銀行在面對借款人以不動產申請抵押貸款時，產生對住宅擔保品估價之需求，以為債權之確保。然銀行的估價過程與一般估價最大不同，肇因於其估價前，擔保品本身已先產生一組買賣契約價格。過去研究指出，估價會嘗試以某些較易取得的價格資訊作為定錨點(anchor)，藉以調整並成為最後的價格。而我國不動產交易價格資訊不透明，契約價格往往由借款人提供的情況下，銀行內部估價人員可能因資訊不易取得、定錨效果，在擔保品的鑑估結果上受到契約價格影響，倘有心人士欲藉此獲得高額貸款、牟取不法利益，將損及銀行債權，即使採用自動估價系統降低人為影響因素，因資料來源不佳，只會產生所謂「garbage in garbage out」的結果。據此，如何分辨契約價格是否具有參考力變成為關鍵，亦為本文欲補足的研究缺口。
本文採用國內某銀行臺北市不動產擔保品8,348筆估價資料為樣本，建立以挑選契約價格是否具有參考力的機率預測模型，尋求影響能判定契約價格是否具有參考力的主要因素，並研究在最適的機率界限下，篩選出具有參考力的契約價格樣本。而研究結果所建立的模型，其預測並篩選出的契約價格樣本均較未經模型篩選者，對擔保品價格之估計有顯著提升。因此本研究所建立的契約價格篩選模型確能提升銀行估價準確性，使不動產擔保品鑑估價格的形成過程中，獲得更多可靠的參考資訊，降低人為操縱的空間，並在成交價格資訊不足的情況下，提升估價人員對契約價格的辨識能力。 / In the face of the borrower to apply for a mortgage of real estate, financial institutions have estimated the price of the collateral requirements to protect the debt claim. However, the biggest difference with the general valuation and that of financial institutions, valuation of its causes before the collateral itself has produced a first sale contract price. In the past research that one attempts to estimate the price of some greater access to information act to anchor in order to adjust and become the final price. Because financial institutions are not easy to obtain price information on real estate transactions in Taiwan, price information is often provided by the borrower. A small number of loans borrower deliberate fraud to forgery or false irrigation Contract price sale and purchase agreement in order to obtain high credit. Even with the automatic valuation system to reduce the human impact factor, due to poor data sources, it will only produce so-called "garbage in garbage out" of the results. Accordingly, how to tell whether the contract price to a reference force becomes critical, and also in this article want to complement the research gap.
We adopt 8,348 estate collateral valuation data in Taipei City of a domestic bank for the sample to establish a binary logistic regression model. And we try to seek the main factors that determine whether the contract price of the reference force, and find out the optimal cutoff point, filter out of a sample of the contract price of the reference force. The results confirm the model in this paper. The selected samples of the contract price is estimated that the price of collateral significantly improved compared with those without filtering. Therefore, the model established in this study can really improve the accuracy of bank valuation. Enhance the recognition ability of the bank's internal appraisers on the contract price in the lack of transaction price information.
| Identifer | oai:union.ndltd.org:CHENGCHI/G0097257021 |
| Creators | 丁嘉言, Ting, Chia Yen |
| Publisher | 國立政治大學 |
| Source Sets | National Chengchi University Libraries |
| Language | 中文 |
| Detected Language | English |
| Type | text |
| Rights | Copyright © nccu library on behalf of the copyright holders |
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