以條件評價法估算土地使用變更的外部性對房地產 價格之影響程度與作用範圍The Effect of Externalities in Land Use Conversion on House Prices: An Application of the Contingent Valuation Method

先前關於土地利用「外部性」的量化研究，多數缺乏空間尺度的資訊，無法得知不同外部性型態對於周遭環境的影響範圍。本研究採用「條件評價法」，藉著加入「距離」因素的虛擬土地使用變更情境問卷，得知「都會公園」對其鄰接房地產價格有17.5%的正向影響，其程度隨著距離增加而遞減，至7,103公尺後降為零；「百貨公司」對其鄰接房地產價格有14.4% 的正向影響，影響範圍6,948公尺；「室外型變電所」有14.5%的負向影響，影響範圍7,000公尺；「室內型變電所」有12.8%的負向影響，影響範圍6,607公尺。這些數據可以提供課徵Pigou稅或私人契約協商所需資訊的初步基礎。
關鍵詞：土地使用變更、外部性、條件評價法

Most previous quantitative studies have lacked information on the spatial range of the externalities based on various types of land use. Therefore, by adding the “distance” factor to questionnaires on the virtual land-use scenarios employed in the contingent valuation method, the effect of the positive externality of a metropolitan park on neighborhood house prices has been determined to be +17.5% in this study, and the intensity of this externality has decreased to zero when reaching a boundary of 7,103 m. Similarly, in a scenario involving a department store, the positive effect is +14.4% and the boundary is 6,948 m; in a scenario with an outdoor-style substation, the negative effect is -14.5%, and the boundary is 7,000 m; and in a scenario of an indoor-style substation, the negative effect is -12.8%, and the boundary is 6,607 m. The data provide basic information that can be used when implementing Pigouvian taxes and private contract negotiations.
Key words: land use conversion, externality, contingent valuation method