近年全球遭遇通膨與疫情的威脅，經濟與貨幣基金重創，加上美國聯準會升息，造成國內就業市場低迷，景氣不樂觀。在這個產業前景不明的時代投資不易，需要做好多重資產配置，希望將研究的結果，給對投資房市有興趣的業者，提供一些穩當收入的建議和新的想法。
本文研究對象設定以宜蘭市、礁溪兩個地區一個月內就租出，排列租金前10% 的高房租租客。結果顯示，影響高房價租金的四個構面，排序從高到低分別為：「所在區位」、「住房要項」、「社區環境」、「建築設計」。整體細項指標加權權重和順序以「近超市、市場」、「工作、上學、親友家」、「靠近捷運或公車站」為前三名，而「保全、消防設備」、「休閒、中庭」、「游泳池」等這些國外研究認為是高租金的因素，在宜蘭地區則敬陪末座，位列最後的三名。藉由這份在地的研究和分析，找出宜蘭地區真實構成高房租的重要因素排列，幫助想從事當地租賃的投資者，在規劃房子的設計與功能時，明確掌握成功的重要優先關鍵。

In recent years, the global economy and monetary fund have been hit hard by the threat of inflation and epidemics, and the U.S. Federal Reserve has raised interest rates, resulting in a sluggish domestic job market and an unpromising outlook. It is not easy to invest in this era of uncertain industrial prospects, and it is necessary to do a good job of multiple asset allocation. I hope that the results of the research will provide some suggestions and new ideas for stable income to those who are interested in investing in the housing market.
The research object is set to be the tenants who have rented the top 10% of high rent houses that have been rented out in Yilan City and Jiaoxi within one month. The results showed that the four aspects that affect high housing rents, ranked from high to low are: location, housing essentials, community environment, and architectural design. The weighted weight and order of the overall indicators are close to supermarket, market, work, school, relatives and friends' home, close to MRT or bus station as the top three, while security, fire equipment, leisure, atrium, Swimming pool, which are considered to be factors of high rents by foreign studies, rank the last three in Yilan. This local research and analysis identifies the important factors that actually contribute to high rents in the Yilan area. It helps investors who want to engage in local leasing to clearly grasp the important priorities for success when planning the design and function of their homes.

第一章 緒論 1
第一節 研究背景與動機 1
第二節 研究目的 2
第三節 研究範圍與對象 3
第四節 研究流程 4
第二章 文獻探討 5
第一節 特徵價格法(hedonic price) 5
第二節 消費者行為相關研究 12
第三節 租屋者的租賃住宅需求相關研究 21
第四節 層級分析法 27
第三章 研究方法 35
第一節 研究對象 35
第二節 分析的流程與方法 36
第四章 研究結果 43
第一節 構面分析 43
第二節 第二層級對應的第三層級之評價結果分析 44
第三節 由整體分析第三層級評價加權結果 47
第五章 結論與建議 49
第一節 研究結論 49
第二節 研究限制 50
第三節 研究建議 51
參考文獻 53
附錄一 專家效度調查卷 61
附錄二 第二階段AHP專家問卷 65
附錄三 影響高租金四大構面之21位受訪者問卷結果 69
附錄四 第二層四大構面及各自未加權細項指標 72
附錄五 第三層級全體因素加權 73

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