住宅屬性對空屋形成機率影響之研究—以台北市為例Formation of Vacant Housing Units in Relation to Their Characteristics – The Case of Taipei City

以往文獻大多假設所有住宅單位為同質，忽略了不同類型住宅的差異，本研究提出異質性、遷移性、以及投資性三觀點，探討各不同地區間住宅屬性對空屋形成機率的可能影響，並依據2000年戶口與住宅普查資料，選取台北市空屋水準最高的中山區、最低的內湖區、以及最接近平均空屋水準的士林區進行實證分析，Logit模型的實證結果顯示，住宅屬性愈異於一般典型住宅、使用者容易遷移、以及受投資者偏好的住宅，其空屋形成機率將較高，例如中山區、士林區具異質性的高樓層建築及豪宅，中山區具異質性、遷移性、投資性的小套房，內湖區具異質性的低樓層建築，空屋形成機率特別高，此結果除印證住宅屬性與空屋形成機率間的關係外，也指出特定地區中較容易形成空屋的住宅類型。
關鍵字：住宅屬性、空屋形成機率、異質性、羅吉特模型

Most housing market literature assumes that all housing units are identical and ignores difference among them. This article suggests heterogeneity, mobility and investment will influence the probability of formation of vacant housing units. Using year 2000 census data, Chungshan, Neihu and Shinlin districts of Taipei City, respectively with the highest, lowest and average vacancy rate in the City are examined and compared. The results of a binary logit model show that vacancy would be more likely to be observed on a house whose characteristics differ from ordinary ones, whose owner is liable to move and that is favored by investors. It is found that the high-rise buildings and luxurious houses in Chungshan and Shinlin districts, the en-suites in Chungshan district and low buildings in Neihu district have a higher probability of being vacant. These empirical findings suggest a close relationship between observed housing vacancy and housing characteristics in a spatial context.
Keyword: Characteristics of Houses, Vacant Probability, Heterogeneity, Logit Model.