住宅過濾現象代表地區性住宅市場長時間的動態變遷過程，過去許多文獻均對其加以定義與探討，不論是針對住宅品質的變動或是住宅使用者特性的改變，皆反應住宅過濾的複雜性與莫衷一是的看法，因此本研究透過相關文獻的回顧與整理嘗試界定出住宅過濾合理的意義和內容，設定住宅過濾現象為「整體住宅市場在時間過程中，住宅品質的變動和家戶的遷徙活動導致住宅在不同次市場間的移轉流動現象」，因此本研究是從住宅品質和次市場的觀點來對住宅過濾現象檢視和探討分析。實證研究階段首先結合特徵價格理論以建立住宅品質的衡量指標，賦予多屬性的住宅財貨一個標準化、單一化的評估標準，使其成為下一階段空屋鏈模型建置的次市場分級依據。

　　實證結果顯示品質越高的住宅市場其空屋鏈長度越大，因此欲提升整體市場的居住福利水準，應提高高品質住宅的存量才是對策。此外租屋和擁屋市場確實存在著不同的住宅過濾現象，而且擁屋市場的空屋鏈長度遠大於租屋市場，除了反應實證地區的高住宅自有率之外，也傳達國人偏好持有不動產的觀念；其次家戶遷移換屋類型的不同對住宅過濾也有程度不一的影響力，反應購屋市場和換屋市場存在著不同的過濾現象；最後家戶所得水準的差異亦導致不同的住宅過濾現象，因為低所得家戶所誘發的空屋鏈乘數大於較高所得家戶，具體而言所得越低的家戶其遷移頻率比高所得家戶來的高，其造成因素與原居住的住宅品質有關。

　Housing filtering represents the changeful process of local housing market over a long period of time. In the past many references attempted to explore the matter in the variation of housing quality or the changes of household characteristics, up to now there is not a common view in the academic circle. This study reviewed the correlative references and attempted to define a reasonable meaning and definition of
housing filtering. Therefore this paper studied and analyzed the housing filtering phenomenon from the concepts of housing quality and submarkets. First the paper
established the evaluative index of housing quality by relying on hedonic price theory,
second the evaluative index had be a classified basis of submarkets in the vacancy chain model.

　The practice result reveled that the more quality of housing submarkets, the more vacancy chains length. For this reason, to promote the living welfare level in an area, it should be done to increase the stocks of higher quality housing. Moreover, there is a different housing filtering phenomenon between the rental housing market and housing-owned market, the vacancy chains length of the housing-owned market is
longer than that of the rental housing. Its reasons are not only the higher housing-owned ratio, but the ideas of compatriots preference at housing-owned. The next, the different migration type of household will influence housing filtering in an area. Finally, the income level of families will result in the different housing filtering phenomena.

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