c d'M 9 N

2006¢ ¯+ ° n ÄC ¯+ ° v+ ²B y% yi

\iO ~ )+ v+ Ð 0 5 6 } ö P O vó Î X ÷è +P < 5 6 ¯+ ° v+ Ýb ²

yB ²¶ < ó 5 6 ¯+ ° 4 ó ? Q 4 R 9 : S { T yu U V + ¯W X Y Z 9 , 5 6 < \B X ¿ [

\ Î V n ëg$ ] © ^ Û _ +'u

Êy% ²¶ < ó 5 6 ¯+ ° » b ` % [ \ b Î

1-3 6 K S TQ

! "#

http://www.chupei.gov.tw

(15)

ëg$ ] © ^ Û _ +'a b $¯+ ° mó c E d c } mó c V ä z { +'e b $¯+ ° V ä z { +'u

Îyi ²¶ < ó 5 6 ¯+ ° ~ 4 i[ \ b m Î ë

g$ ] © ^ Û _ +'u

)yiO ²¶ ¯< 5 6 ¯+ ° Ý²]^ [ _ ¢m ëg

$ ] © ^ Û _ +'u

f g h 1992¢C p o p 3i I \3 o p ó ` 8 _ ~ ^ ã r5 6 * : l j s t z {

¯ã ÷O vb ` Îµ ²

y5 ²5 6 £ X ¿ ¸ è Û s t { ë'ru Z Ä Ü k * 5 ÷O v¼ = \Î 'u

Êy] ² : l C ñN } Z Ä c ø vÐ l z { » 7 m n

\j û o p t ñN ]q Ü ë l Z Ä c ø {

Î " ó + É \r s - t ¹ ÞY ml } 4 D Æ Î 'u

Îy¥ 8 ²¥ ¤ 7 8 u § ¨ v w D ¶} û ò +\ 7 x Ò Z ' n Ä0 ´5 } 'u

A Bq y : A B34 à » r h 5 6 z Q« ^ Û Ü 0 0 t £ 5 6 X ¿ b < 4 R 9 : Î X P A B V Äµ z '

Î X Ð ñN } Z Ä c ø { + Ú ¥ 8 ~ iµ z

D 7 8 o p 'u

" #

A B Ð ¥ A BÖ| ú w ¼ ½ A B¶m0 È µ P ij d- yd- S Ty} Ç : y} Ç l [ \v¸ µ z 'g$ P

v¸ > ´ç 1 ´9 V A Bi d- yS Ty} Ç : \}

Ç l ~ t N O º ² { Z h C N O º ² ò m1 } Ç l

¶ { ij k l } Ç g$m£ ij k l

` a } v¸ '¸ ç C A BA BË Ä} d A BA BË Ä > ´¼ ½ ¶F e f } u Î Öú l { A B 'u

(16)

A B ÷vÖo vÚ ²ú w o y n o y1 2 o yµ P o \ú o 'o # $ Ñ P µ z Ýb m_ ²u

yú w o ²ú w ¥ E A BÖ| ) Ï ) Ï ú w : ) F G H

Ò Z 36 K L M N O '$\ij

A B'u

Êy n o ²¥ ú w o mû » ) Ï ) F G H Ò Z 36 K L M

e f Ó v A BË Ä n O vó 4 N O y¯

4 N O \ó [ \ b ÷ 4 N O ~ Îµ 'i j A BÓ v" w3A BA B yi j d- yd- S Tyd- [ y} Ç : y} Ç l [

\{ k l v¸ µ z v+ n 'u

Îy1 2 o ² n o µ P m£ ij A B v+ ² 9 t y½ y½ t \% & v¸

> ´ç 1 2 A Bm0 t ij d- yd- S Tyd - [ y} Ç : y} Ç l [ $\ç é { k l v¸ µ z 'u )yµ P o ² A Bd- yS Ty} Ç : \} Ç l ç C N O

² º ò { ij } Ç l ¶Z h N O ij

k l g$1 2 o mv¸ µ z v¸ ij d - dÙ e f \Â TA BÁ [ ö Î h g$ ; A BN O e f Ë Ä'u

yú o ²C A B) G 36 K L M N O Ë Ä} & ú w o ) Ï Ë Ä > ´v¸ g; ã j Ë Ä V ÄN O È D 7 : q r s t 'u

$ %

1-4 A B

(17)

V Ä]^ [ _ 34 N O ij ` a " A B: v² ) Ï ú w yº ² Z h \} Ç v¸ ~ Îµ µ A B: # $ % Ýb m_ ²u

& ' ( )

¥ ¥ E ) Ï ú w n A Bmµ P ij d- yyd- S Tyd- [ y} Ç : y} Ç l [ $\{ k l v¸ µ z g v¸ >

´~ ¶1 A Bm0 t µ z $P ² Z h \} Ç v¸ ~ 'u

* + , -

º 0 º ç x } Ç v¸ e ¶ A Bd- ® )

° P ^ C !Ü Ë Ð - v¸ è Ð - ) A B d- µ z 'u

./ 0

4 A Bm0 t } Ç : ¯ ã } Ç : < ó \%

& A B ¥ ) Ï ú w C : v¸ > ´ç 1 ´9 V A B} Ç : QT} Ç v¸ 'u

12 3 4 5 - 6 7 8 9 : T 8 9 ;

¥ º - F Â Â Z A Bd- 4 ij } Ç l ¶¹ º ) } g$ ( ç é A BË Ä} Z mV ÄA Bd- µ z 'u

< =

A B > z { Ð À ) F G H IJK L M N O 7 8 ij k É Z #

$\¼ N O ' '1 > A B ) Ï ú w !yA B[ !y

Z h X ¿ º ² !\} Ç v¸ !~ )W Ó v'u

A BÄ) Ó v²(v Ä!vÚ ¾ A B+ x yz { yS T} :

~ µ z (Êv) Ï ú w !w3~ n \¥ E ) Ï n } V Ä

(ÎvD E ) F G H Ü k !w3D E ) G Í n \« e ~ Ó v

# # ¾ ()vA B[ ! A BÁ yd- } v¸ : (vQ

Tv¸ !w3º ² } Ç v¸ (×vË Ä} Z !" w3} Ç v¸ Ë Ì } ) Ï A BË Ä X > 3g; A BË Ä} ç é Z 'u

(18)

> ?

A B % [ ^ ÕW A B| e µ z | e µ z 3½ % \

e Ý1-4 A B| e m_ ²

1-5 A B| e

(19)

! "# $ % & '( ) * + , # $ % & - . / 01 2 34 5 # $ 6 7 8 9 : % & ; "< => 7 ?@ AB C D;EF"G H I J K LM NO

P Q R ( % & S 4 6 7 "% & > T '

( U * "# $ / 0- . 1 2 1 2 > VW XYZ [ '\]^ _ ` B a- . b c de D[ f g h 3*( % & i j"> VB a- . k l [ f '

\m^ no pq r i js t "< =u> 7 - . # $ % & 1 2 'a v w x1997y*z ^i js t { |} ~"]\ ^ i js t "

" i j

' ^i js t } ~"]\< =o 3 ¡¢£¤

¥ i js t ¦§ ¨ © 'ª ] ^« ¬ s t ®"¯ °

± - . ²³ ° ´ ' 5 ¥ ¨ © s t µ« ¬ ¯ °

¶ V· ¸¹ º » ¼ ½ ¾ ¿ ÀNÁ d'

\Y^ G H "< =Â Ã - . # $ % & 1 2 1 2 Ä ®: % &

"4 5 > V% & @ A?% & B C DI J K LuZ [ - . ¶ Å Æ Ç 'P ¦È É Z [ *( U 4 5 ° Ê - . Ë ¶ [ Ì'

Í e Î Ï _ ` B aW X_ ` B aFi D_ FB Ð Ñ f 'Ò ²C ÓxW X> Ô C ÓDÕ Z C ÓyÏ Ö ;× "_ ` B aØ N_ ` B aFi ^Ù 'ÚÛ _ F Ü Ý Þ ß ;"Fi à W X_ ` B aFi Ï á 'N*g â _ ` B a"ã ä Ï á?å F[ æ K ?ã ä çÒ ²C è L"Î du- . [ f é ê ë

Ò ²ì Â í "îïð ñ òè [ DÙ ó ô f : õ ö ÷ ']ø ù : õ ö ÷ ú \;û Ï á_ ` B ag ð ñ è [ \ã ä Ï áüj[ ^ïj ý ò?ïþ ² ò?ïj òï òu_ ` B a'

x]yjý _ ` B aëã ä Ï á ¼ Ò ²ã ä '

(20)

xmyþ ² _ ` B aëNÚi ²^ã ä '

xYyj _ ` B aëNj ^ã ä '

x y _ ` B aëN ^ã ä '

_ ` B a \¯ ° r µ å F"[ æ K üj[ ^ï]ø ò?ï

ò?ï òDï_ FÜ Ý òu_ ` B a'

x]y]ø _ ` B aë r D å F"_ ` B a3

Ù ó F'

xmy _ ` B aë B a" å 3

dÙ ó FB a A'

xYyå F_ ` B aëB a å ± Fg h \ F A å

# '

x y_ FÜ Ý B aë } Ò ²ö îD ö # $ ; Ô ]ø Þ ß B aDã ä ;"!( å " # F± d

¬ $ k ( å % Få & [ ' '( )*& + ? , - ?, . ú û "'

_ ` B a \ã ä üj[ ^$ " B a?/ / B a?0 1 x2 3 yB a?

4 B aD5 þ B au'

x]y$ " B aëW Xß q ?6 7 ³ ?À8 9?: ?, ; u' xmy/ / B aëW X< = ?>? @ ?. A $ u'

xYy0 1 ç2 3 B aëW X_ B ?C i ?D E 0 F ³ ?VG ³ u' x y4 B aëW X4 ;?H I J Å K u'

xLy5 þ B aëW XM ¿ N ?O P Q ?P B au'

! " #

(21)

_ ` B a Ò ²C ÓLR S mT Î dÒ ²C ÓÏ á ¤ z U V W [ X B Y Z _ ` B aë

x]yß q ?_ B ?Í ³ ?D E 0 F ³ ?F[ \ 9?6 7 ³ ;?] ß ç^ _ Fi '

xmy< = ?/ A $ ?VG ³ ;?²³ ?` a 4 A b çA $ Fi ' xYy+ ß ?: ?, ; ?@ , ;ç\ _ FÜ Ý Fi '

x y\ _ ` B aFi '

$ % & ' ( )

g h c < " ®_ ` B a^]õ _ ` d 'g h c Å 5 f "ö ÷

^e F° f N d g ?h ij k l f "j k ü[ ^m j k D_ ` j k Ñ f ë\FNh im j k "d g ^m d 'FNh i_ ` j k "d g Ø ^_ ` d '_ ` d n _ ` Z o » ¼ « p qr µs t ^_ u _

)O P Q ?_ B ?ß q ?/ G ?P ?M v w ux ¥ '_ ` d î

\y zþ V` { ± ¡^| _ ` d )} ~ "P ?M v w ul \y z ]d"Ï á ^þ V` { ± ¡^ _ ` d )} ~ "_ B ß q u' x1992y ^» ¼ _ ` d * N ë

x]y

` B aD ½ Ä z l ^h iu ç Ý ö ÷ "\ , , Ào _ ` B ar ' U V ù À_ ` B a"r *Ò ²

i ¶ V i ^ d À_ ` B a*@ #

i b ! i - - i ²³

'

xmy° (

i K _ ` B ar µ !¦¡B a jw

¸y z_ ` B aüç n\zq * nl

_ ` B a ° ( '

xYy¡ ÷

¢ £ , , Ý A ?ö T ¤ ç_ ` B a"¥ ¦ u< ='_ `

(22)

B a[ § ú Ò i j"_ ` B aD Ý A Ç ¸ #

¼ ¨ Ò ²î© i j' ^ ª « Ò ²¬ jr _ ` B aN¬ 9 Ò ²î© i j ¼ ® "« l¯ ° ± DÞ ² A ó e ³ ¬ j# ´ µ ¶ Ò ²¬ j"

, , Ò ²î© j" ¡ ÷ xµ ¶ Ñ ± x · ¸

y¸ ¹ Ò ²î© jg Û + º n'

x y« ¬

» Ò ² " - r u ¼e ½ ¾ É Ò ²¬ jDî©

i j Àu i j¿ À Ï áM NÁ Ò ²î© i jn

· ¸'Û « ¬ Â ~Ã Ä Å !"} u ¼e ½ ¾ r C Ó* ÷ q Æ Ç i jÈ s D i É « ¬ © Å Ê Ë i D¯ ° Ì Í ¸ ¹ i j"'

( % & > T no pq Î e } ¦çi j_ ` B aã ä + i j G H û "< =- . $ Ï Æ [ Ì'i j_ ` B aã ä + Z [ \

"i j_ ` B aW Xëno pq Ð Ñ 9?Ð Ñ Ò VG ³ ?ß q ½ ¾ ?

î?È ? _ B ? Ã Ó ß q Ô çÕ B auZ [ : Ö Â ;û _ ` B a[ f )×é ê ë

×2-1 % & _ ` B a[ f é ê × j[ K

% & ë

_ ` B ab × ã ä Ï á å F[ æ K ã ä

Ø no pq Ð Ñ 9 jý å F $ " B a

Ù Ð Ñ Ò VG ³ jý ]ø 0 1 ç2 3 B a

Ú ß q ½ ¾ þ ² ]ø $ " B a

Û î j _ FÜ Ý / / B a

Ü È j _ FÜ Ý / / B a

Ý _ B _ FÜ Ý 0 1 ç2 3 B a

Þ Ã Ó ß q Ô ]ø $ " B a

ß Ñ à ²R ]_ á þ ² _ FÜ Ý \â B a

ã Ñ à ²R m_ á þ ² _ FÜ Ý \â B a

Øä À8 9 _ FÜ Ý $ " B a

° Ê & f ë( % & ¶ Å

(23)

*+ , - . / 0 1 2

Njý s t " ®ù no pq ½ ¾ "r $ " üç çjý s t ú å ú # Ú< = : k ( T ¤ Ds t ær no pq ½ ¾ ¦

; & < = ç # æ( U * % & no pq < = "# $ / 0- . 1 2 D¶ Å 34 5 no pq r Î e "< =è 9jé ê

²³ ×« '

Nakamura and Uedax1989y» ¼ ¾ C K L[ Ìë ( Ð ì Dno _ q ½ ¾

"Î e } ¦ã ä i j @ "< ='\É s « r no pq

¦ ê í !î i jYf [ X ^ëNi K . î© ^s t > Vï

ð?B np7 9Ò ²?no _ q ° R ã ä Ò ²'~ i jx N

G H ë° ñ Ý Ý Æ òÇ n? ó Ç nnu/ G A ? ô ¼ q Æ õ ö no pq 7 9'

Reedx1991y ¿ : no pq s t ÷ s « no pq ³ 9i j ( ø ù n ö ÷ - . ¶ ú no pq ½ ¾ û < =ü n f ö ÷ ý )Ò ²?4 þ Ò ²?A ³ ?Ý î© çg e Ý ó no pq s t

"< =s @ [ Ìno pq $ " üç ; & < =¢\

Ý s t < =æ '

Blum et alx1997yþ " [ Ìno pq i K s t "< =3 no pq ü9 Ñ õ ïüç ò 7 \]^np®®"É <

=np!^Ñ ú ²"$ " e K õ "

np ó < = ²Ç Ë ®D ®Ñ ú ²l\m^np

!$ " ½ ¾ Æ < =$ " ½ ¾ Æ *ù n ²Nçî© Ý j

# É !]ú Ð jý jý È > Ô npq Æ ü ç q " # U ý% & 4 5 no pq \ É b "< =¢n NR m õ ^> '» ¼ npq Æ ; !Ð jý * !^` { Ý ç ã ä ²³ jý xfunctional regiony'

Vickermanx1997y» ¼ ¿ : no pq s t W K s « no p q ¼ . Ó ' ^ ! $ " çjý s t 7 Ô » ¼ n o pq r üN" # 9 Vickerman ^ ¥ # Ú$ 9 'ù n

# $ % & np\ s t & ]dq z%> Ô ¥ k :

² c ö ÷ î G & B ": s t no pq "W ç # æ' ( Î è D ) * "( )s ) K ü^i js t Å + Ã , y 'Vickerman ¿ É D Nakamura and Uedax1989y

% & É ]¹ '

- . / x1997y 0 1 npr ¦i j ç Ý \ [ § "@

(24)

- . S 4 'EF EMPAL [ 2 3 npB Y ¦B 9K ç: õ ü

"@ '% & É í 4ëY5 Ý ç \ [ § @ Ç ^í ljý < =6 7 à ?î?8 Yjý \ ð ñ ç

¢ð ñ 9 Á ö ÷ , à Z jý î" - À: î8 Z Ò ²"!î ·

¸lB 9Ò ²"< = ; < = Ò ²ù > ¸ ¼ î"

³ Fl î?Ò ²ù np"B 9t Ào !î l È Ò ²ù np"B 9\!î "? t '

@ A B x2004y 0 1 no pq ½ ¾ i K s t - . % & Eõ ! K q

³ ^% & K L F0 1 i j( C 323 ú ï ð²" ? Ý NçD e

° Ê ³ ^ = | ( 3 np½ ¾ æ E i K s t & ! õ

< ='% & É í 4np½ ¾ ã ä i j " ç Ý + Ã

< =%ã ä i jØ F Ã < =lnp7 9G djè B B 9i j" D Ý & + Ó < =\< =G $ " üç

D Ý ; & + Ó < =l» ¼ np7 9e ½ ¾ D - 7 9 G djÈ s ü À{ np½ ¾ ã ä ï ð²A 3 Ànp½ ¾

D Ý + Ó < =G '

×2-2 no pq ½ ¾ i K s t < =# $ / 0¶ Å ×

% & ± % & Ï á % & K L

# $ H DÉ 5

Nakamura and Ueda 1989

!

#"%$'&

)(+*-,%.

/10-243-5

68789;:

=<?>@8A

B

CED

<F>HGI

0KJMLKN

O P

<>QSRTU

B

KVSW

XZY\[

LE]_^1`ba

X @AdcSef

gh?ikj_l

(bmno

fp_q irl

(

*,.sSt

9: fp_qvu

Pxwy

dz l

[{|S}~Yrd

<>K

(

ikld ( f

(dM

iklS

._

(E*Sm.no

u

Reed 1991

(+*=m#./

0

f

E

y L

O P

(m_oSK_ ¡¢

£¤¥

¦d§¨©MªS«_¬S

¥¯®°_± i³²

3 µ´¶·

ªS«

u

P

V¸

(m1/0

¹

¥»ºS¼½K¾¿

¡¢SÀ

f

¥

B

Á

Â ¾¿ u

Blum et al

1997

(+*=m#.#

d irÃÄi

ÅÆ

B

CED

E

y L

O P

(mMÇKÈ

ÉÊ

t

XËÌÍ

±

9Î:

q

fÏÐFÉ

functional region ^u

P

ÏÐ_É Ç Í

lKÑÒ Ê t

BÓÔ

¥

ÇÕEÖ

É_VK× i ÅKØ ÉÙ Ú

Û ixÜ

(

Êe_ÝÞ

ÑÒKßMà u

Vickerman

1997

NZá+=âá

c=ã

(F*;.

& B

243#ä

å

¥æ®°ç

3

¿èi 243-é

E

y L

Â jdê

s

ë

^dìKL

Çí

O

ßMà

Pïîð áñ

qòSódf Ú Û i\ôõ Sö

3

S÷FøEù f Ú Û ¥ È

úSûü

ý (m

f_þÿ ¥õ

ð á B (bm

ß

àº u

P

(mMÇ

Ð ÉK@A ` 7 (m

(25)

å i à é å

[ ´ ;

L

@8A

B

no

¥ ÊÎ

ÉMfE@A ¥

î `

@A !

" Ý B

¡¢

¿ ¥ Ç Ð$#T

(mMno

Mf %

u

&'$(

1997

)+*

(F*=m

./10-,/.

6 7

Z

<?> ´

021/3

V54

6 Ö B

EMPAL ^V

78:9

é;

8<

O P

É 3 f ¥ 0 7=$>:?

i ` i

@$A

É 3 f 13B C

´ ¹

3B

C

¥EDF ªS« ¿G

?H É ` B

I Þ ¥KJL

` @MH

¨

p_q

B

T_UON

P u

P ` i ¨ 9 p_q Q)¥

(m

B j o

l:R

7 J * TÎUTS VU

9

pq

Q ¥ (bm

B j o TU

B:W Rº

¨ u

XZY[

2004

)+* (F*=m

./10

7

Z=<)>

´

@;A

B

]\L_^

é;

8<

9:

` O i

9:

% P

(m /E0

79:

` B

<>

´

l O fS

¥a

79:

Zbl % f

u

P

(mMno

|dc fZe

j j o

B

<>

$

O

¥f

g ù ¨ 7

¡¢dÇ

´ ¤

h$i !f

O u

Pkjl hZi

(bmnom

3Zn1/E0K

o ¬

no |:c

f pµ@ ¥ Çq

J Í

(m1/0

9: f

gh qr

¿ u

° Ê & f ë@ A B x2004y( % & s I ¶ Å

N/ 0Ë ¶ ü J : # $ % & np B ³ 9é K i js t "<

=ú L 3 ' Û Å !M Vjý s t ú å Â ~3Ä N O Å !Â ~)Vickermanx1997yD- . / x1997y"# $ % & B ! np

³ 9"i jDÒ ²xî?Ò ²yx L + Ã s t ` P 'i js t ÷

J ü« ¬ np³ 9r Î e < ="* ÷ npÐ Ñ 9 é K i j· ¸\U V ¹ º ( U Q [ Ì¦K üN O Á d³ 9i js t "< ='

34 5 6 7 8 9 0 1 2

< = G H "R # ÚÍ S x # $ U ý% & ý;

% & R W T U': æV À G H "|p

i j R "< =W h ( Z # $ / 01 2 *N U ý% & ý^> 3X N# $ % & ýs I 9 Y é ê '

Raymond Y.C.Tsex2000y Z ^ G H û - . % & g h Z ^

"G EF[ Õ ò?\ ?] Â A?^ _ ?$ " üç Dã ä B aüç P ^û @ A$ " üç ¥ k i ¥ ` w ð i ¼e ³ 910 [ a b . ð ñ Ï á ^í < ="A÷ Q $ " üç

Z ^ O å ± c ) Ä Ô '

(26)

Chang-Heex2003yNd e f ²Ð È s "i pq x5 g y³ ^% & ' y FG H I J h ³ 8 9 5 g i pÎ e ¦Ç i j"@

\ B d^ OLS I J g h ¾ ° Ê æ` h ³ ú I J

[ X ¥ 1989xi j Î è y?1995xË Î y?1997xË Î e yç 2000 xÎ e ¦Y¾ y ú '% & É í 4ë5 g Î e ¦ïDLg i p9

ð ñ òÖ @ A í < = ' D\ # $ % & É k R ' ª ïu e üç l ò@ A< = È \â @ A)ëïm Aò? ï< j¥ ¦ òï¥ ` n jòDïn 1 B aüç l òu@

A'

Cliff Lipscombx2003yNo p G q ²¬ i jÒ ²ü Ð s t ³ ^% &

3y FG H [ ÌïA ³ r sò?ïi jn 1 B aò?ïu $ " ã ä ò Dï< = ò< ='3*: @ AK V ³ ^s t ) £¤ !( Nª t 4 { |i j« . Ò ²ü Ð C è u - DÙ ó \[ Ì EF Box-Cox v w A'3É 5 ëN, È ðG H % & Ä )Ò i jÌ %¥ _ ` B a° f D< =R £

!\G H ü ^ N 3« U E '

x y z x1992yN0 à Ò j^% & Ï á Ò j\ { +

"< =- . % & | I J [ Ì dh ³ ( ¦EBox-Cox v w A- . G H w A"v p '\% & > Ô É 5 ^ëU Q } ¤ Å 5 ;ù \ {

+ @ É *£¤ ' M ~ ¡ "K V ^

0.5591 s =0.14 ¢ª \ ^-0.009'

x1993yN0 à Ò j^% & Ï á 0 à ¼e Î e

"< =- . % & E v P È K LxOLSy ³ ^h ³ >

V'% & É í 4ë¢q?q ?¼e 7 9w Y ?q X D7 9ð ñ x ^< = G H "í R '

x1999yN0 à ²; e j^% & Ï á Ò i j\ {

"< =- . % & EBox-Cox v w A^h ³ > V;v p "w A

W Xë w A? Aw A? Aw A? K Aw A?

Box-Cox w AçÙ ó Box-Cox w A` õ - . h ³ '% & É í 4ë0 à ²; e jù Ò i j\ { 3 í < =n '

\> Ô ¥ jD Ý j?Ý j3l ê í j \ {

"< = N ¿ ¹ \ { l Lí < = '

x1999yN0 à Ò j^% & Ï á Ã ß q Ô çð ¼e 7 9 ð ñ "< =- . [ ÌE v P È K LxOLSy

³ ^h ³ > V'% & É í 4ë1. Ã ß q Ô D\

+ Ó < =$ Ý F± ù ß q Ô û Ä Ô q

(27)

F± '2.¼e 7 9ã ä Ï á ¼e 7 9ð ñ D

F Ó < =$ © ð ñ À\F Ó < = Á · "« 3. ¼e 7 9 ð ñ \"F Ã < =ù Ý F± < = Ç F± < =

^'

x2002yN0 à ²^% & Ï ág h G H L*b . \ z

^< =DÝ ´ û "]3Nª |b . \ " c z'EBox-Cox v w A^h ³ > V;v p "w A W Xë A

w A? Aw Aç K Aw AM C Yõ - . h ³ '% & É í 4ë

2. b . \ M Ô À 1 _ ¡ F± ¢ ú À£ 14 U

¤lÝ ^ ¢ Ø ú À£ 4,600 ¤'3.b . \ Ç ¥ i j\Æ \ i j À£ 0.2¥¦11.3¥lÝ ´ Ø ü À£ 3¥¦

62¥'4.§ ¥ b . \ ;¨ © " zÝ ^ Æ ± ù ü ó í '

ª « ¬ x2003yNÐ Ñ ²^% & Ï á Ð Ñ < B j® E ¯ ° Ð Ñ

² "< =- . [ ÌEBox-Cox v w A^h ³ > V;v p "w

A W Xë w A? Aw A? Aw A? K Aw

Aç Ö Box-Cox w AM C ± õ - . h ³ '% & É í 4ë1. < B j² ® E ¯ ° ³ ´ µ K µ ¶ ? K · ¸ ç K r su ¹ d µº 2 » ¼ q Dð ñ !£Æ '2.® E ¯ ° @ A-ð ñ

< =Ç í \D< « + Ó $ NK V ù ú À]_ À10.32 U¤'

@ ½ x2003yN0 à ¼e ¾ ¿ Ñ À Á _ ¡ ^% & Ï á 0 à

¼e Î e } ¦ G H "< =@ - . [ ÌN Â I J ³ ^h

³ > V;v p " W XëOLS ?Tanaka Â I J '% & É

í 4ë1.Ã Ã ?\ ? _ ` B að ñ uYÖ û "G H ¼e Î e } ¦ í @ 2.} ~ @ ;û ¼e 9 ? jw ? f ç;û Ò ²C è [ j" æí Ä 3.Tanaka Â I J DÅ ¾ I J

G H L"e F: \ ¯ ®%¹ NÅ ¾ I J Ç é ã - \

Â I J Q F ¹ Æ - ]b ÷ Q '

Ç È É x2005yN0 à ²^% & Ï á C i z "< =- . [ ÌE I J D I J ³ ^h ³ > V3*C i z ^ M VC Ê òDú LÁ _ ¡ C Ê M x_ Ë yÑ Ö } ~% & É í 4ë 1. m A?4 Ì B Ð ? F ?Í Î . j?$ " ô y ?

Õ B auû < ='2.C i z + Ó < =$ '3.NM V z

ù *C i [ Ï : . j3l Ð z 6 *C i îB Y Ñ ]

(28)

. j '4. Ò i !( T ¤ "¤ | ¿ À Ã Ã C i 3

îB Y 0 à . î© i j'5.Ò i !( T ¤ jÇ

B _ B à nC i z'

- Ó Ô x2005yN0 à ¼e ³ 9é K ^% & Ï á u e ¸ Ó s t xTransit-Oriented Development T.O.D.y¼e ³ 9é K "< =- . [ ÌEBox-Cox v w A^h ³ > V;v p "w A W Xë w A?

Aw A? Aw AD K Aw A'% & É í 4ë1.T.O.D.

û @ A" « ¬ < = z'2.¼e ³ 9LÁ _ ¡

T.O.D.û @ A"< = í Ä '3. nC Ó ® µ

® ? nüs t Ý Fi Æ ? n Õ Æ ? õ ö ¼e ³ 9"b .

® E ¢ü í + Ã < =: ³ 9"@ Ö N²j³ 9

"@ ÷ P '

# $ % & s « G H Å 5 \G Q R { |O å ± × R µ

G H û " N ª ù » ¼ G H Le F ^: # $ % & "> ´ 'h ³ G H L\<

="~Ø 3 Ù dïU Vòª N, / 0 "Â ~ # Ún '

\i b [ f ^NÑ Ö ë

ïÜ ¤ f òë« ¬ ¤ ?Ù y ò?Ú } AçÄ ) u ïU Vf òë$ " B a?n 1 B a?Õ B aç® E !( u

N( % & Â ~Ø ï$ " B aòù / 0Û Ä ïi pòDïA ³ ò uB a"% & ' / 0Ø Nï0 à ¼e ò^> T 'N*G H # $ / 0- . ¶ Å ó ×'

×2-3 G H % & / 0¶ Å [ Ì×

³ ± Ü¾ % & i j % & > Ô Ü[ f I J Raymond

Y.C.Tse/2000 Z ^ ÝÞ 1 i p9ð ñ ?_ ` B a

ÜU Vf Box-Cox

Chang-Hee/2003 d Ýe f i pÎ e } ¦ÜÜ ¤ f OLS Cliff Lipscomb/2003 o Ýp G q

A ³ r s?_ ` B a

ÜU Vf Box-Cox

x y z /1992 0 à Ò j \ { + ÜU Vf Box-Cox

/1993 0 à Ò j 0 à ¼e ÜU Vf OLS

/1999 0 à ; e j \ { ÜU Vf Box-Cox

/1999 0 à Ò j ¼e 9ð ñ ?_ ` B a

ÜU Vf OLS

(29)

/2002 0 à ² b . \ ÜU Vf Box-Cox ª « ¬ /2003 Ð Ñ ² < B j® E ¯ °

ÜÜ ¤ f Box-Cox

@ ½ /2003 0 à Ò j i pÎ e } ¦ÜÜ ¤ f OLS ,

Fuzzy Regression

Ç È É /2005 0 à ² C i z?_ ` B a

ÜU Vf

Linear and Nonlinear regression

- Ó Ô /2005 0 à Ò j

s Transit-Oriented Development T.O.D.^t /U Vf

Box-Cox

° Ê & f ë( % & ¶ Å

/ 0[ Ì×üs « % & Z [ ß > Ô % & Z [ % & ú ú

*ï_ ` B aòà ¶ V[ ÌÖ Â [ ÌÖ Â W X_ ` B að ñ DA ª

^i j_ ` B a< =W á 'ª ( % & ß 4 5 npÎ e } ¦">

7 à i j_ ` B a"< =- . # $ 4 5 '

I J ¿ Z [ ¶ VG H [ ÌK LR ]ì â üz ^¾ C I J h ³ ª I J ¿ *< =¦ ¶ V N ×« '

Z [ % & ú ú EBox-Cox v w Ah ³ Û Z [ < ± OLS ç Box-Cox I J ¿ ^EFOLS I J ×« Ç ã ) Chang-Heex2003y?

x1999yçÇ È É x2005yun Ä ¿ Z [ Z [ < ± ¹ E FBox-Cox v w A³ ^I J > V Rosenx1974y; "G H L

^EF æw A ä î¿ ×« Ç ã x ²RADJ − Ç n± yw A - . h ³ '\¶ VÅ 5 Box-Cox v w Ah ³ P ^ó 'Z [ < ± )@

½ x2003yå æ e F Â I J xFuzzy Regressiony³ ^w A \X

]ø Å ¾ ¾ C I J h ³ Ð jAÉ 9 Y t ¦ [ Ì'

} ~ / 01 2 ¶ Å ¦( U * % & h ³ ;¤ F"k l Å 5 - . ~ '\

~ H W Xë% & > T "G H Å 5 Nçe F Â I J K L" Â Å 5 Ñ

Z [ '

6 7 8 9 : ; 2

(30)

6 7 8 9 " : < = > = ? @

$ G H L"e FP ç üè é Courtx1939yFN% & ê 7 D\

"$ õ l¦Adelman and Grilichesx1961ye | * z ^

: õ û "M lLancasterx1966yØ - ]b *\¤ F: õ d g

d"3ë Å ¾ O å ± FÅ 5 s t ïG H O å Å 5 xhedonic consumption theoryyò ù n G H Ä " !

b Ð O å ± Å 5 ª Å 5 k l ;s t 4 5 !K Lì × ^ïG H Lxhedonic price approachyò'

Å ¾ O å ± Å 5 ^& B O å ± » ¼ O å ;, P Fh i dDA "$ n Ä ¿ À "P

Fh iT ¤ ^ë

n n

P MU P

MU P

MU = = .... =

2 2 1

1 x2-1y

îMU ×O å R_i íõ Ø ;, K V Fp ×R_i íõ

'%O å ± ; Ù è FP æ¢¹ º h i; « p

Ù ó ¡^ë

n i

Q P

I = _i _i =1,2,... x2-2y

^é ê O å ± ;"DA $ \îI ×O å ± Fc î ;"M « p Q ^R_i i õ O å A 'Å ¾ O å ±

Å 5 ^& B ;G H ^ú ]µæ %« U Ø )ª ²

ù n G H # \î ï ^ G H " × æ

\ú VG H )\ ?m Aç] nu< =W á W æ] à

¢R < = æ'ª f ð "

! c < O å ± Å 5 ^¤ *z ^n õ G H û

" R !: õ û µG H § ¥ d< =Ä Ô R '

Rosenx1974y G H Lh ³ s t mì â J Å K R ]ì â ^

O å ± è FP ç ± è y ñ P & B y FÄ

²³ ! G H w A3|C : õ ïû xattributesyòK V

lR mì â V É R O å ± ú X û y FR ]ì â "û K V & |

(31)

C : û w A'G H Å 5 Z LÖ k ( & B ë

x]y²³ ^ þ ò ó ²³ O å ± D ± ú ^ó ± xprice takery'¡î ô K ú l LNv ]- ² ó ²³ ú å ' xmy;õ X"û R xattributesy; d: û ú ü

'

xYyO å ± D ± x NP Ø x¡O å ± FP ? ± y ñ P y& dO å D A '

x y²³ ² Ä O å D ü æ" R

û " R l L[ ñ O å ± D ± ! ]K ú

@ « "û '

xLy& B mö ²³ ² ü÷ ø ù ú ?|uû ü 7 '

: ; A B C D 2

G H Å 5 > Ô ¥ FÅ 5 ; 5 & ^» ¼ O å ± ò . ^ xý íþ þ íyD ± Ô . ^x íy& ²³ ú å Nïò

^ý é ê G H Å 5 ¸ ¼ q'

x]yO å ± ú å

^] "Ä d g O å ± c î ¢U ^» ¼ ;õ X] G H û z & h i\j k W X( ø û ? û ç®_i E û u ' & B O å ± ² ³ î c î ] G H û

(

z z z zn

)

z = ₁, ₂,..., ; !v w d g \^^p

( )

^z ^'Ø ^g ^h ^FÅ ⁵

O å ± \; Ù ó è O å FP NA< ×4)

ë

Max U

(

x,z₁,z₂,...,zn

)

.

s .t ^y =^x+ ^p

( )

^z

\îU ëO å ± Fw A

x^ëO ^å ^± ^;O ^å ^Nd ^g ^xNg ^v ^w ^×4y z ë: õ G H û i=1,2,...,n i

( )

^z

p ^ëz û ; !"²³  _i y ëO å ± ;

(32)

M w A]ì T ¤ xfirst-order conditions, F.O.C.yü- ]b ë

i x z i

U p U z

p = _i =

∂

∂ i=1,2,...,n x2-3y

×O å ± F ¢z "K V G H u_i z _i x^K ^V ò' NO å ± " . ^ù ü F w A^ϑ

(

^{z ,}^;^u ^y

)

^& ^×4O ^å ^±

]G d F+ u^D; y "G H û

(

z₁,z₂,...,zn

)

;¢

P n* w A

( )

^y^u^{z ,}^;^ϑ ^O ^å ^± ^FP ^T ^¤ ^{Ø A<}

^ë

Max U

(

y−ϑ,z₁,z₂,...,zn

)

.

s .t ^y=^x+ϑ

(

^z₁,^z₂,...,^zn;^u,^y

)

h i w A]ì T ¤ ¢ü

x z

i U

U z

= i

∂

∂ϑ _i₌₁_,₂_,...,_n x2-4y

×4O å ± z û K V u_i z _i x^K ^V ^ò¢\ ^F

^ ' ~ ü J Ú^ϑ

(

^z^*^;^u^*^,^y

) ( )

⁼ ^p ^z^* ^çϑzi

(

^z^*^;^u^*^,^y

) ( )

= ^pi ^z^* n

i=1,2,..., xz D^* u ×P Q y¢^*

i i

z x z i

p U

U

z ∂

= ∂

∂ =

∂ϑ x2-5y

×4O å ± G H R z w Au²³ z K V _i

uz K V G H ¢O å ± FÅ P '\O å ± ú å _i )>2-1 ;4ë

ϑ , p

0 z1

(

z1,z2^*,....,z_n^*

)

p

(

¹ ^*² ^* ²^*

)

2 z ,z ,....,z_n;u ϑ

(

¹ ^*² ^* ¹^*

)

1 z ,z ,....,z_n;u ϑ

>2-1 G H LO å ± ú å

uwvdx$y2z

Rosen ^{ 1974^|

(33)

>2-1 í 4 æO å ± \; DÛ ¥ ææ]û z₁ ^æ

w Aϑ₁^çϑ₂^: Ô ^å ^± ^w Â ^Dw Â p "# O

®¡^O å ± "ú å ®'

xmy ± ú å

& B ±

( )

^z^M ^A ^\!( ^w ^{A^}

( )

β;, zMC ^×4

Ô Aβ^T ^¤ ^" M v w ¢M !( õ X] G H R z ' ± g \!( D zè y ñ P \$ NA< ×4 )ë

Max π =Mp

( ) (

z −C M,z₁,z₂,...,zn

)

\îπ^ë ^± ^y ^ñ ^w ^A

z ë: õ G H û i=1,2,...,n i

M ë ± ; A

( )

^z

p ^ëz û ; !"²³  _i C ë!( w A

ä y ñ w Aπ_$ _J _h _iF.O.C.T ¤ ¢ü ë

i

i z

C z

p

∂

=∂

∂

∂ i=1,2,...,n x2-6y

×4 z û K V G H !( u_i z û K V G H ¢_i

± y ñ ^ '

)æ} ~ O å ± ú å ³ Lde ± "Ô w Aφ

(

z₁,z₂,....,z_n;π,β

)

^ ± Ô Aû β^çÑ ^]y ^ñ ⁺ π^";¢ ^G ^H ^û R z "v w '*Ô w A ± y ñ P T ¤_i

"î\A< )ë

Max Mφ

(

z₁,z₂,...,zn;π,β

) (

−C M,z₁,z₂,...,zn

)

h i w A]ì T ¤ ¢ü

i

i z

C z ∂

=∂

∂

∂φ _i₌₁_,₂_,...,_n x2-7y

×4Ú ± z G H û "K V Ô uK V_i G H !( ¢ \ y ñ * Å ' ª Ú

( ) ( )

^*^*^* ^,^; ^z^p^z ⁼^β^π^φ ^ç

(34)

(

^z^*^; ^*^,

)

^pi

( )

^z^*

i z

z π β =

φ i=1,2,....nxz D^* π^* ^×P ^Q ^y¢ë

i i

i z

p z C

z ∂

= ∂

∂

=∂

∂

∂φ x2-8y

x2-8y×4Ú ± G H R z Ô w Au²³ z_i

K V Ô uz K V G H ¢ ± y ñ Å P \_i

± ú å $ )>2-2 ;4

>2-2 í 4 æ ± æ Ô R T ¤

( )

^β ^ª ^æ]û

z1 æÔ w Axφ D₁ φ y ± Ô w ADw A#₂

O ®¡^ ± ú å ®'

xYy²³ ú å

²³ ú å ¥ » ¼ O å ± D ± # è \ FDy ñ P "

¼ q;ÀN d²³ ú å ¢O å ± D ± Ô º # u'

¥ Úî ô K w A DÔ w A # O ¢K üÅ

K è Â ~P Ø ª ¢Ñ ± $ A< )ë

( ) ( ) (

φ π β

)

ϑ z;u,y = p z = z; , x9y

x9y×4õ Xw A ^p

( )

^z ^¥ ^] ^w ^ADª ^] ^Ô

w Aõ R W xenvelope curvey; !'²³ ú å $ >);

4ë

φ , p

0 z1

(

^z¹^,^z²^*^,....,^zⁿ^*

)

p

(

* * ^*2

)

2 1

2 , ,...., ;π φ z z z_n

(

¹ ^*² ^* ¹^*

)

1 , ,...., ;π φ z z z_n

>2-2 G H L ± ú å

wd$2

Rosen 1974

中 華 大 學 碩 士 論 文