• Title/Summary/Keyword: Hedonic Price Function

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Non-linear effects of demand-supply based metro accessibility on land prices in Seoul, Republic of Korea: Using G2SFCA Approach (서울시 수요-공급 기반 지하철 접근성이 토지가격에 미치는 비선형적 영향: G2SFCA 적용을 중심으로)

  • Kang, Chang-Deok
    • Journal of Cadastre & Land InformatiX
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    • v.52 no.2
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    • pp.189-210
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    • 2022
  • Cities around the world have paid attention to public transportation as an alternative to reducing traffic congestion caused by automobile usage, excessive energy consumption, and environmental pollution. This study measures accessibility to subway stations in Seoul using a supply-demand-based accessibility technique. Then, the impacts were analyzed through land prices by use and segment. As a result of analysis using the multilevel hedonic price models, accessibility considering both supply and demand for the subway had a positive effect on both residential and non-residential land prices. The effect was stronger for residential than for non-residential. Further, among the accessibility measured by the three functions, the accessibility by the Exponential function was most suitable for the residential land price, and the accessibility measured by the Power function for the non-residential land price had the highest explanatory power. Also, looking at the impacts by land price segments, it was found that higher access to metro stations had the greatest positive impacts on the most expensive segment of residential and non-residential land prices. The results of this study can be applied not only to identify the impacts of public investment on neighborhoods, but also to support real estate valuation.

A Hedonic Valuation of Urban Green Space in Seoul, Korea (공원일몰제 시행과 도시녹지 서비스에 대한 서울시민들의 선호측정: 아파트 실거래 기반 헤도닉가격접근법을 적용하여)

  • Eom, Young Sook;Choi, Andy S.;Kim, Seung Gyu;Kim, Jin Ok
    • Environmental and Resource Economics Review
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    • v.28 no.1
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    • pp.61-93
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    • 2019
  • This study is to apply Hedonic Price Method in analyzing residents' preferences for three types of urban green space (UGS, rivers, urban parks, and forests) near the apartment complexes in Seoul. Based on hedonic price function estimation results, residents in Seoul preferred for the urban amenity that was provided by the view and accessibility (in terms of both within 10 minutes and distance) of rivers and urban parks near the apartment complexes, but not forests. The annual benefits calculated using the shadow prices are about 550~600 thousand won for the urban park views and about 800 thousand won for the accessibility, which is 2-3 times higher than river views and accessibility. On the other hand, forest views and accessibility did not have significant effects on apartment prices, except the view of Bukhan mountain for the residents of Gangbuk area. Based on the empirical results, Seoul residents' preferences for urban parks would have important implications for the urban park sunset program that will be initiated from July 2020.

Theory and Methods for the Evaluation of Environmental Resources (환경자원의 가치평가 이론과 주요 방법)

  • Kim, Joon-Soon
    • Journal of Forest and Environmental Science
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    • v.19 no.1
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    • pp.108-123
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    • 2003
  • The importance of environmental resources has been recognized over the world after Rio declaration(1992). so it is moved to monetarize environmental resources. The studies on the evaluation of nonmarket goods began also in the early 1990 in Korea. In practice the preliminary feasibility studies(PFS) are carried out since 1999 in case of major public investments projects. In PFS the Benefit-Cost analysis is practically used. which is considering the evaluation of environmental resources. But the methods for the evaluation have not been fixed up. In this study It is introduced to the theory and major methods for the evaluation of environmental resources. In the theory the evaluation is handled in aspect of demand function and supply function. The optimum level can be extracted from the two functions. In the method. travel cost method(TCM), hedonic price method(HPM) and contingent valuation method(CVM) are introduced according to the market structures.

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Temporal Reaction of House Price Based on the Distance from Subway Station since Its Operation - Focused on 10-year Experience after Opening of the Daejeon Urban Transit Line - (개통 이후의 지하철역 거리에 기반한 주택가격의 시간적 반응 - 개통 후 10년의 대전 도시철도를 중심으로 -)

  • Kang, Jae-Won;Sung, Hyungun
    • Journal of Korea Planning Association
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    • v.54 no.2
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    • pp.54-66
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    • 2019
  • This study analyzed whether a subway accessibility impact on house price is constant since its operation over time or not. The study was approached specifically to answer two research questions. One is "Are there significant temporal variations in the relationship between subway accessibility and housing price transacted after its opening?" The other one is "How the pattern of its temporal variation in housing price is formed as a function of the distance from the nearest station?" The study area is the subway station areas in the Daejeon metropolitan city, South Korea. Its first subway line has started to be opened in 2006 with 12 stations and then opened its additional 10 stations in 2007. It can be more appropriate to observe its impacts of subway accessibility on housing price because it has only one transit line with more than 10-year reaction term to its operation. The study employed alternative models to estimate yearly variation of subway accessibility on house price for the station areas with 500-meter and 1-kilometer radius respectively. While the study originally considered both a hedonic price model with interaction terms of its access distance to yearly transacted housing and a time-variant random coefficient model, the former model was finally selected because it is better fitted. Based on our analysis results, the reaction of house price to its transit line had significant temporal variation over time after opening. In addition, the pattern in its variation from our analysis results indicates that its capitalization impact on house price is over-estimated in its first several years after the opening. In addition, its positive capitalization impact is more effective in the 1000-meter station area than in the 500-meter one.

Why Genuine Luxury Brands Are Consumed? Counterfeits? Examining Consumer Identification

  • Suh, Hyunsuk
    • Asia Marketing Journal
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    • v.14 no.3
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    • pp.69-102
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    • 2012
  • Owing to increased number of luxury brand users, both genuine and counterfeit luxury product consumption continues to increase every year. Luxury brand is defined as use or display of a particular branded products which brings the ownership prestige apart from its functional utility(Grossmand and Shapiro 1988). Some luxury brands have imitations sold in marketplace due to their popularity. These imitations or counterfeits have been jumping on the bandwagon of the upturn in sales of their originals. The purpose of our study is to understand consumer's underlying motives to consume luxury brands, genuine and or counterfeits. To do this, we propose functional theories of attitudes, decision-making styles, and life attitudes to form the determining causes for different consumption choices of luxury brands: genuine brands, counterfeit brands, both genuine and counterfeit brands, and no consumption on luxury brands types. In proposed causal pathways, we examine moderated effects of socio-psychological factors to further investigate if consumer profiles would exert influences in causal relationships. From the existing theories of functional attitudes: value-expressive and social-adjustive attitudes, we developed and introduced a new measure of rationality-consumptive attitude. From the existing eight decision-making characteristics of consumer styles inventory(CSI), three measures of high-quality, hedonic-shopping, and price-shopping styles were primarily applied in the study along with newly introduced measure of 'high-price' being added, which makes four total. Seven life attitude measures of life purpose, life control, will to meaning, goal seeking, future mean to fulfill, life satisfaction, and religiosity were applied. Finally, such socio-psychological measures as age, gender, marital status, income, and age-gap between couples were assumed to function as moderators. With 430 valid study samples, ages from 20s to 50s, with more females(316) than males(114), with average personal possessions of 5 genuine and 9 counterfeit luxury brands, we conducted questionnaire survey. Results indicated that social-adjustive function is totally disappeared in the relationship due to current social trend of widespread consumptions on both genuine and counterfeit brands which in turn, make consumers feel less special on wearing or carrying them unlike in the past. Self-expressive function and rationality-consumptive functions act as strong catalysts for genuine brand consumption and counterfeit brand consumption, respectively. On consumers' decision-making styles, high-price sublation is the most powerful indicator anticipating counterfeit consumption, even more powerful than personal incomes. In life attitude, the overall model fit was not validated, and only life control and life satisfaction are proven to be significant on both genuine and counterfeit product consumptions. Employment of socio-psychological factors in the model improved understanding of users further. Young consumers tend to go for genuine products over counterfeits. Consumers in different income groups; low, medium and high, all significantly consume genuine products for reasons of different decision-making styles. The results indicated that consumers whose personal disposition is predisposed to consume products in the form of reflection of his or her personality, go only for genuine brands for quality reason, while consumers who rationally consume products for its function or usability, go only for counterfeits for high-price sublation reason. Meanwhile, both product users support for high-price orientation who are not well off.

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An Analysis on Determinants that Affect the Sale Price of an Office Building in Seoul after Focusing on Strata Property Sales (서울 오피스 빌딩 매매가격 결정요인 분석 : 부분매매를 중심으로)

  • Yu, Myeong Han;Lee, Chang Moo
    • Korea Real Estate Review
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    • v.28 no.2
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    • pp.7-20
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    • 2018
  • This paper has statistically analyzed the determining factors that affect office building sale prices by focusing on strata property sales through the hedonic price function. In this study, 1,171 office building transaction cases were analyzed in Seoul from 2000 to 2017. To determine the influence of various factors on office building sale prices, independent variables included factors that represented macroeconomic characteristics, locational characteristics, physical characteristics, and deal characteristics. The analysis of the strata property sales, which is a major concern in this study, showed that strata property sales enjoyed a discount of about 1.56 million won per pyeong out of the entire sales. In terms of the discount rate, strata property sales were at a 12.6% discount compared to entire property sales, so it was found that strata property sales significantly influenced office building selling price. This is due to the fact that the owner of the strata property encounters more difficulties in distributing cost than the sole proprietor in terms of property rights and the exercise of management rights. The results of this study are expected to contribute in securing transparency in transactions and risk management strategies in the future.

The Effects of GyeongIn Ara Waterway on the Regional Property Value (경인아라뱃길이 지역 부동산 가격에 미친 영향 분석)

  • Lee, Hee-Chan;Cha, Joo-Young;Park, Doo-Ho
    • Journal of Korea Water Resources Association
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    • v.46 no.3
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    • pp.277-285
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    • 2013
  • The purpose of this research is to evaluate the scenic value of the Gyungin Ara waterway in real estate prices. Apart from the multi-functionality such as transportation of passengers and freight, prevention of floods, and provision of leisure areas, the Ara waterway possesses a scenic function which offers people esthetic value through unique and beautiful scenery. This scenic function is an externality for apartment residents living nearby. The applied methodology for this research is the Hedonic Price Model (HPM) which creates a cause and effect model between real estate prices and attributes. Variables such as apartment sale prices, complex characteristics, location characteristics, timely characteristics have been deduced through data collected from a total of 4,207 households that have experienced actual transactions during the same period, all located within the scenic benefit boundaries of the waterway. Landscape variable has been derived from algorithm designed by a combination of digital map and Google Mapview. The scenic value of the waterway estimated through the application of HPM on these variables is 165,000 Won per area (pyeong). The regional asset enhancing effect caused by the landscape view of the waterway is estimated to be 89.1 billion won.

Officetel Rent Determinants in Seoul (서울시 오피스텔의 임대료 결정요인에 관한 연구)

  • Koo, Dong-Hoe;Yang, Seung-Chul
    • Journal of the Korean association of regional geographers
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    • v.10 no.3
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    • pp.654-666
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    • 2004
  • The function of officetel has been changed from office use to residential use since 1980s. The construction of officetel was relatively increased in 1991, has been decreased in the middle of the 1991, and has been increased after 1996. This paper is an empirical examination of officetel rent determinants in Seoul. Hedonic regression analysis provides the basic framework for this study. The major rent determinants are the preferable location of buildings, the ratio of private use area to the building area. residential use. The officetel rents are likely to increase at an increasingly rate with respect to these variables. The significant and positive determinants that impact rents is the building story height for the officetel for business use, and the ratio of private use area to the building area for the officetel for residential use.

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An Empirical Testing of a House Pricing Model in the Indian Market

  • HODA, Najmul;JAFRI, Syed Ashraf;AHMAD, Naim;HUSSAIN, Syed Mannawar
    • The Journal of Asian Finance, Economics and Business
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    • v.7 no.8
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    • pp.33-40
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    • 2020
  • The main aim of the study is to test a house pricing model by combining hedonic and asset-based pricing models. An understanding of the relationship between house pricing and its return (the rental income) helps to establish houses as a significant asset class. The model tested the relationship between house pricing (dependent variable) and the house attributes (independent variables) derived from Freeman's framework of housing attributes. This study uses a large data-set of 1,899 sample of new, high-end houses purchased between 2016 and 2019 collected from the national capital region of India (Delhi-NCR). The algorithm was built in R-Script, and stepwise multiple linear regression was used to analyze the model. The analysis of the model proves that the three significant variables, namely, carpet area, pay-off, and annual maintenance charges explain the price function. Further, the model is statistically fit. The major contribution of the study is to understand the key factors and their influence on the house pricing. The model will be helpful in risk assessment in the housing investment and enhance the chances of investment. Policy-makers can use information about the underlying valuation drivers of the house prices to stabilize the market and also in framing the tax policies.

An Analysis on the Impacts of High-Tech Complex on Neighborhood Housing Price (첨단산업단지가 주변지역 주택가격에 미치는 영향요인 분석)

  • Park, Dong-Wong;Lee, Joo-Hyung
    • Journal of the Korea Academia-Industrial cooperation Society
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    • v.13 no.10
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    • pp.4543-4550
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    • 2012
  • The purpose of this paper is to suggest the improvement method to achieve the interactive development effect between high-tech industrial complex and its surrounding areas. For this reason, this paper has conducted an empirical analysis to find out relevant comprehensive factors, affecting nearby housing prices from such plans, especially by reviewing 'Seoul Digital Industrial Complex.' This paper is truly differentiated from previous research by adding a new perspective 'diverse location characteristics', as it focuses not only on 'high-tech facility' characteristics, but also on 'urban function facilities', including 'transportation facilities', 'amenity facilities', 'security facilities', etc. Then, SPSS Version 18.0 was utilized to conduct the multiple regression analysis with the accumulated relevant data and several results were drawn out as following: Firstly, 'deterioration level', 'brand of apartment', etc. are found to be major influencing factors. Secondly, 'educational facilities', 'transportation facilities', 'Cultural & Sports facilities', 'Amenity facilities', etc. are found in the sector of 'location characteristic'. Lastly, 'leading companies within the industrial complex', were also found, affecting nearby housing prices. Therefore, when a housing development project is planned to grant the interactive development effect to high-tech industrial complex and its surrounding housing areas, it is necessary to consider variety factors, such as comprehensive location characteristics and housing complex characteristics, and also proper housing policy measures should be devised in accordance with the actual demand of employees and their dependant family members.