Study of Evaluation of Residential Environment and Optimization of Incentive-Compatible Policies for Residential Environment Improvement

定量分析了居住环境各因素的经济价值，并从激励相容性的角度对住宅政策的有效性进行了检验。通过对东京都西部地区居住区的分析，发现厌恶性设施的存在、建筑物用途的混合、街区内建筑物高度的变化、绿篱的设置、街区内的人口密度、空置土地的比例等因素具有显著的外部效应。结合真实的房地产特征的市场细分提高了价格估计的准确性;3.住宅市场细分分析的结果表明，步行到最近的车站的时间，停车场的存在和后退的必要性对东京住宅地段的相似性有很大的影响，而建筑年龄，进入CBD的通道，指定的容积率，土地使用在东京 ...更多信息 邻里关系对郊区住宅用地相似性有很强的影响;邻近建筑物与绿地环境的整合度对城市景观有显著的正向享乐价格;居民的价值观对居住历史和未来的住房选择有着重要的影响。对住房选择偏好的等级结构的分析表明，住房单元的大小是两人以上家庭的一个高度优先考虑的因素，住房成本往往在住房选择中让步于其他因素，尽管许多家庭有意识到这一点，家庭可以分为两类，即，2.关注通勤便利性和关注居住单元大小的问题;对东京都市圈数据的分析表明，对于特定容积率的区域，资产价值相对降低，容积率管制对低容积率区域的资产价值影响显著，而配置管制对高容积率区域的资产价值影响显著;在人口密集地区，只有地段规模大于一定值，地段形状符合一定的配置条件，相邻道路拓宽的效益才能体现出来。否则，即使放宽容积率的规定，也没有经济诱因配合以后退方式扩阔毗邻道路。少

Economic values of factors of residential environments are analyzed in a quantitative manner, which are applied to check the validity of housing policies in terms of incentive compatibility.The analyses show the following results concerning the economic evaluation of residential environments:1. An analysis of residential zones in the west part of Tokyo show that factors such as existence of obnoxious facilities, building use mixture, variation in building height in the neighborhood, setting hedge, population density in the block, and ratio of vacant land have significant external effects;2. Market segmentation associated with real estate characteristics improves the accuracy of price estimation;3. Results of housing market segmentation analyses show that walking time to the nearest station, existence of parking lot and necessity of setback have strong influence in similarity of housing lots in Tokyo, whereas building age, access to the CBD, designated floor area ratio, land use in the … More neighborhood have strong influence in similarity of housing lots in suburbs;4. Conformity of the buildings and greenery environment in the neighborhood have significant positive hedonic price regarding townscape;5. Residents' sense of values intervene the history of residence and future choice of houses.The analyses show the following results concerning incentive compatible housing policies:1. Analyses of hierarchical structure in preference for housing choice show that size of dwelling unit is an element with high priority for households more than two persons, that housing cost tends to be made concessions to other factors in housing choice even though many households are conscious to it and that households can be grouped into two groups, i.e., those concerned with convenience for commuting and those concerned with dwelling unit size;2. Analyses of data in Tokyo Metropolitan area show that asset value becomes relatively lower for some specific floor area ratio, and that floor area ratio regulation has significant influence to asset value in zones with low floor area ratio, while configuration regulation has significant influence in zones with high floor area ratio;3. In densely inhabited areas, the benefit of widening adjacent road is materialized only if lot size is above a certain value and lot shape conforms to a certain configuration condition. Otherwise, there will be no economic incentive to cooperate widening the adjacent road by setting back even if regulation of floor area ratio is relaxed. Less