Comments
Description
Transcript
資料 第2回研究会説明資料
㈨ᩱ ɧѣင̖ỉѣӼਦỉૢͳỆ᧙ẴỦᄂᆮ˟ ᇹᾁׅᄂᆮ˟ ᛟଢ૰ ᖹᡂ䠎䠎ᖺ䠍䠌᭶䠎䠒᪥ ᅜᅵ㏻┬ ᅵᆅ䞉Ỉ㈨※ᒁ ᅵᆅᕷሙㄢ Ministry of Land, Infrastructure, Transport and Tourism ನ 䊠䠊ఫᏯ౯᱁ᣦᩘ䝝䞁䝗䝤䝑䜽䛾䝫䜲䞁䝖 䊡䠊ື⏘౯᱁䛾ືྥᣦᶆ䛾ཎ䝕䞊䝍䛻㛵䛩䜛ศᯒ 䊢䠊ᚋ䛾సᴗணᐃ 㻞 ḩώ˰̖ܡਦૠἡὅἛἨἕἁỉἯỶὅἚ 䊡䠊ື⏘౯᱁䛾ືྥᣦᶆ䛾ཎ䝕䞊䝍䛻㛵䛩䜛ศᯒ 䊢䠊ᚋ䛾సᴗணᐃ 㻟 ˰̖ܡਦૠἡὅἛἨἕἁỉನ 䠍䠌᭶䠎䠑᪥Ⅼ䛷䚸➨䠏❶䡚➨䠓❶䛜බ⾲䛥䜜䛶䛔䜛䚹 䝝䞁䝗䝤䝑䜽䛾ᵓᡂ䠄䠍䠌᭶䠎䠑᪥Ⅼ䠅 ➨䠍❶ ⫼ᬒ 䠄ᮍබ⾲䠅 Chapter 1. Preface (TBA) ➨䠎❶ 䛿䛨䜑䛻䠄ᮍබ⾲䠅 Chapter 2. Introduction (TBA) ➨䠏❶ ఫᏯ౯᱁ᣦᩘ䛾ά⏝ Chapter 3. Uses of Residential Property Price Indices ➨䠐❶ ఫᏯ౯᱁ᣦᩘ䛾䝣䝺䞊䝮䝽䞊䜽 Chapter 4. Elements for a Conceptual Framework ➨䠑❶ ᣦᩘసᡂᡭἲ Chapter 5. Methods ➨䠒❶ 䝕䞊䝍䝋䞊䝇 Chapter 6. Data sources ➨䠓❶ ㏆ᖺ᥇⏝䛥䜜䛶䛔䜛ᣦᩘసᡂᡭἲ Chapter 7. Methods currently used ➨䠔❶ ᥎ዡ䠄ᮍබ⾲䠅 Chapter 8. Recommendations (TBA) ➨䠕❶ ⏝ㄒ㞟䠄ᮍබ⾲䠅 Chapter 9. Glossary (TBA) ➨䠍䠌❶ ཧ⪃䠖ᩘ್䠄ᮍබ⾲䠅 Chapter 10. Annex: Numerical examples (TBA) ཧ⪃ᩥ⊩ References ⣴ᘬ䠄ᮍබ⾲䠅 Index (TBA) ὀ䠅᪥ᮏㄒヂ䛿௬ヂ ฟᡤ䠅http://epp.eurostat.ec.europa.eu/portal/page/portal/hicp/methodology/residential_property_price_indices 㻠 ᵡᶆᵿᶎᶒᶃᶐ ᵑᵌ ᵳᶑᶃᶑ ᶍᶄ ᵰᶃᶑᶇᶂᶃᶌᶒᶇᵿᶊ ᵮᶐᶍᶎᶃᶐᶒᶗ ᵮᶐᶇᶁᶃ ᵧᶌᶂᶇᶁᶃᶑ ➨䠏❶䛾ᵓᡂ䛸䝫䜲䞁䝖 ➨䠏❶䛷䛿䚸ఫᏯ౯᱁ᣦᩘ䛾ά⏝᪉ἲ䛜⥙⨶ⓗ䛻⤂䛥䜜䛶䛔䜛䚹 䠍䠌᭶䠎䠑᪥Ⅼ䛾䝝䞁䝗䝤䝑䜽䛷䛿䚸䐟䝬䜽䝻⤒῭ᣦᶆ䐠㔠⼥ᨻ⟇䐡ᅜᐩ䛾 ᐃ䐢㔠⼥Ᏻᐃ ᣦᶆ䐣SNA䠄ᅜẸ⤒῭ィ⟬䠅䛻䛚䛡䜛䝕䝣䝺䞊䝍䐤ఫᏯ㉎ධ䛾ពᛮỴᐃᮦᩱ䐥CPI䠄ᾘ㈝⪅ ≀౯ᣦᩘ䠅䜢୰ᚰ䛸䛧䛯䛾ᣦᩘ䜈䛾䜲䞁䝥䝑䝖 䛾䠓䛴䛜⤂䛥䜜䛶䛔䜛䚹 ➨䠏❶䛾ᵓᡂ 3.1. Introduction 3.2. A review of the different uses of residential property price indices 3.2.1. As a macro-economic indicator of overall inflation 3.2.2. House prices and monetary policy and targeting 3.2.3. As a measurement of wealth 3.2.4. As a financial stability or soundness indicator to measure risk exposure 3.2.5. As a deflator for national accounts 3.2.6. As an input into an individual citizen’s decision making on whether to buy aresidential property 3.2.7. As an input into other price indices, most particularly the Consumer Price Indexfor use, amongst other things, for w age bargaining or indexation 3.2.8. International comparisons 㻡 ᵡᶆᵿᶎᶒᶃᶐ ᵑᵌ ᵳᶑᶃᶑ ᶍᶄ ᵰᶃᶑᶇᶂᶃᶌᶒᶇᵿᶊ ᵮᶐᶍᶎᶃᶐᶒᶗ ᵮᶐᶇᶁᶃ ᵧᶌᶂᶇᶁᶃᶑ 䝝䞁䝗䝤䝑䜽䛻グ㍕䛥䜜䛶䛔䜛䝴䞊䝄䞊䝙䞊䝈 ᐃ䛥䜜䜛䝴䞊䝄䞊䝙䞊䝈 䝝䞁䝗䝤䝑䜽䛻䛚䛡䜛グ㍕㡯䛾䝫䜲䞁䝖 䐟䝬䜽䝻⤒῭ᣦᶆ • ఫᏯ౯᱁䛾ୖ᪼䞉ୗ㝆䛾䝍䜲䝭䞁䜾䛸ᬒẼ䛾ᣑᮇ䞉ᚋ㏥ᮇ䛿ᐦ᥋䛻㛵㐃䛧䛶䛔䜛䚹 • ఫᏯ౯᱁䛾ୖ᪼䛜䝬䜽䝻⤒῭䛻ཬ䜌䛩⤒㊰䛿ከᩘ⪃䛘䜙䜜䜛䛜䚸ᑡ䛺䛟䛸䜒䛂ື⏘ᴗ⪅䜢୰ᚰ䛸䛧䛯ᡤᚓ䞉 㞠⏝䛾ୖ᪼䛃䛂ᐙィ䛻䜘䜛⪏ஂᾘ㈝ᮦ➼䛾㉎ධቑຍ䛃䛂ື⏘䛾ྲྀᘬᣑ䛻క䛖⤒῭άື䛾άᛶ䛃䛂ᐙィ㒊 㛛䛾䝞䝷䞁䝇䝅䞊䝖ᨵၿ䛻䜘䜛ᾘ㈝䛾ᣑ䛃䛾⤒㊰䛻䛴䛔䛶䛿᫂䜙䛛䛷䛒䜛䚹 䐠㔠⼥ᨻ⟇ • 䛔䛟䛴䛛䛾ᅜ䛷䛿䚸᪥䚻䛾㔠⼥ᨻ⟇䛾䝍䞊䝀䝑䝖䛸䛧䛶MCI䠄Monetary Conditions Index䠅䜢ᩚഛ䛧䛶䛔䜛䚹≀ ౯Ỉ‽䜔⤒῭䝟䝣䜷䞊䝬䞁䝇䛾Ỵᐃ䝥䝻䝉䝇䛻䛚䛡䜛ఫᏯ౯᱁䛾㔜せᛶ䛛䜙䚸MCI䛻ఫᏯ౯᱁䜢ྵ䜑䜛䜉䛝 䛸䛔䛖㆟ㄽ䛜୍㒊䛾ᑓ㛛ᐙ䛾㛫䛷䛥䜜䛶䛔䜛䚹 • ᑗ᮶ⓗ䛻䚸㔠⼥ᨻ⟇䛻䛚䛡䜛ఫᏯ౯᱁䛾ᙺ䛜䜘䜚୍ᒙ㔜せ䛻䛺䛳䛶䛟䜛䛸⪃䛘䜙䜜䜛䚹 䐡ᅜᐩ䛾 ᐃ • ఫᏯ౯᱁䛿⤒῭య䛾ᐩ䠄national wealth䠅䛾 ᐃ䛾䜲䞁䝥䝑䝖䛻䛺䜛䚹 • ಶ䚻䛾ఫᏯᡤ᭷⪅䛾❧ሙ䛛䜙䛿䚸ఫᏯ౯᱁䛾ኚື䛿ᙼ䛺䛔䛧䛿ᙼዪ䛜ಖ᭷䛩䜛ఫᏯ䛾㈨⏘౯್䛻䛝䛺 ᙳ㡪䜢䛘䜛䚹 䐢㔠⼥Ᏻᐃᣦᶆ • ఫᏯ౯᱁䛾ᛴ⃭䛺ኚື䛿䚸ື⏘䛾ᢸಖ౯್䜔㈨ᮏ䞉㈇മẚ⋡䛾ኚື䜢㏻䛨䛶㔠⼥䝅䝇䝔䝮䛾ᛶ䛻ᝏ ᙳ㡪䜢ཬ䜌䛩䚹 • IMF䛜බ⾲䛧䛶䛔䜛䛄㔠⼥Ᏻᐃᣦᶆ䠄Financial Soundness Indicator䠅䝬䝙䝳䜰䝹䛅䛷䛿䚸ື⏘౯᱁䛾ື ྥ䜢䝰䝙䝍䝸䞁䜾䛩䜛䛯䜑䛾ື⏘౯᱁ᣦᩘ䛾ᩚഛ᪉ἲ䛻䛴䛔䛶䜒ゝཬ䛥䜜䛶䛔䜛䚹 䐣SNA䠄ᅜẸ⤒῭ィ⟬䠅䛻䛚䛡 䜛䝕䝣䝺䞊䝍 • ᨻᗓ䛾⤫ィᶵ㛵䛜ఫᏯ౯᱁ᣦᩘ䜢ά⏝䛩䜛ሙ㠃䛸䛧䛶䛿䚸ྡ┠䛾ఫᏯᢞ㈨㢠䜢ᐇ㉁䛩䜛ሙྜ䚸CPI䠄ᾘ㈝ ⪅≀౯ᣦᩘ䠅䜢సᡂ䛩䜛ሙྜ䛾䠎㏻䜚䛜ᐃ䛥䜜䜛䚹 • 䜎䛯䚸ఫᏯ౯᱁ᣦᩘ䛿ᅜẸ⤒῭ィ⟬䛻䛚䛡䜛ᅜẸ㈨⏘ṧ㧗䛾౯್䜢 ᐃ䛩䜛㝿䛻䜒㔜せ䛺ᙺ䜢ᯝ䛯䛧䛖 䜛䚹 䐤ఫᏯ㉎ධ䛾ពᛮỴᐃᮦᩱ • ከ䛟䛾ಶே䛻䛸䛳䛶䚸ఫᏯ䛾㉎ධ䜔༷䛿ே⏕䛻䛚䛡䜛㔜せ䛺ᢞ㈨䛾ពᛮỴᐃ䛷䛒䜛䚹 • ఫᏯ䛿ಶே䛾ಖ᭷㈨⏘䛾༙䜢༨䜑䜛䛾䛷䚸ఫᏯ౯᱁䛾ኚື䛿䚸ಶே䛾ಖ᭷㈨⏘䛻ᙳ㡪䜢䛘䜛䚹 䐥CPI䠄ᾘ㈝⪅≀౯ᣦᩘ䠅䜢୰ ᚰ䛸䛧䛯䛾ᣦᩘ䜈䛾䜲䞁䝥䝑䝖 • CPI䛾ᵓᡂ㡯┠䛻ᣢᐙ䛾ఫᏯ㈝⏝䛜ྵ䜎䜜䜛ሙྜ䛻䚸ఫᏯ౯᱁䛿CPI䛻ᙳ㡪䜢ཬ䜌䛧䛖䜛䚹 • ᣢᐙ䛾ఫᏯ㈝⏝䛾ィ⟬᪉ἲ䛿」ᩘᏑᅾ䛩䜛䚹ィ⟬᪉ἲ䛾㑅ᢥ䛻䜘䛳䛶䛿ఫᏯ౯᱁䛜ᣢᐙ䛾ఫᏯ㈝⏝䛾┤ ᥋ⓗ䛺䜲䞁䝥䝑䝖䛸䛺䜛䚹 㻢 ᵡᶆᵿᶎᶒᶃᶐ ᵒᵌ ᵣᶊᶃᶋᶃᶌᶒᶑ ᶄᶍᶐ ᵿ ᵡᶍᶌᶁᶃᶎᶒᶓᵿᶊ ᵤᶐᵿᶋᶃᶕᶍᶐᶉ ➨䠐❶䛾ᵓᡂ䛸䝫䜲䞁䝖 ➨䠐❶䛷䛿䚸ఫᏯ౯᱁ᣦᩘ䛾䝣䝺䞊䝮䝽䞊䜽䛻㛵䜟䜛」ᩘ䛾ㄽⅬ䛜⤂䛥䜜䛶䛔䜛䚹 ➨䠐❶䛂Introduction䛃䛾୰䛷䚸ఫᏯ౯᱁ᣦᩘᅛ᭷䛾ㄢ㢟䚸ఫᏯ౯᱁ᣦᩘ䛾✀㢮䛻䛴䛔䛶⤂ 䛥䜜䛯ᚋ䚸䐟CPI䠄ᾘ㈝⪅≀౯ᣦᩘ䠅䞉SNA䠄ᅜẸ⤒῭ィ⟬䠅䛸䛾㛵ಀ䐠ᣦᩘసᡂᡭἲ䠄ᮏ㈨ᩱ䛷䛿 ➨䠑❶㒊ศ䛷ヲ㏙䠅䛾⤂䐡㞟⣙᪉ἲ䐢ఫᏯ౯᱁ᣦᩘタィୖ䛾䛭䛾ㄽⅬ䛜⤂䛥䜜䛶䛔䜛䚹 ➨䠐❶䛾ᵓᡂ 4.1 Introduction 4.2 Residential Property Price Indexes and the System of National Accounts 4.3 Residential Property Price Indexes and the Consumer Price Index 4.4 Stratification Methods 4.5 Representative Model Methods 4.6 The Repeat Sales Method 4.7 Hedonic Regressions 4.8 The Use of Assessment Information 4.9 Choice of Index Number Formula, Weighting and Other Aggregation Issues Aggregation and Weighting Issues when Stratification Methods are Used Aggregation and Weighting Issues when Hedonic Regression Methods Are Used 4.10 The Frequency of the RPPI 4.11 The Consistency of Monthly with Quarterly Estimates and the Consistency ofQuarterly with Annual Estimates 4.12 Revision Policies 4.13 The Renovations versus Depreciation Problem 4.14 Seasonal Adjustment Appendix: The Role of House Price Indexes in the Construction of User Costs 4.A.1 The Construction of User Costs for Durable Goods in General 4.A.2 The User Cost of Owner Occupied Housing 4.A.3 The Opportunity Cost Approach to the Valuation of Owner Occupied Housing Services 㻣 ᵡᶆᵿᶎᶒᶃᶐ ᵒᵌ ᵣᶊᶃᶋᶃᶌᶒᶑ ᶄᶍᶐ ᵿ ᵡᶍᶌᶁᶃᶎᶒᶓᵿᶊ ᵤᶐᵿᶋᶃᶕᶍᶐᶉ ఫᏯ౯᱁ᣦᩘ䛾ᩚഛ䜢㐍䜑䛶䛔䛟ୖ䛷䛾ㄢ㢟 ఫᏯ౯᱁ᣦᩘᅛ᭷䛾ㄢ㢟䛸䛧䛶䚸௨ୗ䛾Ⅼ䛜ᣦ䛥䜜䛶䛔䜛䚹 ఫᏯ౯᱁ᣦᩘᅛ᭷䛾ㄢ㢟 z z z z ື⏘≀௳䛾ಶูᛶ ᩓⓎⓗ䛻Ⓨ⏕䛩䜛ྲྀᘬ ⏝┠ⓗ䛻䜘䛳䛶␗䛺䜛ᣦᩘ䛾䝣䝺䞊䝮䝽䞊䜽 䛂ᅵᆅ䛃䛸䛂ᘓ≀䛃䜢༊ู䛧䛯ᣦᩘ䜢సᡂ䛩䜛䛣䛸䛾㞴䛧䛥 ఫᏯ౯᱁ᣦᩘ䛾✀㢮 ఫᏯ౯᱁ᣦᩘ䜢䚸௨ୗ䛾䠎✀㢮䛻༊ู䛧䛶䛔䜛䚹 2✀㢮䛾ఫᏯ౯᱁ᣦᩘ z A constant quality price index for the stock of residential housing at a particular moment in time • 䛂≉ᐃⅬ䛃䛻䛚䛡䜛䚸䛂ఫᏯ䝇䝖䝑䜽䛃䜢 ᐃ䛩䜛䛯䜑䛾౯᱁ᣦᩘ z A constant quality price index for residential property sales that took place during a given period of time • 䛂≉ᐃᮇ㛫ෆ䛃䛻䛚䛔䛶Ⓨ⏕䛧䛯䚸䛂ఫᏯ㈙䛃䜢 ᐃ䛩䜛䛯䜑䛾౯᱁ᣦᩘ 㻤 ᵡᶆᵿᶎᶒᶃᶐ ᵒᵌ ᵣᶊᶃᶋᶃᶌᶒᶑ ᶄᶍᶐ ᵿ ᵡᶍᶌᶁᶃᶎᶒᶓᵿᶊ ᵤᶐᵿᶋᶃᶕᶍᶐᶉ ఫᏯ౯᱁ᣦᩘ䛸CPI䠄ᾘ㈝⪅≀౯ᣦᩘ䠅䞉SNA䠄ᅜẸ⤒῭ィ⟬䠅䛾㛵ಀ ఫᏯ౯᱁ᣦᩘ䜢CPI䞉SNA䛻䛚䛔䛶ά⏝䛩䜛ሙྜ䛻ᐃ䛥䜜䜛⏝㏵䛜⤂䛥䜜䛶䛔䜛䚹 CPI䞉SNA䛻䛚䛔䛶ᐃ䛥䜜䜛ఫᏯ౯᱁ᣦᩘ䛾ά⏝⏝㏵ CPI ᣢᐙ䛾ఫᏯ㈝⏝ィ⟬䜈䛾䜲䞁䝥䝑䝖 ά⏝⏝㏵ Ӑᣢᐙ䛾ఫᏯ㈝⏝䛾ィ⟬᪉ἲӑ • money outlays approach • acquisition approach • rental equivalence approach • user cost approach SNA ఫᏯ㈨⏘౯್䛾 ᐃ ື⏘ᴗ⪅䛾ᐇ㉁⏕⏘㢠䛾 ᐃ ఫᏯᢞ㈨䛾䝕䝣䝺䞊䝍 㻥 ᵡᶆᵿᶎᶒᶃᶐ ᵒᵌ ᵣᶊᶃᶋᶃᶌᶒᶑ ᶄᶍᶐ ᵿ ᵡᶍᶌᶁᶃᶎᶒᶓᵿᶊ ᵤᶐᵿᶋᶃᶕᶍᶐᶉ ᣦᩘ䛾㞟⣙᪉ἲ ᆅᇦẖ䚸ື⏘䛾✀㢮ẖ䛺䛹䚸ಶู䛻సᡂ䛧䛯ᣦᩘ䜢㞟⣙䛩䜛㝿䛾᪉ἲ䛜⤂䛥䜜䛶䛔䜛䚹 ලయⓗ䛻䛿䚸ຍ㔜ᖹᆒ᪉ἲ䞉䜴䜵䜲䝖᥇⏝Ⅼ䛻䛴䛔䛶䠏✀㢮䚸ᇶ‽Ⅼ䛾ᐃ⩏䛻䛴䛔䛶䠎✀ 㢮䛾᪉ἲ䛜⤂䛥䜜䛶䛔䜛䚹 ຍ㔜ᖹᆒ᪉ἲ䞉䜴䜵䜲䝖᥇⏝Ⅼ z 䝷䝇䝟䜲䝺䝇ᣦᩘ • ⟬⾡ᖹᆒ • ᇶ‽䜴䜵䜲䝖 z 䝟䞊䝅䜵ᣦᩘ • ⟬⾡ᖹᆒ • ẚ㍑䜴䜵䜲䝖 z 䝣䜱䝑䝅䝱䞊ᣦᩘ • 䝷䝇䝟䜲䝺䝇ᣦᩘ䛸䝟䞊䝅䜵ᣦᩘ䛾ᗄఱᖹᆒ ᇶ‽Ⅼ䛾ᐃ⩏ z ᅛᐃᇶ‽᪉ᘧ • ᇶ‽Ⅼ䜢䛒䜛䠍Ⅼ䛻ᅛᐃ䛩䜛᪉ᘧ z 㐃㙐ᇶ‽᪉ᘧ • ๓ᮇ䜢ᇶ‽Ⅼ䛸䛩䜛᪉ᘧ ὀ䠅ୖ⾲సᡂ䛻䛚䛔䛶䛿䚸ⓑሯ㔜䠄1998䠅䛄≀౯䛾⤒῭ศᯒ䛅䠄ᮾிᏛฟ∧䠅䜒ཧ⪃䛻䛧䛯 㻝㻜 ᵡᶆᵿᶎᶒᶃᶐ ᵒᵌ ᵣᶊᶃᶋᶃᶌᶒᶑ ᶄᶍᶐ ᵿ ᵡᶍᶌᶁᶃᶎᶒᶓᵿᶊ ᵤᶐᵿᶋᶃᶕᶍᶐᶉ 䛭䛾䛾ㄽⅬ ఫᏯ౯᱁ᣦᩘ䛾䝣䝺䞊䝮䝽䞊䜽䛾䛭䛾䛾ㄽⅬ䛸䛧䛶䚸බ⾲㢖ᗘ䚸᭶ḟ᥎ィ䛸ᅄ༙ᮇ᥎ィ䛾ᩚྜᛶ䚸ᣦ ᩘ䛾ᨵゞ䚸つᶍಟ⧋䞉ῶ⪖䛾ၥ㢟䚸Ꮨ⠇ㄪᩚ䚸䛻䛴䛔䛶⤂䛥䜜䛶䛔䜛䚹 ㄽⅬ ఫᏯ౯᱁ᣦᩘ䛾බ⾲㢖ᗘ 䠄The Frequency of the RPPI䠅 ᭶ḟ᥎ィ䛸ᅄ༙ᮇ᥎ィ䛾ᩚྜᛶ 䠄The Consistency of Monthly with Quarterly Estimates䠅 䛺グ㍕ෆᐜ 䛂ᮃ䜎䛧䛔බ⾲㢖ᗘ䛃䛿ᐃ䛩䜛⏝᪉ἲ䛻ᛂ䛨䛶␗䛺䜛䚹 Ӑ⏝᪉ἲ➼䛻ᛂ䛨䛯බ⾲㢖ᗘ䠄䠅ӑ • ୰ኸ㖟⾜䛻䜘䜛⏝䠖᭶ḟ䜒䛧䛟䛿ᅄ༙ᮇ • SNA䜈䛾⏝䠖ᅄ༙ᮇ • CPI䜈䛾⏝䠖᭶ḟ ᭶ḟᣦᩘ䜢సᡂ䛩䜛ሙྜ䚸䝃䞁䝥䝹ᩘ䛿༢⣧ィ⟬䛷ᅄ༙ᮇ䝕䞊䝍䛾3ศ䛾䠍䛻䛺䜛䛯䜑䚸⤫ィసᡂᢸ ᙜ⪅䛿䛄㏿ሗᛶ䛅䛸䛄ရ㉁䛅䛾䝖䝺䞊䝗䜸䝣䛻༑ศὀព䛩䜛ᚲせ䛜䛒䜛 ᭶ḟᣦᩘ䛻᥇⏝䛥䜜䛯༢౯᱁䠄unit value䠅䜢ᅄ༙ᮇᣦᩘ䛻䜒᥇⏝䛩䜛ᚲせ䛜䛒䜛䚹 䠄ᅄ༙ᮇ᥎ィ䛸ᖺḟ᥎ィ䛸䛾ᩚྜᛶ䜢ಖ䛴ሙྜ䜒ྠᵝ䛻䛧䛶䚸ྠᵝ䛾༢౯᱁䝕䞊䝍䜢⏝䛔䜛ᚲせ䛜䛒 䜛䠅 ᣦᩘ䛾ᨵゞ 䠄Revision Policies䠅 ື⏘ྲྀᘬ䛾䝕䞊䝍䜢㎿㏿䛻ධᡭ䛩䜛䛣䛸䛿ᅔ㞴䛺ሙྜ䛜ከ䛟䚸䛶䛾䝕䞊䝍䛾฿╔䛜ᣦᩘసᡂ䛾䝍 䜲䝭䞁䜾䛻㛫䛻ྜ䜟䛺䛔䛣䛸䜒ᐃ䛥䜜䜛䚹 䛧䛯䛜䛳䛶୍⯡ㄽ䛸䛧䛶䛿䚸ఫᏯ౯᱁ᣦᩘ䛻䛿䛂ᨵゞ䛃䜢チᐜ䛩䜛䛣䛸䛜ᮃ䜎䛧䛔䛸⪃䛘䜙䜜䜛䚹 つᶍಟ⧋䞉ῶ⪖ၥ㢟 䠄The Renovations versus Depreciation Problem䠅 ື⏘䛾౯್䛻ᙳ㡪䜢䛘䜛つᶍಟ⧋䜔ῶ⪖䜢ṇ☜䛻ほ 䛩䜛䛣䛸䛿㞴䛧䛔䛯䜑䚸䛣䜜䜙䛾Ⅼ䜢ㄪ ᩚ䛧䛯ఫᏯ౯᱁ᣦᩘ䜢సᡂ䛩䜛䛣䛸䛿ᅔ㞴䛷䛒䜛䚹 ௬䛻䚸ᐙィ䛻ᑐ䛩䜛䝃䞊䝧䜲ㄪᰝ䛺䛹䛷ಟ⧋㈝⏝䜢ṇ☜䛻ᢕᥱ䛩䜛䛣䛸䛜ྍ⬟䛷䛒䜜䜀䚸䝦䝗䝙䝑䜽ἲ 䛺䛹䛷ಟ⧋䜔ῶ⪖䛻䜘䜛ရ㉁ㄪᩚ䛜ྍ⬟䛻䛺䜛䛸⪃䛘䜙䜜䜛䚹 Ꮨ⠇ㄪᩚ 䠄Seasonal Adjustment䠅 ఫᏯື⏘䛾౯᱁䛻䛝䛺Ꮨ⠇ᛶ䛜ㄆ䜑䜙䜜䜛䛣䛸䛿䛺䛔୍᪉䛷䚸ྲྀᘬ㔞䛻䛴䛔䛶䛿Ꮨ⠇ᛶ䛜ㄆ䜑䜙 䜜䜛䛸⪃䛘䜙䜜䜛䚹 ྲྀᘬ㔞䛾Ꮨ⠇ᛶ䛿౯᱁ᣦᩘయ䛾Ꮨ⠇ᛶ䛾ၥ㢟䜢ᘬ䛝㉳䛣䛩䛣䛸䜒䛺䛔䛸⪃䛘䜙䜜䜛䛯䜑䚸ఫᏯ౯᱁ 㻝㻝 ᣦᩘ䛻䛚䛔䛶䛿䚸Ꮨ⠇ㄪᩚ䜢䛩ᚲせᛶ䛿ప䛔䚹 ᵡᶆᵿᶎᶒᶃᶐ ᵓᵌ ᵫᶃᶒᶆᶍᶂᶑ ➨䠑❶䛾ᵓᡂ䛸䝫䜲䞁䝖 ➨䠑❶䛷䛿䚸ఫᏯ౯᱁ᣦᩘ䛾సᡂᡭἲ䛸䛧䛶䚸䛂ᖹᆒ್䞉୰ኸ್䛃䛂䝦䝗䝙䝑䜽ἲ䛃䛂䝸䝢䞊䝖䞉䝉䞊 䝹䝇ἲ䛃䛂SPARἲ䛃䛜⤂䛥䜜䛶䛔䜛䚹 ྛᡭἲ䛾ᴫせ䛸䚸ᣦᩘసᡂᡭἲẖ䛾䝯䝸䝑䝖䞉䝕䝯䝸䝑䝖䛜ᩚ⌮䛥䜜䛶䛔䜛䚹 ➨䠑❶䛾ᵓᡂ 5.1 Introduction 5.2 Stratified mean or median price indexes 5.2.1 Simple mean or median indexes 5.2.2 Stratification or mix-adjustment 5.3 Hedonic regression methods 5.3.1 Introduction 5.3.2 Time dummy variable method 5.3.3 Characteristics prices and imputation methods 5.3.4 Stratified hedonic indexes 5.3.5 Main advantages and disadvantages 5.4 Repeat sales regression methods 5.4.1 The basic idea 5.4.2 Problems and improvements Heteroskedasticity Sample selection bias Inefficiency and revision Quality change 5.4.3 Main advantages and disadvantages 5.5 Methods using appraisal data 5.5.1 Introduction 5.5.2 Sale Price Appraisal Ratio method 5.5.3 Main advantages and disadvantages 5.6 Model Pricing Methods 㻝㻞 ᵡᶆᵿᶎᶒᶃᶐ ᵓᵌ ᵫᶃᶒᶆᶍᶂᶑ 䝝䞁䝗䝤䝑䜽䛷⤂䛥䜜䛶䛔䜛ᣦᩘసᡂᡭἲ ᖹᆒ್䞉୰ኸ್䠄mean or median price indexes䠅 z ື⏘䛾ྲྀᘬ౯᱁䛾ᖹᆒ್䛺䛔䛧䛿୰ኸ್䜢ᣦᩘ䛸䛩䜛᪉ἲ䚹 z 䝝䞁䝗䝤䝑䜽䛷䛿䚸ື⏘䜢䜶䝸䜰䞉䝍䜲䝥ẖ䛻ᒙ䛧䚸ᒙẖ䛻సᡂ䛧䛯ᣦᩘ䜢㞟⣙䛩䜛䛂Stratification䛃䜒⤂䛥䜜䛶䛔 䜛䚹 䝦䝗䝙䝑䜽ἲ䠄Hedonic regression methods䠅 z ྲྀᘬ౯᱁䜢⿕ㄝ᫂ኚᩘ䚸ᒓᛶሗ䜢ㄝ᫂ኚᩘ䛸䛩䜛ᅇᖐ䝰䝕䝹䜢ᵓ⠏䛧䚸ရ㉁ㄪᩚ῭䛾౯᱁ᣦᩘ䜢సᡂ䛩䜛᪉ἲ䚹 z 䝝䞁䝗䝤䝑䜽䛷䛿䚸䜶䝸䜰䞉䝍䜲䝥ẖ䛻␗䛺䜛ᣦᩘ䜢సᡂ䛧䚸Stratification䛸⤌䜏ྜ䜟䛫䜛䛣䛸䛷㞟⣙䛩䜛䛂Stratified Hedonic index䛃䜒⤂䛥䜜䛶䛔䜛䚹 䝸䝢䞊䝖䞉䝉䞊䝹䝇ἲ䠄Repeat sales regression methods䠅 z ྠ୍≀௳䛾」ᩘᅇ䛻䜟䛯䜛ྲྀᘬሗ䛛䜙䚸ື⏘౯᱁䛾⤒ᖺኚ䜢ᢕᥱ䛩䜛᪉ἲ䚹 SPARἲ䠄Sales price appraisal ratio method䠅 z 㚷ᐃ౯᱁䜢ᇶ‽Ⅼ౯᱁䚸ᇶ‽Ⅼ௨㝆䛾ྲྀᘬ౯᱁䜢ẚ㍑Ⅼ౯᱁䛸䛧䚸୧⪅䛾ẚ⋡䜢ィ⟬䛩䜛䛣䛸䛷ᇶ‽Ⅼ䛛 䜙ẚ㍑Ⅼ䜈䛾౯᱁ኚ䜢ᢕᥱ䛩䜛᪉ἲ䚹 㻝㻟 ᵡᶆᵿᶎᶒᶃᶐ ᵓᵌ ᵫᶃᶒᶆᶍᶂᶑ ᣦᩘసᡂᡭἲẖ䛾䛺䝯䝸䝑䝖䞉䝕䝯䝸䝑䝖 ˺ඥ ͌רὉɶ͌ځ ἪἛἝἕἁඥ ɼễἳἼἕἚ 䖃␗䛺䜛䝍䜲䝥䛾ఫᏯ䚸ᆅᇦẖ䛻౯᱁ᣦᩘ䜢సᡂ䛩䜛䛣䛸䛜䛷䛝䜛䚹 䖃䝴䞊䝄䞊䛻ᑐ䛩䜛ㄝ᫂䛜ᐜ᫆䛺ᡭἲ䛷䛒䜛䚹 䖃ᒙ䠄㻿㼠㼞㼍㼠㼕㼒㼕㼏㼍㼠㼕㼛㼚䠅䛾タᐃ䛻ᛂ䛨䛶≀௳ᵓᡂ䜢ㄪᩚ䛷䛝䜛䚹 䖃ᒙ䠄㻿㼠㼞㼍㼠㼕㼒㼕㼏㼍㼠㼕㼛㼚䠅䛾タᐃ䛻ྜព䛜☜❧䛥䜜䛶䛔䜛㝈䜚䚸Ᏻᐃⓗ䛺ᡭἲ䛷䛒䜛䚹 ɼễἙἳἼἕἚ 䖃ಶู≀௳ẖ䛾㉁ⓗኚ䜢ㄪᩚ䛧䛶䛔䛺䛔䠄ῶ⪖䚸ಟ⧋䠅䚹 䖃㈙ྲྀᘬ䜢ṇ䛧䛟ᒙ䛩䜛䛯䜑䛻ಶู≀௳䛾ᒓᛶሗ䜢ᚲせ䛸䛩䜛䚹 䖃௬䛻ᒙ䛾⢏ᗘ䛜⢒䛔ሙྜ䚸≀௳ᵓᡂ䛾ኚ䛻䜘䜛ᣦᩘ䜈䛾ᙳ㡪䛜䛝䛟䛺 䜛䚹 䖃ಶู≀௳䛾ᒓᛶሗ䜢ヲ⣽䛻⏝ྍ⬟䛺ሙྜ䚸䝦䝗䝙䝑䜽ἲ䛻䜘䜛ᣦᩘ䛿䝃䞁 䝥䝹ኚ᭦䜔㉁ⓗኚ䛾᪉䜢ㄪᩚ䛩䜛䛣䛸䛜ྍ⬟䚹ῶ⪖ၥ㢟䚸ಟ⧋ၥ㢟䛻ᑐᛂ䛩 䜛䛯䜑䛻䚸つᶍಟ⧋䛾ᐇ䛾᭷↓䚸ᐇᮇ䛻䛴䛔䛶䛾ヲ⣽䛺ሗ䛜ᚲせ䛸䛺 䜛䚹 䖃䝦䝗䝙䝑䜽ἲ䛻䜘䜛ᣦᩘ䛿䚸≀௳䝍䜲䝥䚸ᆅᇦẖ䛻㐺⏝䛩䜛䛣䛸䛜ྍ⬟䛷䛒䜛䚹 Stratification䛿㏣ຍⓗ䛺Ⅼ䜢᭷䛩䜛䚹 䖃䝦䝗䝙䝑䜽ἲ䛿ᅵᆅ䞉ᘓ≀䛻ศ䛧䛯ᣦᩘ䜢సᡂ䛩䜛㝿䜒㐺⏝ྍ⬟䛷䛒䜛䚹 䖃㔞䛾ᒓᛶ䝕䞊䝍䜢ᚲせ䛸䛩䜛䛯䜑䚸ᐇ䛻䛿ከ䛺㈝⏝䜢せ䛩䜛䚹 䖃ື⏘౯᱁䛾Ỉ‽䚸䝖䝺䞁䝗䛜ᆅᇦ䛻䜘䛳䛶␗䛺䜛ሙྜ䚸༑ศ䛻ᆅᇦᛶ䜢䝁䞁䝖 䝻䞊䝹䛩䜛䛣䛸䛜ᅔ㞴䛷䛒䜛䚹 䖃᪉ἲㄽ⮬య䛿Ᏻᐃᛶ䛜㧗䛔䛜䚸ᒓᛶ䝕䞊䝍䜔㛵ᩘᙧ➼䛾㑅ᢥ䛻䛚䛔䛶㑅ᢥ⫥ 䛜ከᩘ䛒䜚䚸䛭䛾㑅ᢥ䛻䜘䛳䛶ᣦᩘ䛾ື䛝⮬య䛜䛝䛟ኚ䜟䛳䛶䛧䜎䛖ྍ⬟ᛶ䛜䛒 䜛䚹䛧䛯䛜䛳䛶䚸㔞䛾䝯䝍䞉䝕䞊䝍䛜ᚲせ䛸䛺䜛䚹 䖃䝦䝗䝙䝑䜽ἲ䛾ᇶᮏⓗ⪃䛘᪉䛿⌮ゎ䛥䜜䜔䛩䛔䛜䚸ᢏ⾡ⓗഃ㠃䛾ヲ⣽䛻䛴䛔䛶 䛿䝴䞊䝄䞊䜈䛾ㄝ᫂䛜ᅔ㞴䛷䛒䜛䚹 䖃䝸䝢䞊䝖䞉䝉䞊䝹䝇ἲ䛿䚸ఫᡤ௨እ䛾ᒓᛶሗ䜢ᚲせ䛸䛧䛺䛔䚹 䖃᥎ィసᴗ䛾ᐇ䚸ᣦᶆసᡂ䛿ప䝁䝇䝖䛷ᐇ⾜ྍ⬟䚹 䖃⏝ྍ⬟䛺౯᱁ሗ䜢䛶⏝䛧䛶䛔䜛䜟䛡䛷䛿䛺䛔䛸䛔䛖Ⅼ䛻䛚䛔䛶㠀ຠ⋡ 䛷䛒䜛䚹 䖃㉁ⓗኚ䛻ᑐᛂ䛷䛝䛺䛔䚹䠄ಟ⧋ၥ㢟䚸ῶ⪖ၥ㢟䠅 䖃㈍䝕䞊䝍䛻䛿䝃䞁䝥䝹䝉䝺䜽䝅䝵䞁䝞䜲䜰䝇䛜క䛖䚹 䖃⏝㏵䜔ᆅᇦ䛺䛹䜢⣽䛛䛟タᐃ䛧䛯ሙྜ䚸䝃䞁䝥䝹ᩘ䛜ᑡ䛺䛔䛯䜑䛻ᣦᶆ䜢సᡂ䛷 䛝䛺䛔ែ䜒Ⓨ⏕䛧䛖䜛䠄≉䛻᭶ḟ䜲䞁䝕䝑䜽䝇䛾ሙྜ䠅 䖃᪂つ䝕䞊䝍䜢㏣ຍ䛩䜛ᗘ䛻㐣ཤ䛾ᣦᶆ䜒䝸䝞䜲䝇䛥䜜䜛䛯䜑䚸Ọ㐲䛻☜ᐃ䛧䛺 䛔䚹䠄㼚㼑㼢㼑㼞 㼑㼚㼐㼕㼚㼓 㼞㼑㼢㼕㼟㼕㼛㼚ၥ㢟䠅 䖃㻿㻼㻭㻾ἲ䛿ᶆ‽ⓗ䛺ᡭἲ䛷䛒䜚䚸ఏ⤫ⓗ䛺ᣦᩘ⌮ㄽ䛸䜒ᩚྜⓗ䛷䛒䜛䚹 䖃ಶู≀௳䛾ᒓᛶሗ䛿ᚲせ䛸䛧䛺䛔䚹ᚲせ䝕䞊䝍䛿㚷ᐃ౯᱁䛸ྲྀᘬ౯᱁䛾䜏䛷 䛒䜛䚹䛣䜜䜙䛾౯᱁ሗ䛿ከ䛟䛾ᅜ䛷ᅜᅵᨻ⟇ᢸᙜ┬ᗇ䛷సᡂ䞉ಖ⟶䛥䜜䛶䛚䜚䚸 䛯䛔䛶䛔䛾ሙྜ䛶䛾ྲྀᘬ䜢⥙⨶䛧䛶䛔䜛䚹 䖃䝸䝢䞊䝖䞉䝉䞊䝹䝇ἲ䜘䜚䜒ከ䛟䛾౯᱁䝕䞊䝍䜢⏝䛩䜛䛯䜑䚸䝃䞁䝥䝹䝉䝺䜽䝅䝵 䞁䝞䜲䜰䝇ၥ㢟䜢㍍ῶ䛷䛝䜛䚹 䖃㉁ⓗኚ䛻ᑐᛂ䛷䛝䛺䛔䚹䠄ಟ⧋ၥ㢟䚸ῶ⪖ၥ㢟䠅 䖃SPARἲ䛻䜘䜛ᣦᶆ䛾ရ㉁䛿䚸㚷ᐃ౯᱁䛾ရ㉁䛻౫Ꮡ䛩䜛䛜䚸㚷ᐃホ౯䛾䝥䝻 䝉䝇➼䛾㏱᫂ᛶ䛿ᚲ䛪䛧䜒㧗䛟䛺䛔䚹 䖃ᒓᛶ䝕䞊䝍䜢䛟⏝䛧䛺䛔䛯䜑䚸SPARἲ䛿ᅜ୍ᚊ䛾ᣦᩘసᡂ䛻䛧䛛㐺⏝䛷 䛝䛺䛔䚹 ἼἦὊἚὉἍὊἽἋඥ ᵱᵮᵟᵰඥ 㻝㻠 ᵡᶆᵿᶎᶒᶃᶐ ᵔᵌ ᵢᵿᶒᵿ ᶑᶍᶓᶐᶁᶃᶑ ➨䠒❶䛾ᵓᡂ䛸䝫䜲䞁䝖 ➨䠒❶䛷䛿䚸ఫᏯ౯᱁ᣦᩘ䛾䝕䞊䝍䜢⤂䛧䛯ୖ䛷䚸⏝┠ⓗ䛻ᛂ䛨䛶䛹䛾䜘䛖䛺䝍䜲䝥䛾䝕 䞊䝍䛜ồ䜑䜙䜜䜛䛛䛻䛴䛔䛶䛾䛜⤂䛥䜜䛶䛔䜛䚹 ➨䠒❶䛾ᵓᡂ 6.1. Introduction 6.2. The process of buying and selling a house 6.3. Seller’s asking price: estate agents, newspapers etc 6.4. Initial offer price accepted by seller: mortgage companies 6.5. Valuation price for loan: mortgage companies 6.6. Final transaction price: mortgage companies 6.7. Final transaction price: administrative data – property registers and tax offices 6.8. Valuation price for taxation and payment for local services: tax offices 6.9. Expert opinion (soft-information): surveys of estate agents organisations, otherprofessional bodies and their members 6.10. Evaluation for fitness-for-purpose 6.11. Weights 6.12. Developing countries, traditional dwellings and the informal housing market 㻝㻡 ᵡᶆᵿᶎᶒᶃᶐ ᵔᵌ ᵢᵿᶒᵿ ᶑᶍᶓᶐᶁᶃᶑ 䝕䞊䝍䛾✀㢮 ఫᏯ䛾㈙䝥䝻䝉䝇䜢༊ศ䛧䚸䛭䜜䛮䜜䛾༊ศẖ䛻ᐃ䛥䜜䜛౯᱁䝕䞊䝍䛾✀㢮䞉䝋䞊䝇䛜⤂ 䛥䜜䛶䛔䜛䚹 ఫᏯ䛾㈙䝥䝻䝉䝇䛸䝕䞊䝍䛾✀㢮 ఫᏯ䛾ὶ㏻㛤ጞ 䠄As soon as the property is on the market䠅 • ᡭ䛾ເ㞟౯᱁ 䠄Seller’s Asking price䠅 ఫᏯ䝻䞊䞁䛾 ⏦㎸䠄Mortgage ఫᏯ䝻䞊䞁䛾 ᢎㅙ䠄Mortgage applications䠅 approved䠅 • ᙜึ⏦㎸౯᱁ 䠄Initial Offer price accepted by seller䠅 ̖ἙὊἑỉ ᆔ • ఫᏯ䝻䞊䞁ᑂᰝ䛻 䛚䛡䜛ホ౯㢠 䠄Valuation price for loan䠅 ㈙ዎ⣙⥾⤖ ྲྀᘬ 䠄Signing of binding contract䠅 䠄Transaction Completed䠅 • ᭱⤊ⓗ䛺ྲྀᘬ౯ ᱁䠄Final • ᭱⤊ⓗ䛺ྲྀᘬ౯᱁ 䠄Final Transaction price䠅 Transaction price䠅 • ᭱⤊ⓗ䛺ྲྀᘬ౯ ᱁䠄Final Transaction price䠅 • ᪂⪺ᗈ࿌ χႎễ ἙὊἑἏὊἋ 䠄newspapers䠅 • ື⏘ᴗ⪅ 䠄estate agents䠅 • 㔠⼥ᶵ㛵 • 㔠⼥ᶵ㛵 䠄Mortgage Lenders䠅 䠄Mortgage Lenders䠅 • ἲᚊ䛾ᑓ㛛ᐙ 䠄Lawyers䠅 • Ⓩ㘓ᶵ㛵 䠄Land Registries䠅 • ⛯ົᙜᒁ 䠄Tax Authorities䠅 ίᵲᶗᶎᶇᶁᵿᶊ ᵢᵿᶒᵿ ᶑᶍᶓᶐᶁᶃὸ 㻝㻢 ᵡᶆᵿᶎᶒᶃᶐ ᵔᵌ ᵢᵿᶒᵿ ᶑᶍᶓᶐᶁᶃᶑ ⏝┠ⓗ䛻ᛂ䛨䛯䝕䞊䝍䝋䞊䝇 ᮃ䜎䛧䛔䝕䞊䝍䝋䞊䝇䛿䚸ᐃ䛩䜛䝴䞊䝄䞊䜔ᙼ䜙䛾㛵ᚰ㡯䞉⏝┠ⓗ䛻䜘䛳䛶␗䛺䜛䛸䛥䜜䛶䛔䜛䚹 ➨䠒❶䛷䛿䚸ᐃ䛩䜛䝴䞊䝄䞊䛸䝕䞊䝍䝋䞊䝇䛾⤌䜏ྜ䜟䛫䛻䛴䛔䛶䚸䛔䛟䛴䛛䛾䜢ᣲ䛢䛺䛜䜙⤂䛥 䜜䛶䛔䜛䚹 ⏝┠ⓗ䛻ᛂ䛨䛯䝕䞊䝍䝋䞊䝇 ᐃ䛩䜛䝴䞊䝄䞊 ᨻᗓᶵ㛵䠄government䠅 㒔ᕷ䜰䝘䝸䝇䝖䠄city analyst䠅 䝰䞊䝀䞊䝆䛾ᢸಖ౯್䛻 ὀ┠䛩䜛య 㞠⏝⪅䠄employers䠅 ປാ⤌ྜ䠄trade unions䠅 SNAసᡂ⪅ 䠄national accountants䠅 ⏝┠ⓗ䜔㛵ᚰ㡯䛺䛹 ᮃ䜎䛧䛔䛸⪃䛘䜙䜜䜛䝕䞊䝍䝋䞊䝇 ື⏘ᢞ㈨䛻క䛖౯᱁ୖ᪼ᅽຊ ື⏘౯᱁䛾ᗏ್䞉ୖ್ Ⓩ㘓ᶵ㛵䠄land registry䠅䛾䝕䞊䝍 ᅵᆅ䞉ᘓ≀䜢ྵ䜑䛯ື⏘䛾౯್ 㔠⼥ᶵ㛵䠄mortgage lender䠅䛾䝕䞊䝍 㞠⏝⪅䛾⏕άỈ‽ ᣢᐙ䛾ఫᏯ㈝⏝䜢ྵ䜣䛰CPI ᣢᐙ䛾ఫᏯ㈝⏝ ఫᏯᢞ㈨ ᅵᆅ౯᱁ 䠉 䠉 㻝㻣 ᵡᶆᵿᶎᶒᶃᶐ ᵕᵌ ᵫᶃᶒᶆᶍᶂᶑ ᶁᶓᶐᶐᶃᶌᶒᶊᶗ ᶓᶑᶃᶂ ➨䠓❶䛾ᵓᡂ䛸䝫䜲䞁䝖 ➨䠓❶䛷䛿䚸ㅖእᅜ䛾ఫᏯ౯᱁ᣦᩘ䛾䛜⤂䛥䜜䛶䛔䜛䚹 䛂7.2. Index availability䛃䛻䛚䛔䛶ྛᅜ䛷᥇⏝䛥䜜䛶䛔䜛䝕䞊䝍䛾䝍䜲䝥䚸ᣦᩘ᥎ィᡭἲ➼䛻䛴 䛔䛶⤂䛥䜜䛯ᚋ䚸䜲䜼䝸䝇䛚䜘䜃䜹䝘䝎䛾䠎䞄ᅜ䛾ఫᏯ౯᱁ᣦᩘ䛻䛴䛔䛶⤂䛥䜜䛶䛔䜛䚹 ➨䠓❶䛾ᵓᡂ 7.1. Introduction 7.2. Index availability 7.2.1. Responsibility for compilation 7.2.2. Data sources 7.2.3. Quality (& mix) adjustment 7.2.4. The value of meta-data 7.3. Case study: United Kingdom (other case studies to be incorporated including the experience of developing countries) 7.4. Case study: Canada The New House Price Index (NHPI) Teranet – National Bank Composite House Price Index The MLS average resale house price indicator Royal LePage Survey of Canadian House Prices 㻝㻤 ᵡᶆᵿᶎᶒᶃᶐ ᵕᵌ ᵫᶃᶒᶆᶍᶂᶑ ᶁᶓᶐᶐᶃᶌᶒᶊᶗ ᶓᶑᶃᶂ ྛᅜ䛷᥇⏝䛥䜜䛶䛔䜛䝕䞊䝍䛾䝍䜲䝥 䝕䞊䝍䛾䝍䜲䝥 ⤫ィᶵ㛵䛜㞟䛩䜛䝕䞊䝍 䠄data collected by statistical institute or ministries䠅 Ⓩ㘓䜎䛯䛿⛯ົ┠ⓗ䛾䛯䜑䛻㞟䛥䜜䜛ሗ 䠄information gathered for registration or taxation purpose䠅 ື⏘௰ᶵ㛵䜔ᴗ⏺ᅋయ䚸◊✲ᶵ㛵䚸ື⏘䝁䞁䝃 䝹䝔䜱䞁䜾♫䛛䜙䛾䝕䞊䝍 ᥇⏝ᅜ䠄䠅 䝤䝹䜺䝸䜰䚸䜹䝘䝎䚸䝏䜵䝁䚸䜶䝇䝖䝙䜰䚸䜰䜲䝹䝷䞁䝗䚸䝇䝨䜲䞁䚸䝣䝷䞁䝇䚸 䝷䝖䝡䜰䚸䝹䜽䝉䞁䝤䝹䜽䚸䝫䞊䝷䞁䝗䚸䜰䝯䝸䜹ྜ⾗ᅜ 䝕䞁䝬䞊䜽䚸䝸䝖䜰䝙䜰䚸䜸䝷䞁䝎䚸䝣䜱䞁䝷䞁䝗䚸㤶 䚸䝇䝻䝧䝙䜰䚸䝇 䜴䜵䞊䝕䞁䚸䜲䜼䝸䝇 䝧䝹䜼䞊䚸䝗䜲䝒䚸䜼䝸䝅䝱䚸䝣䝷䞁䝇䚸䜲䝍䝸䜰䚸䝫䝹䝖䜺䝹䚸䝇䝻䝞䜻䜰 䠄real estate agencies and associations, research institute or property consultancies䠅 䝬䝹䝍䚸䝝䞁䜺䝸䞊䚸䜸䞊䝇䝖䝸䜰䚸䝹䞊䝬䝙䜰 ᪂⪺䚸䜴䜵䝤䝃䜲䝖 䠄data from newspapers or websites䠅 㔠⼥ᶵ㛵䛛䜙ᥦ౪䛥䜜䜛䝕䞊䝍 䜲䜼䝸䝇䚸䜰䜲䝹䝷䞁䝗 䠄residential property price data provided by mortgage lenders䠅 Ẹ㛫䝉䜽䝍䞊䛾䝕䞊䝍䛸බⓗᶵ㛵䛾䝕䞊䝍䛾⤌䜏ྜ䜟䛫 䜻䝥䝻䝇 䠄Cyprus combines data from private sector and data from the Department of Lands and Surveys䠅 ྛᅜ䛷᥇⏝䛥䜜䛶䛔䜛ᣦᩘసᡂᡭἲ ᣦᩘసᡂᡭἲ ᥇⏝ᅜ䠄䠅 ୰ኸ್䞉ᖹᆒ್䠄mean or median price indexes䠅 䜹䝘䝎 䝦䝗䝙䝑䜽ἲ䠄Hedonic regression䠅 䜲䜼䝸䝇䚸䝣䝷䞁䝇䚸䝣䜱䞁䝷䞁䝗 䝸䝢䞊䝖䞉䝉䞊䝹䝇ἲ䠄Repeat sales regression methods䠅 䜰䝯䝸䜹ྜ⾗ᅜ 㻝㻥 ᵡᶆᵿᶎᶒᶃᶐ ᵕᵌ ᵫᶃᶒᶆᶍᶂᶑ ᶁᶓᶐᶐᶃᶌᶒᶊᶗ ᶓᶑᶃᶂ 䜲䜼䝸䝇䞉䜹䝘䝎䛻䛚䛡䜛ఫᏯ౯᱁ᣦᩘ ᣦᩘྡ⛠䠄Index䠅 䝕䞊䝍䝃䞁䝥䝹䠄sample䠅 ᣦᩘసᡂᡭἲ䠄Method䠅 叻吅呁吐 吂吡吗 DCLG 㔠⼥ᶵ㛵䛻䜘䜛ホ౯㢠 䝦䝗䝙䝑䜽ἲ Land Registry Ⓩ㘓ᶵ㛵䛻Ⓩ㘓䛥䜜䜛ྲྀᘬ౯᱁ 䝸䝢䞊䝖䞉䝉䞊䝹䝇ἲ Halifax 㔠⼥ᶵ㛵䛻䜘䜛ホ౯㢠 䝦䝗䝙䝑䜽ἲ Nationwide 㔠⼥ᶵ㛵䛻䜘䜛ホ౯㢠 䝦䝗䝙䝑䜽ἲ Hometrack ྲྀᘬ౯᱁䜒䛧䛟䛿ホ౯㢠 ຍ㔜ᖹᆒ Rightmove Web䝃䜲䝖䛻බ⾲䛥䜜䜛ເ㞟౯᱁ ຍ㔜ᖹᆒ FT Acadametrics Ⓩ㘓ᶵ㛵䛻Ⓩ㘓䛥䜜䜛ྲྀᘬ౯᱁ ண 䝰䝕䝹 The New House Price Index (NHPI) ᘓタᴗ⪅䛜ᥦ♧䛩䜛ເ㞟౯᱁ ຍ㔜ᖹᆒ Tarnet -National Bank Composite House Price Index (TNBCHPI) Ⓩ㘓ᶵ㛵䛻Ⓩ㘓䛥䜜䜛ྲྀᘬ౯᱁ 䝸䝢䞊䝖䞉䝉䞊䝹䝇ἲ The MLS average resale house price indicator ື⏘ᴗ⏺ᅋయ䛻Ⓩ㘓䛥䜜䛶䛔䜛౯᱁ሗ ༢⣧ᖹᆒ Royal LePage Survey of Canadian House Price ື⏘ᴗ௰ᴗ⪅䛜ᥦ౪䛩䜛䝕䞊䝍䞉ぢゎ䛻ᇶ 䛵䛟౯᱁䠄fair market value䠅 䠉 㻞㻜 䊠䠊ఫᏯ౯᱁ᣦᩘ䝝䞁䝗䝤䝑䜽䛾䝫䜲䞁䝖 Ḫώɧѣင̖ỉѣӼਦỉҾἙὊἑỆ᧙ẴỦЎௌ 䊢䠊ᚋ䛾సᴗணᐃ 㻞㻝 ྵໜỂेܭẰủỦҾἙὊἑͅᙀ 䐟 ື⏘ྲྀᘬ౯᱁ሗ䠄௨ୗ䚸䛂䝕䞊䝍䛃䛸⾲グ䠅 䐠 ᅜᅵ⏝ィ⏬ἲ䛻ᇶ䛵䛟ᒆฟ䝕䞊䝍䠄௨ୗ䚸䛂ᒆฟ䝕䞊䝍䛃䛸⾲グ䠅 䐡 ື⏘ὶ㏻ᶆ‽ሗ䝅䝇䝔䝮䠄௨ୗ䚸䛂䝺䜲䞁䝈䝕䞊䝍䛃䛸⾲グ䠅 ͤศᯒᮍ╔ᡭ ཎ䝕䞊䝍ẖ䛾ሗ※ ཎ䝕䞊䝍 ሗ※ 䐟䝕䞊䝍 z ື⏘ྲྀᘬ౯᱁ሗ䛾ᥦ౪䛾䛯䜑䛻䚸ື⏘㉎ධ⪅䜘䜚㞟䛩䜛ྲྀᘬ 䐠ᒆฟ䝕䞊䝍 z ᅜᅵ⏝ィ⏬ἲ䛻ᇶ䛵䛟䛂ᅵᆅ㈙➼ᒆฟ᭩䛃 䐡䝺䜲䞁䝈䝕䞊䝍 z Ꮿᆅᘓ≀ྲྀᘬᴗ⪅䛻䜘䜛ᣦᐃὶ㏻ᶵᵓ䜈䛾ሗ࿌ ͤᒆฟ䝕䞊䝍䛻䛴䛔䛶 • 䛂ᒆฟ䝕䞊䝍䛃䛾ᒆฟᇶ‽䛸䛺䜛㠃✚䛿䚸㒔ᕷィ⏬༊ᇦẖ䛻㠃✚ᇶ‽䛜ᐃ 䜑䜙䜜䛶䛔䜛䚹䠄ྑ⾲ཧ↷䠅 • 䛯䛰䛧䚸ಶ䚻䛾ዎ⣙༢䛷䛿ᒆฟᇶ‽ᮍ‶䛾ᅵᆅ䜢㈙䛧䛯ሙྜ䛷䜒ᒆฟ 䛜ᚲせ䛸䛺䜛ሙྜ䛜䛒䜛䚹䠄㈙䛔䛾୍ᅋ䠅 ͤୗグཧ↷ ᅜᅵ⏝ィ⏬ἲ䛻䛚䛡䜛ᒆฟᇶ‽ 㒔ィ༊ᇦ ᒆฟᇶ‽ 䜲 ᕷ⾤༊ᇦ 2,000䟝௨ୖ 䝻 䛂䜲䛃௨እ䛾㒔ᕷィ⏬༊ᇦ 5,000䟝௨ୖ 䝝 㒔ᕷィ⏬༊ᇦእ 10,000䟝௨ୖ 䠄ฟᡤ䠅䛂ᅜᅵ⏝ィ⏬ἲ䛃➨༑୕᮲ 㻞㻞 ஜଐỉإԓϋܾ 䛂䠍䠊⏝ྍ⬟䛺䝕䞊䝍䛾ẚ㍑ศᯒ䛃䛷䛿䚸䝕䞊䝍䞉ᒆฟ䝕䞊䝍䞉Ⓩグ䝕䞊䝍䛾ᇶᮏ⤫ィ㔞䞉䝃䞁䝥䝹ศᕸ 䛾ẚ㍑䜢ᐇ䛧䛯䚹 z 䛣䛣䛷䛔䛖Ⓩグ䝕䞊䝍䛸䛿䚸㈙➼䛻䜘䜛ᡤ᭷ᶒ⛣㌿Ⓩグሗ䠄ἲົ┬䜘䜚ᥦ౪䠅䜢䚸ᅜᅵ㏻┬䛷ྲྀᘬ༢䛻ຍᕤ䛧 䛯䜒䛾䛷䛒䜚䚸䝕䞊䝍䜢ᶆᮏ䝃䞁䝥䝹䛸䛧䛯ሙྜ䛾ẕ㞟ᅋ䛻┦ᙜ䛩䜛䚹 z ᇶᮏ⤫ィ㔞䞉䝃䞁䝥䝹ศᕸ䜢ẚ㍑䛩䜛䛣䛸䛷䚸䝕䞊䝍䞉ᒆฟ䝕䞊䝍䛾௦⾲ᛶ䛻䛴䛔䛶䛾♧၀䜢ᚓ䜛䛣䛸䛜䛷䛝䜛䚹 䛂䠎䠊ᣦᶆసᡂᡭἲ䛾ヨ⾜䛻ྥ䛡䛯‽ഛ䛃䛷䛿䚸䝕䞊䝍䜢⏝䛔䛶䝦䝗䝙䝑䜽ἲ䚸䝸䝢䞊䝖䞉䝉䞊䝹䝇ἲ䜢ᐇ 䛩䜛㝿䛾ㄽⅬ䛸䛧䛶䚸ᒓᛶኚᩘ䞉㈍䝨䜰➼䛻䛴䛔䛶ᩚ⌮䛧䛯䚹 ཎ䝕䞊䝍ศᯒసᴗ䛾ᴫせ ⏝䝕䞊䝍 䖃 ༊ศᡤ᭷≀௳䝕䞊䝍 䖃 ୍⯡ᅵᆅ䝕䞊䝍 䖃 ༊ศᡤ᭷≀௳䝕䞊䝍 䖃 䖃 Ⓩグ吞呎吖 䠎䠊ᣦᶆసᡂᡭἲ䛾ヨ⾜䛻 ྥ䛡䛯‽ഛ ୍⯡ᅵᆅ䝕䞊䝍 ᒆฟ吞呎吖 䠍䠊⏝ྍ⬟䛺䝕䞊䝍䛾ẚ ㍑ศᯒ 䝕䞊䝍༊ศ 吞呎吖 ሗ࿌ෆᐜ 䖃 䖃 ศᯒ㡯 • • • • • ᇶᮏ⤫ィ㔞䛾ẚ㍑ 㠃✚㝵⣭ู䝃䞁䝥䝹ศᕸ 㒔㐨ᗓ┴ู䝃䞁䝥䝹ศᕸ ㈙యูᵓᡂྜ䠄ͤ䝕䞊䝍䛾䜏䠅 Ⓩグཎᅉูᵓᡂྜ䠄ͤ䝕䞊䝍䛾䜏䠅 • 㒔㐨ᗓ┴ูᖺ㛫䝃䞁䝥䝹ᩘ • ᒓᛶኚᩘ䛾㡯┠䞉Ḟᦆྜ • ㈍䝨䜰䝃䞁䝥䝹ᩘ 㻞㻟 ЎௌݣᝋểẲẺἙὊἑἍἕἚ 䝕䞊䝍䛿ㄪᰝᑐ㇟ᆅᇦ䛜ㄪᰝᖺᗘ䛻䜘䛳䛶␗䛺䜛䚹䛣䛾䛯䜑䚸䝕䞊䝍䞉Ⓩグ䝕䞊䝍䛻䛴䛔䛶䛿䜋䜌ᅜ䛷䛾ㄪ ᰝ䜢㛤ጞ䛧䛯Ⓩグཷᖺ᭶᪥䛜2008ᖺ4᭶1᪥௨㝆䛾䝕䞊䝍䜢ᢳฟ䛧䛯䚹䠄ᒆฟ䝕䞊䝍䛿䚸ዎ⣙䛛䜙Ⓩグ䜎䛷䛾䝷䜾䜢1䞄 ᭶䛸௬ᐃ䛧䚸ዎ⣙ᖺ᭶᪥䛜2008ᖺ3᭶1᪥௨㝆䛾䝕䞊䝍䜢ᢳฟ䠅 䜎䛯䚸୍⯡ᅵᆅ䝕䞊䝍䛻䛴䛔䛶䛿ᆅ┠䜢䛂Ꮿᆅ䛃䛻⤫୍䛧䛯䜋䛛䚸ㄗグධ䛸ᛮ䜟䜜䜛䝕䞊䝍䜔䚸ᘓᆅ䛾ᅵᆅ౯᱁䞉ᘓ≀ ౯᱁䛾ෆヂ䛜᫂䛺䝕䞊䝍➼䜢㝖እ䛧䚸ศᯒ⏝䛾䝕䞊䝍䝉䝑䝖䜢సᡂ䛧䛯䚹 ୍⯡ᅵᆅ䝕䞊䝍 ༊ศᡤ᭷≀௳䝕䞊䝍 䝇䜽䝸䞊䝙䞁䜾๓ 䝇䜽䝸䞊䝙䞁䜾ᚋ 䝇䜽䝸䞊䝙䞁䜾๓ 䝇䜽䝸䞊䝙䞁䜾ᚋ 䝕䞊䝍 580,728௳ 195,748௳ 138,473௳ 65,890௳ ᒆฟ 䝕䞊䝍 69,036௳ 6,125௳ Ⓩグ 䝕䞊䝍 3,019,267௳ 1,192,186௳ 604,921௳ 310,100௳ 䠄ཧ⪃䠅䝕䞊䝍䛾ㄪᰝᖺᗘẖ䛾ㄪᰝᑐ㇟ᆅᇦ ㄪᰝᖺᗘ ㄪᰝᑐ㇟ᆅᇦࡢᴫせ ᖹᡂ 17 ᖺᗘ ୕㒔ᕷᅪࡢ≉ู༊ཬࡧᨻ௧ᣦᐃ㒔ᕷࢆ୰ᚰࡋࡓㄪᰝᆅᇦࡋ࡚ࠊᮾி 23 ༊ࠊࡉ ࠸ࡓࡲᕷࠊᶓᕷࠊᕝᓮᕷࠊྡྂᒇᕷࠊ㜰ᕷࠊி㒔ᕷࡢ୍㒊ཬࡧᒱ㜧┴ࡢ୍㒊ࢆᑐ ㇟ㄪᰝࢆᐇ ᖹᡂ 18 ᖺᗘ ᖹᡂ 17 ᖺᗘࡢᑐ㇟ᆅᇦຍ࠼ᅜࡢᨻ௧ᣦᐃ㒔ᕷཬࡧࡑࡢ࿘㎶ᕷ⏫ᮧࡢ୍㒊ࡲ࡛ᣑ ᖹᡂ 19 ᖺᗘ ᅜࡢබ♧༊ᇦཬࡧᆅ౯ㄪᰝࡢᐇ༊ᇦࢆྵࡴᕷ⏫ᮧ㸦ణࡋࠊᾏ㐨ࡣᮐᖠᕷ࣭᪫ᕝ ᖹᡂ 20 ᖺᗘ௨㝆 ᅜࡢබ♧༊ᇦཬࡧᆅ౯ㄪᰝࡢᐇ༊ᇦࢆྵࡴᕷ⏫ᮧࢆᑐ㇟ࡋ࡚ࡰᅜⓗ࡞ㄪ ࡋㄪᰝࢆᐇ ᕷ࣭ภ㤋ᕷࡢࡳᑐ㇟㸧ࢆᑐ㇟ࡋㄪᰝࢆᐇ ᰝࡋ࡚ᐇ 㻞㻠 ЎௌݣᝋểẲẺἙὊἑἍἕἚ 䝕䞊䝍䛾ᑐ㇟䛸䛺䜛㈙ ື⏘䛾㈙ ᅵᆅࡢᡤ᭷ᶒࡢ㈙ ௳ͤ 䈜㈙➼䛻䜘䜛ᡤ᭷ᶒ⛣㌿Ⓩグሗ䜢ᅜᅵ ㏻┬䛷ྲྀᘬ༢䛻ຍᕤ䛧䛯䜒䛾䛾௳ᩘ 䞉ඹ᭷ᣢศ䛾⚾㐨ᩜᆅ䛾ྲྀᘬ䠄ᣢศ䛾୍㒊䛜⛣㌿ Ⓩグ䛥䜜䛯䜒䛾䠅 䞉58ᖺ䠄䛂ᘓ≀䛾༊ศᡤ᭷➼䛻㛵䛩䜛ἲᚊ䛃䛾 ᨵṇ䠅௨๓䛻ಖᏑⓏグ䛥䜜䛯༊ศᘓ≀ᩜᆅ䛾ྲྀ ᘬ䠄ᣢศ䛾୍㒊䛜⛣㌿Ⓩグ䛥䜜䛯䜒䛾䠅 䞉ྲྀᘬ౯᱁ㄪᰝ䛾ᑐ㇟㠃✚䠄Ꮿᆅ㻟㻜䟝ཪ䛿㻢㻜䟝䚸 ᒣᯘ䞉㎰ᆅ䞉䛭䛾㻝㻜㻜䟝䠅ᮍ‶䛾ྲྀᘬ 䞉␗䛺䜛ᆅ┠䜢୍య䛸䛧䛯ྲྀᘬ䠄䛂Ꮿᆅ䠇䛭䛾䛃䚸 䛂⏣䠇⏿䛃௨እ䠅 䞉䠍ᖺ௨ୖ๓䛾ྲྀᘬ ➼ ィ ௳ 䞉ᇙ❧ᆅ䚸㔛㐨䞉Ỉ㊰䛾ᩜᆅ➼䚸ಖᏑⓏグᮍᐇ 䛾䜒䛾䛾ྲྀᘬ䠄௳ᩘ᫂䠅 ಙクཷ┈ᶒ䛾㈙ ᅵ ᆅ 䈜╔Ⰽ⟠ᡤ䛜䝕䞊䝍䛾ㄪᰝ⠊ᅖ䚹 䛖䛱 ௳ᩘ䛿ᖹᡂ㻞㻝ᖺ䛾䜒䛾䚹 ᘓ≀ࡢᡤ᭷ᶒࡢ㈙ ௳ͤ 䈜㈙䛻䜘䜛ᡤ᭷ᶒ⛣㌿Ⓩグ 䛾ಶᩘ䠄ἲົ⤫ィ䜘䜚䠅 ᆅୖ䛾ᘓ ≀➼䚸ᅵᆅ 䛾ᡤ᭷ᶒ⛣ ㌿䜢క䜟䛺 䛔ᘓ≀䛾ᡤ ᭷ᶒ䛾㈙ ࡑࡢࡢᅵᆅࡢ ⏝㛵ࢃࡿᶒ ᆅୖᶒ➼ࡢ ㈙ ᘓ≀ࡢ༊ศᡤ᭷ᶒࡢ㈙ ௳ͤ 䈜㈙➼䛻䜘䜛ᡤ᭷ᶒ⛣㌿Ⓩグ䛾 ಶᩘ䠄ᡞᩘ䠅䠄ᅜᅵ㏻┬㞟ィ䠅 ᘓ ≀ 䞉」ᩘᡞ䛾୍ᣓྲྀᘬ 䞉ྲྀᘬ౯᱁ㄪᰝ䛾ᑐ㇟ᆅᇦእ(୕㒔ᕷᅪ௨እ䛾ே ཱྀ10ேᮍ‶䛾㒔ᕷ➼)䛾ྲྀᘬ 䞉ᩜᆅᶒ䛾✀㢮䛜ᡤ᭷ᶒ௨እ䠄ᆅᶒ➼䠅䛾ྲྀᘬ 䞉58ᖺ䠄䛂ᘓ≀䛾༊ศᡤ᭷➼䛻㛵䛩䜛ἲᚊ䛃䛾ᨵ ṇ䠅௨๓䛻ಖᏑⓏグ䛥䜜䛯䜒䛾䠄༊ศᘓ≀䛻䛴䛔䛶 ᩜᆅᶒⓏグ䛜䛥䜜䛶䛔䛺䛔䜒䛾䠅䛾ྲྀᘬ 䞉䝸䝌䞊䝖ဨᶒ➼䛾ྲྀᘬ䠄ᣢศ䛾୍㒊䛜⛣㌿Ⓩグ䛥 䜜䛯䜒䛾䠅 䞉1ᖺ௨ୖ๓䛾ྲྀᘬ ༊ศᘓ≀ ➼ ィ ௳ 䞉᪂⠏≀௳䛾䛖䛱ಖᏑⓏグᮍᐇ䛾䜒䛾䛾ྲྀᘬ䠄௳ ᩘ᫂䠅 䛿ㄪᰝᑐ㇟䛛䜙㝖እ䛧䛶䛔䜛䜒䛾䚹ᮏ㈨ᩱ䛻䛚䛡䜛Ⓩグ䝕䞊䝍䛾⠊ᅖ䜒ྠᵝ䚹 㻞㻡 ᾀώМဇӧᏡễἙὊἑỉൔ᠋Ўௌ ୍⯡ᅵᆅ䝕䞊䝍䛾ᇶᮏ⤫ィ㔞ẚ㍑ 䛆䝕䞊䝍䛸Ⓩグ䝕䞊䝍䛾ẚ㍑䛇 ẚ㍑䛻᥇⏝䛧䛯䝕䞊䝍䛾䝃䞁䝥䝹ᩘ䛿Ⓩグ䝕䞊䝍䛾16.4䠂䛷䛒䜛䚹 䝕䞊䝍䛾ᇶᮏ⤫ィ㔞䠄ᅵᆅ㠃✚䠅䜢Ⓩグ䝕䞊䝍䛸ẚ㍑䛩䜛䛸䚸99%~95%䝍䜲䝹Ⅼ䜎䛷䛿ⱝᖸ㞳䛧䛶䛔䜛䜒䛾䛾䚸 90%䝍䜲䝹Ⅼ~1%䝍䜲䝹Ⅼ䜎䛷䛿䛝䛺㞳䛿ㄆ䜑䜙䜜䛺䛔䚹 ᖹᆒ್䛾ᕪ䛿22䟝䛸ẚ㍑ⓗ㞳䛧䛶䛔䜛䜒䛾䛾䚸୰ኸ್䛻䛴䛔䛶䛿䛝䛺㞳䛿ㄆ䜑䜙䜜䛺䛔䚹 䛣䜜䜙䛾䛣䛸䛛䜙䚸䝕䞊䝍䛾ᅵᆅ㠃✚䛾ศᕸᙧ≧䛿Ⓩグ䝕䞊䝍䛾ᅵᆅ㠃✚䛾ศᕸᙧ≧䛻ᑐ䛧䛶䛝䛺㞳䛜䛺䛔䛸 ⪃䛘䜙䜜䜛䚹䠄ᅵᆅ㠃✚㝵⣭ู䝃䞁䝥䝹ᵓᡂྜ䜢p28䛻ᥖ㍕䠅 䛆ᒆฟ䝕䞊䝍䛸Ⓩグ䝕䞊䝍䛾ẚ㍑䛇 ẚ㍑䛻᥇⏝䛧䛯ᒆฟ䝕䞊䝍䛾䝃䞁䝥䝹ᩘ䛿Ⓩグ䝕䞊䝍䛾0.5䠂䛷䛒䜛䚹 ᒆฟ䝕䞊䝍䛾ᇶᮏ⤫ィ㔞䠄ᅵᆅ㠃✚䠅䜢Ⓩグ䝕䞊䝍䛸ẚ㍑䛩䜛䛸䚸ᒆฟ䝕䞊䝍䛿㠃✚䛜䛝䛔᪉ྥ䛻೫䛳䛯ศᕸ䛸䛺䛳䛶 䛔䜛䚹 ᅵᆅ㠃✚䛾ᇶᮏ⤫ィ㔞 䝃䞁䝥䝹ᩘ ᖹᆒ್ ᶆ‽೫ᕪ 99% 䝍䜲䝹Ⅼ 95% 䝍䜲䝹Ⅼ 90% 䝍䜲䝹Ⅼ ༢䠖䟝 ➨1ᅄศ ➨2ᅄศ 䠄୰ኸ್䠅 ➨3ᅄศ 10% 䝍䜲䝹Ⅼ 5% 䝍䜲䝹Ⅼ 1% 䝍䜲䝹Ⅼ 䝕䞊䝍 195,748 353 3,378 3,038 889 507 274 182 120 80 61 38 ᒆฟ䝕䞊䝍 6,125 7,479 18,492 73,941 25,186 15,206 6,874 3,306 2,081 299 109 22 Ⓩグ䝕䞊䝍 1,192,186 330 2,003 2,743 817 488 264 175 113 74 58 38 ὀ䠅䝕䞊䝍䛾ᅵᆅ㠃✚䛿䛂ᐇ 㠃✚䛃䜢ඃඛ䛸䛧䚸ᐇ 㠃✚䛜ᚓ䜙䜜䛺䛔ሙྜ䛿䛂බ⡙㠃✚䛃䜢᥇⏝䛧䛶䛔䜛䚹䠄⚾㐨䛜ྵ䜎䜜䜛ሙྜ䛿㝖䛔䛶䛔䜛䠅 㻞㻢 ᾀώМဇӧᏡễἙὊἑỉൔ᠋Ўௌ ༊ศᡤ᭷≀௳䝕䞊䝍䛾ᇶᮏ⤫ィ㔞ẚ㍑ ẚ㍑䛻᥇⏝䛧䛯䝕䞊䝍䛾䝃䞁䝥䝹ᩘ䛿Ⓩグ䝕䞊䝍䛾21.2䠂䛷䛒䜛䚹 99%䝍䜲䝹Ⅼ~ 1%䝍䜲䝹Ⅼ䜎䛷䛻䛴䛔䛶䚸䠎䛴䛾䝕䞊䝍䝉䝑䝖䛻䛝䛺㞳䛿ㄆ䜑䜙䜜䛺䛔䚹 ྠᵝ䛻䚸ᖹᆒ್䞉୰ኸ್䛻䛴䛔䛶䜒䛝䛺㞳䛿ㄆ䜑䜙䜜䛺䛔䚹 䛣䜜䜙䛾䛣䛸䛛䜙䚸䝕䞊䝍䛾ᑓ᭷㠃✚䛾ศᕸᙧ≧䛿Ⓩグ䝕䞊䝍䛾ᑓ᭷㠃✚䛾ศᕸᙧ≧䛻ᑐ䛧䛶䛝䛺㞳䛜䛺䛔䛸 ⪃䛘䜙䜜䜛䚹䠄ᑓ᭷㠃✚㝵⣭ู䝃䞁䝥䝹ᵓᡂྜ䜢p30䛻ᥖ㍕䠅 ᑓ᭷㠃✚䛾ᇶᮏ⤫ィ㔞 䝃䞁䝥䝹ᩘ ᖹᆒ್ ᶆ‽೫ᕪ 99% 䝍䜲䝹Ⅼ 95% 䝍䜲䝹Ⅼ 90% 䝍䜲䝹Ⅼ ༢䠖䟝 ➨1ᅄศ ➨2ᅄศ 䠄୰ኸ್䠅 ➨3ᅄศ 10% 䝍䜲䝹Ⅼ 5% 䝍䜲䝹Ⅼ 1% 䝍䜲䝹Ⅼ 䝕䞊䝍 65,890 61 34 112 92 84 74 64 50 21 18 14 Ⓩグ䝕䞊䝍 310,100 63 72 121 92 84 73 63 48 21 18 14 ὀ䠅䝕䞊䝍䛾ᑓ᭷㠃✚䛿䛂බ⡙㠃✚䛃䜢᥇⏝䛧䛶䛔䜛䚹 㻞㻣 ᾀώМဇӧᏡễἙὊἑỉൔ᠋Ўௌ ᅵᆅ㠃✚㝵⣭ูศᕸ≧ἣ䠄୍⯡ᅵᆅ䝕䞊䝍䠅 ᅵᆅ㠃✚㝵⣭ู䝃䞁䝥䝹ᵓᡂྜ䛾ศᕸ≧ἣ 50% 䝕䞊䝍 ᒆฟ䝕䞊䝍 40% Ⓩグ䝕䞊䝍 30% 20% 10% 0% 10䟝ᮍ‶ 10䟝௨ୖ 50䟝௨ୖ 100䟝௨ୖ 200䟝௨ୖ 300䟝௨ୖ 50䟝ᮍ‶ 100䟝ᮍ‶ 200䟝ᮍ‶ 300䟝ᮍ‶ 500䟝ᮍ‶ 500䟝௨ୖ 1,000䟝௨ୖ 2,000䟝௨ୖ 5,000䟝௨ୖ 10,000䟝௨ୖ 1,000䟝ᮍ‶ 2,000䟝ᮍ‶ 5,000䟝ᮍ‶ 10,000䟝ᮍ‶ 㻞㻤 ᾀώМဇӧᏡễἙὊἑỉൔ᠋Ўௌ 㒔㐨ᗓ┴ู䝃䞁䝥䝹ᵓᡂྜ䠄୍⯡ᅵᆅ䝕䞊䝍䠅 㒔㐨ᗓ┴ู䝃䞁䝥䝹ᵓᡂྜ䛾ศᕸ≧ἣ䠄୍⯡ᅵᆅ䝕䞊䝍䠅 10% 䝕䞊䝍 ᓥ᰿┴ 㫽ྲྀ┴ 㧗▱┴ ᚨᓥ┴ బ㈡┴ ⚟┴ Ἀ⦖┴ ᒣ┴ ᒾᡭ┴ ⛅⏣┴ ᒣᙧ┴ 㤶ᕝ┴ ศ┴ 㛗ᓮ┴ ᐑᓮ┴ 㟷᳃┴ ᐩᒣ┴ ḷᒣ┴ ᒣཱྀ┴ ▼ᕝ┴ ឡ┴ 㮵ඣᓥ┴ ⇃ᮏ┴ ዉⰋ┴ ⚟ᓥ┴ ㈡┴ ᒸᒣ┴ ᒱ㜧┴ ⩌㤿┴ ᰣᮌ┴ 㛗㔝┴ ୕㔜┴ ᐑᇛ┴ ᪂₲┴ ᗈᓥ┴ Ⲉᇛ┴ ி㒔ᗓ 㟼ᒸ┴ ⚟ᒸ┴ රᗜ┴ ឡ▱┴ ᾏ㐨 ༓ⴥ┴ ᇸ⋢┴ ⚄ዉᕝ┴ 㜰ᗓ ᮾி㒔 0% ᒆฟ䝕䞊䝍 8% Ⓩグ䝕䞊䝍 6% 4% 2% 㻞㻥 ᾀώМဇӧᏡễἙὊἑỉൔ᠋Ўௌ ᑓ᭷㠃✚㝵⣭ูศᕸ≧ἣ䠄༊ศᡤ᭷≀௳䝕䞊䝍䠅 ᑓ᭷㠃✚㝵⣭ู䝃䞁䝥䝹ᵓᡂྜ䛾ศᕸ≧ἣ䠄༊ศᡤ᭷≀௳䝕䞊䝍䠅 50% 䝕䞊䝍 40% Ⓩグ䝕䞊䝍 30% 20% 10% 0% 20䟝ᮍ‶ 20䟝௨ୖ 40䟝௨ୖ 60䟝௨ୖ 80䟝௨ୖ 100䟝௨ୖ 120䟝௨ୖ 150䟝௨ୖ 300䟝௨ୖ 400䟝௨ୖ 40䟝ᮍ‶ 60䟝ᮍ‶ 80䟝ᮍ‶ 100䟝ᮍ‶ 120䟝ᮍ‶ 150䟝ᮍ‶ 300䟝ᮍ‶ 400䟝ᮍ‶ 500䟝ᮍ‶ 500䟝௨ୖ 㻟㻜 ᾀώМဇӧᏡễἙὊἑỉൔ᠋Ўௌ 㒔㐨ᗓ┴ู䝃䞁䝥䝹ᵓᡂྜ䠄༊ศᡤ᭷≀௳䝕䞊䝍䠅 㒔㐨ᗓ┴ู䝃䞁䝥䝹ᵓᡂྜ䛾ศᕸ≧ἣ䠄༊ศᡤ᭷≀௳䝕䞊䝍䠅 35% ⚟┴ ᓥ᰿┴ 㫽ྲྀ┴ ᒣᙧ┴ 㧗▱┴ 㟷᳃┴ బ㈡┴ ᚨᓥ┴ ᒣ┴ ⛅⏣┴ ᐩᒣ┴ ᒾᡭ┴ ᒱ㜧┴ ḷᒣ┴ ᐑᓮ┴ 㛗㔝┴ ୕㔜┴ ⚟ᓥ┴ ⩌㤿┴ ᰣᮌ┴ 㮵ඣᓥ┴ 㛗ᓮ┴ 㤶ᕝ┴ ▼ᕝ┴ ឡ┴ Ἀ⦖┴ ᒣཱྀ┴ ᒸᒣ┴ ᪂₲┴ ⇃ᮏ┴ ศ┴ ㈡┴ ᗈᓥ┴ Ⲉᇛ┴ ዉⰋ┴ 㟼ᒸ┴ ᐑᇛ┴ ி㒔ᗓ ᾏ㐨 ឡ▱┴ ⚟ᒸ┴ රᗜ┴ ༓ⴥ┴ ᇸ⋢┴ 㜰ᗓ ⚄ዉᕝ┴ ᮾி㒔 0% Ⓩグ䝕䞊䝍 䝕䞊䝍 30% 25% 20% 15% 10% 5% 㻟㻝 ᾀώМဇӧᏡễἙὊἑỉൔ᠋Ўௌ 䝕䞊䝍䛻䛚䛡䜛㈙యู䝃䞁䝥䝹ᩘ䠄୍⯡ᅵᆅ䝕䞊䝍䠅 䞉㈙య༊ศูྲྀᘬ௳ᩘᵓᡂẚ䠄䝕䞊䝍䠅 ㈙ ಶே ἲே ᅜ䞉බඹᅋయ➼ ྜィ ಶே 28.9% 13.6% 3.3% 45.9% ἲே 40.9% 9.2% 0.6% 50.7% 2.1% 0.9% 0.4% 3.4% 71.9% 23.8% 4.3% 100.0% ᅜ䞉බඹᅋయ➼ ྜィ ὀ䠅ᅄᤞධ䛾㛵ಀୖ䚸ෆヂ䛾ྜィ䛸ྜィ䛿୍⮴䛧䛺䛔ሙྜ䛜䛒䜛䚹 䠄ཧ⪃䠅䞉㈙య༊ศูྲྀᘬ௳ᩘᵓᡂẚ䠄Ⓩグ䝕䞊䝍䠅 ㈙ ಶே ἲே ᅜ䞉බඹᅋయ➼ ྜィ ಶே 33.5% 13.3% 2.3% 49.0% ἲே 40.5% 7.1% 0.5% 48.0% 1.9% 0.6% 0.4% 2.9% 75.9% 21.0% 3.1% 100.0% ᅜ䞉බඹᅋయ➼ ྜィ ὀ䠅ᅄᤞධ䛾㛵ಀୖ䚸ෆヂ䛾ྜィ䛸ྜィ䛿୍⮴䛧䛺䛔ሙྜ䛜䛒䜛䚹 㻟㻞 ᾀώМဇӧᏡễἙὊἑỉൔ᠋Ўௌ 䝕䞊䝍䛻䛚䛡䜛㈙యู䝃䞁䝥䝹ᩘ䠄༊ศᡤ᭷≀௳䝕䞊䝍䠅 䞉㈙య༊ศูྲྀᘬ௳ᩘᵓᡂẚ䠄䝕䞊䝍䠅 ㈙ ಶே ἲே ᅜ䞉බඹᅋయ➼ ྜィ ಶே 53.6% 10.7% 0.0% 64.4% ἲே 33.0% 2.6% 0.0% 35.6% 0.0% 0.0% 0.0% 0.1% 86.7% 13.3% 0.0% 100.0% ᅜ䞉බඹᅋయ➼ ྜィ ὀ䠅ᅄᤞධ䛾㛵ಀୖ䚸ෆヂ䛾ྜィ䛸ྜィ䛿୍⮴䛧䛺䛔ሙྜ䛜䛒䜛䚹 䠄ཧ⪃䠅䞉㈙య༊ศูྲྀᘬ௳ᩘᵓᡂẚ䠄Ⓩグ䝕䞊䝍䠅 ㈙ ಶே ἲே ᅜ䞉බඹᅋయ➼ ྜィ ಶே 47.9% 14.4% 0.0% 62.3% ἲே 33.7% 3.8% 0.0% 37.5% 0.1% 0.0% 0.0% 0.1% 81.7% 18.2% 0.0% 100.0% ᅜ䞉බඹᅋయ➼ ྜィ ὀ䠅ᅄᤞධ䛾㛵ಀୖ䚸ෆヂ䛾ྜィ䛸ྜィ䛿୍⮴䛧䛺䛔ሙྜ䛜䛒䜛䚹 㻟㻟 ᾀώМဇӧᏡễἙὊἑỉൔ᠋Ўௌ 䝕䞊䝍䛻䛚䛡䜛Ⓩグཎᅉู䝃䞁䝥䝹ᩘ ྲྀᘬ䝕䞊䝍 Ⓩグཎᅉ 䝕䞊䝍௳ᩘ 䠄ཧ⪃䠅Ⓩグ䝕䞊䝍 ᵓᡂẚ Ⓩグཎᅉ 䝕䞊䝍௳ᩘ ᵓᡂẚ ㈙ 190,083 97.1% ㈙ 1,131,144 94.9% ➇ 5,342 2.7% ➇ 59,155 5.0% බ 175 0.1% බ 1,304 0.1% ㈙ 142 0.1% ㈙ 539 0.0% 䝍 ᡶ 3 0.0% ᡶ 17 0.0% ᡶୗ 3 0.0% ᡶୗ 27 0.0% 195,748 100% 1,192,186 100% 呎 ୍ ⯡ ᅵ ᆅ 䝕 ྜィ 呎 ༊ ศ ᡤ ᭷ ≀ ௳ 䝕 䝍 Ⓩグཎᅉ 䝕䞊䝍௳ᩘ ᵓᡂẚ ྜィ Ⓩグཎᅉ 䝕䞊䝍௳ᩘ ᵓᡂẚ ㈙ 62,632 95.1% ㈙ 292,530 94.3% ➇ 3,217 4.9% ➇ 17,378 5.6% බ 41 0.1% බ 192 0.1% 65,890 100% 310,100 100% ྜィ ྜィ 㻟㻠 ᾁώਦ˺ඥỉᚾᘍỆӼẬẺแͳ ᣦᩘసᡂᡭἲẖ䛻ᚲせ䛺ሗ ᣦᩘసᡂᡭἲẖ䛻ᚲせ䛺ሗ䛸ྲྀᘬ䝕䞊䝍䛛䜙ྲྀᚓྍ⬟䛺ሗ ᣦᩘసᡂᡭἲ ᚲせ䛺ሗ 䝕䞊䝍䛾ሗ ᖹᆒ್䞉୰ኸ್ 䠄mean or median price indexes䠅 z ྲྀᘬ౯᱁ z ྲྀᚓྍ⬟ 䝦䝗䝙䝑䜽ἲ 䠄Hedonic regression methods䠅 z ྲྀᘬ౯᱁ z ྲྀᚓྍ⬟ z ᒓᛶኚᩘ z ྲྀᚓྍ⬟䠄p37䞉38ཧ↷䠅 䝸䝢䞊䝖䞉䝉䞊䝹䝇ἲ 䠄Repeat sales regression methods䠅 z ྲྀᘬ౯᱁䠄㈍䝨䜰䠅 z ྲྀᚓྍ⬟䠄p39-41ཧ↷䠅 SPARἲ 䠄Sales price appraisal ratio method䠅 z ྲྀᘬ౯᱁ z ྲྀᚓྍ⬟ z 㚷ᐃ౯᱁ z ྲྀᚓྍ 㻟㻡 ᾁώਦ˺ඥỉᚾᘍỆӼẬẺแͳ 䝕䞊䝍䛻䛚䛡䜛㒔㐨ᗓ┴ูᖺ㛫䝃䞁䝥䝹ᩘ 㒔㐨ᗓ┴ูᖺ㛫䝃䞁䝥䝹ᩘ䠄ྲྀᘬⅬ䠖2009ᖺ1᭶~12᭶䠅 㒔㐨ᗓ┴ྡ ᾏ㐨 ୍⯡ᅵᆅ䝕䞊䝍 4,589 ༊ศᡤ᭷≀௳䝕䞊䝍 1,357 㟷᳃┴ 1,036 ᒾᡭ┴ 㒔㐨ᗓ┴ྡ ㈡┴ ୍⯡ᅵᆅ䝕䞊䝍 1,371 ༊ศᡤ᭷≀௳䝕䞊䝍 224 37 ி㒔ᗓ 2,157 904 967 87 㜰ᗓ 5,859 4,366 ᐑᇛ┴ 2,044 586 රᗜ┴ 4,508 2,305 ⛅⏣┴ 963 30 ዉⰋ┴ 1,173 246 ᒣᙧ┴ 895 31 ḷᒣ┴ 788 64 ⚟ᓥ┴ 1,349 86 㫽ྲྀ┴ 548 32 Ⲉᇛ┴ 1,917 245 ᓥ᰿┴ 528 25 ᰣᮌ┴ 1,332 82 ᒸᒣ┴ 1,331 121 ⩌㤿┴ 1,371 79 ᗈᓥ┴ 2,024 310 ᇸ⋢┴ 5,773 2,574 ᒣཱྀ┴ 1,110 98 ༓ⴥ┴ 5,037 2,597 ᚨᓥ┴ 531 25 ᮾி㒔 9,810 10,197 㤶ᕝ┴ 825 91 ⚄ዉᕝ┴ 8,450 5,740 ឡ┴ 1,194 141 ᪂₲┴ 2,470 173 㧗▱┴ 500 28 ᐩᒣ┴ 1,203 46 ⚟ᒸ┴ 3,065 1,166 ▼ᕝ┴ 986 99 బ㈡┴ 686 40 ⚟┴ 790 27 㛗ᓮ┴ 523 45 ᒣ┴ 604 29 ⇃ᮏ┴ 1,100 157 㛗㔝┴ 1,641 87 ศ┴ 554 147 ᒱ㜧┴ 1,914 74 ᐑᓮ┴ 803 35 㟼ᒸ┴ 3,757 370 㮵ඣᓥ┴ 903 63 ឡ▱┴ 5,679 1,771 Ἀ⦖┴ 437 49 ୕㔜┴ 1,598 90 98,693 37,176 ྜィ 㻟㻢 ᾁώਦ˺ඥỉᚾᘍỆӼẬẺแͳ 䝕䞊䝍䛻䛚䛔䛶ྲྀᚓྍ⬟䛺ᒓᛶኚᩘ䠄୍⯡ᅵᆅ䝕䞊䝍䠅 䝕䞊䝍䛻䛚䛔䛶ྲྀᚓྍ⬟䛺䝕䞊䝍㡯┠䛸Ḟᦆ್ᩘ䠄ᅵᆅ㛵㐃䠅 䝕䞊䝍㡯┠ Ḟᦆ್ᩘ Ḟᦆ್ᩘ㾂⥲䝃䞁䝥䝹ᩘ㻔ὀ㻕 ᅵᆅ㠃✚ 0 0.0% ᅵᆅ✀ู 䠄ఫᏯᆅ䞉ၟᴗᆅ䞉ᕤᴗᆅ䞉Ꮿᆅぢ㎸ᆅ䠅 0 0.0% ᐜ✚⋡ 8,067 4.1% ᅵᆅ䛾ᙧ≧ 䠄ṇ᪉ᙧ䞉䜋䜌ṇ᪉ᙧ䞉㛗᪉ᙧ䞉䜋䜌㛗᪉ᙧ䞉ྎᙧ䞉䜋䜌ྎᙧ䞉ᩚᙧ䞉䜋䜌ᩚᙧ䠅 1,888 1.0% ᭱ᐤ㥐๓䛷䛾㐨㊰㊥㞳 5,301 2.7% ἢ⥺ 4,796 2.5% 0 0.0% ᆅᇦ㸦┴ྡ࣭ᕷ⏫ᮧྡ㸧 ⥲䝃䞁䝥䝹ᩘ 195,748 ὀ䠅⥲䝃䞁䝥䝹ᩘ䛻䛿䚸䛂᭦ᆅ䛃䛂ᘓᆅ䛃䛾᪉䛜ྵ䜎䜜䜛䚹 䝕䞊䝍䛻䛚䛔䛶ྲྀᚓྍ⬟䛺䝕䞊䝍㡯┠䛸Ḟᦆ್ᩘ䠄ᘓ≀㛵㐃䠅 䝕䞊䝍㡯┠ Ḟᦆ್ᩘ Ḟᦆ್ᩘ㾂⥲䝃䞁䝥䝹ᩘ㻔ὀ㻕 ᘓ⠏ᚋᖺᩘ 990 0.5% ᘓ≀ᵓ㐀 䠄㕲㦵㕲➽䝁䞁䜽䝸䞊䝖㐀䚸㕲➽䝁䞁䜽䝸䞊䝖㐀䚸㕲㦵㐀䚸ᮌ㐀䚸䝤䝻䝑䜽㐀䠅 161 0.1% 0 0.0% ᘏᗋ㠃✚ ⥲䝃䞁䝥䝹ᩘ ὀ䠅⥲䝃䞁䝥䝹ᩘ䛻䛿䚸ᘓᆅ䛾䝃䞁䝥䝹䛾䜏ྵ䜎䜜䜛䚹 72,336 㻟㻣 ᾁώਦ˺ඥỉᚾᘍỆӼẬẺแͳ 䝕䞊䝍䛻䛚䛔䛶ྲྀᚓྍ⬟䛺ᒓᛶኚᩘ䠄༊ศᡤ᭷≀௳䝕䞊䝍䠅 䝕䞊䝍䛻䛚䛔䛶ྲྀᚓྍ⬟䛺䝕䞊䝍㡯┠䛸Ḟᦆ್ᩘ 䝕䞊䝍㡯┠ Ḟᦆ್ᩘ Ḟᦆ್ᩘ㾂⥲䝃䞁䝥䝹ᩘ 0 0.0% 840 1.3% 84 0.1% 1,925 2.9% ⥲ᡞᩘ 532 0.8% 㝵ᩘ 671 1.0% ᘓ≀ᵓ㐀 䠄㕲㦵㕲➽䝁䞁䜽䝸䞊䝖㐀䚸㕲➽䝁䞁䜽䝸䞊䝖㐀䚸㕲㦵㐀䚸ᮌ㐀䚸䝤䝻䝑䜽㐀䠅 111 0.2% 4,678 7.1% 723 1.1% 0 0.0% ᑓ᭷㠃✚ ᘓ⠏ᚋᖺᩘ ᪂⠏䞉୰ྂ༊ศ ᭱ᐤ㥐๓䛷䛾㐨㊰㊥㞳 ᪉ 䠄ᮾ䞉༡䞉す䞉䞉༡ᮾ䞉༡す䞉す䞉ᮾ䠅 ἢ⥺䠄㊰⥺ྡ䠅 ᆅᇦ䠄┴ྡ䞉ᕷ⏫ᮧྡ䠅 ⥲䝃䞁䝥䝹ᩘ 65,890 㻟㻤 ᾁώਦ˺ඥỉᚾᘍỆӼẬẺแͳ 䝕䞊䝍䛻䛚䛔䛶ྲྀᚓྍ⬟䛺㈍䝨䜰䝃䞁䝥䝹ᩘ 䠘㈍䝨䜰䛾ᐃ⩏䠚 ୍⯡ᅵᆅ䝕䞊䝍…ᡤᅾᆅ䞉ᆅ␒䛜ྠ୍䛷䚸䝃䞁䝥䝹ᮇ㛫୰䛻2ᅇ௨ୖྲྀᘬ䛜☜ㄆ䛷䛝䛯䝕䞊 䝍䠄䝃䞁䝥䝹ᮇ㛫䠖ྲྀᘬⅬ䛜2007ᖺ1᭶䡚2009ᖺ12᭶䛾䝕䞊䝍䠅 ༊ศᡤ᭷≀௳䝕䞊䝍…ᡤᅾᆅ䞉ᆅ␒䞉ᘓ≀ྡ䞉㒊ᒇ␒ྕ䛜ྠ୍䛷䚸䝃䞁䝥䝹ᮇ㛫୰䛻2ᅇ௨ୖ ྲྀᘬ䛜☜ㄆ䛷䛝䛯䝕䞊䝍䠄䝃䞁䝥䝹ᮇ㛫䠖ྲྀᘬⅬ䛜2007ᖺ6᭶䡚2009ᖺ12᭶䛾䝕䞊䝍䠅 䝕䞊䝍䛻䛚䛡䜛㈍䝨䜰䝃䞁䝥䝹ᩘ ୍⯡ᅵᆅ䝕䞊䝍 ༊ศᡤ᭷≀௳䝕䞊䝍 䐟 ⥲ྲྀᘬᅇᩘ 195,748 65,890 䐠 ⥲≀௳ᩘ 192,979 65,138 䐡 䠎ᅇྲྀᘬ䛥䜜䛯≀௳ᩘ 2,729 744 䐢 䠏ᅇྲྀᘬ䛥䜜䛯≀௳ᩘ 20 4 1.42% 1.15% 䠄䐡䠇䐢䠅㾂䐠 ὀ䠅4ᅇ௨ୖྲྀᘬ䛥䜜䛯≀௳䛿☜ㄆ䛥䜜䛺䛛䛳䛯䚹 RȷƴƯᣃᢊࡅჄКƷϐᝤȚǢǵȳȗȫƴƭƍƯਫ਼᠍ 㻟㻥 ᾁώਦ˺ඥỉᚾᘍỆӼẬẺแͳ 䝕䞊䝍䛻䛚䛡䜛㒔㐨ᗓ┴ู㈍䝨䜰䝃䞁䝥䝹ᩘ䠄୍⯡ᅵᆅ䝕䞊䝍䠅 㒔㐨ᗓ┴ྡ ᾏ㐨 㟷᳃┴ ᒾᡭ┴ ᐑᇛ┴ ⛅⏣┴ ᒣᙧ┴ ⚟ᓥ┴ Ⲉᇛ┴ ᰣᮌ┴ ⩌㤿┴ ᇸ⋢┴ ༓ⴥ┴ ᮾி㒔 ⚄ዉᕝ┴ ᪂₲┴ ᐩᒣ┴ ▼ᕝ┴ ⚟┴ ᒣ┴ 㛗㔝┴ ᒱ㜧┴ 㟼ᒸ┴ ឡ▱┴ ୕㔜┴ 䐟⥲≀௳ᩘ 10,446 2,192 1,905 3,896 2,016 1,892 2,789 3,938 2,852 2,877 11,177 9,507 17,685 14,906 5,021 2,490 2,185 1,485 1,357 3,621 3,759 7,063 10,847 3,100 䐠㈍䝨䜰≀௳ᩘ 200 36 29 55 25 29 39 46 38 32 185 154 269 284 89 37 19 24 15 50 54 104 151 30 䐠䛾䐟䛻 ༨䜑䜛ྜ 1.9% 1.6% 1.5% 1.4% 1.2% 1.5% 1.4% 1.2% 1.3% 1.1% 1.7% 1.6% 1.5% 1.9% 1.8% 1.5% 0.9% 1.6% 1.1% 1.4% 1.4% 1.5% 1.4% 1.0% 㒔㐨ᗓ┴ྡ ㈡┴ ி㒔ᗓ 㜰ᗓ රᗜ┴ ዉⰋ┴ ḷᒣ┴ 㫽ྲྀ┴ ᓥ᰿┴ ᒸᒣ┴ ᗈᓥ┴ ᒣཱྀ┴ ᚨᓥ┴ 㤶ᕝ┴ ឡ┴ 㧗▱┴ ⚟ᒸ┴ బ㈡┴ 㛗ᓮ┴ ⇃ᮏ┴ ศ┴ ᐑᓮ┴ 㮵ඣᓥ┴ Ἀ⦖┴ ྜィ 䐟⥲≀௳ᩘ 2,680 4,040 10,843 8,545 2,187 1,678 994 1,128 2,756 3,963 2,288 1,106 1,577 2,251 963 6,460 1,302 1,134 2,222 1,309 1,542 2,058 947 192,979 䐠㈍䝨䜰≀௳ᩘ 47 48 130 97 32 5 25 14 15 68 35 10 13 30 3 83 18 9 26 9 12 21 5 2,749 䐠䛾䐟䛻 ༨䜑䜛ྜ 1.8% 1.2% 1.2% 1.1% 1.5% 0.3% 2.5% 1.2% 0.5% 1.7% 1.5% 0.9% 0.8% 1.3% 0.3% 1.3% 1.4% 0.8% 1.2% 0.7% 0.8% 1.0% 0.5% 1.42% 㻠㻜 ᾁώਦ˺ඥỉᚾᘍỆӼẬẺแͳ 䝕䞊䝍䛻䛚䛡䜛㒔㐨ᗓ┴ู㈍䝨䜰䝃䞁䝥䝹ᩘ䠄༊ศᡤ᭷≀௳䠅 㒔㐨ᗓ┴ྡ ᾏ㐨 㟷᳃┴ ᒾᡭ┴ ᐑᇛ┴ ⛅⏣┴ ᒣᙧ┴ ⚟ᓥ┴ Ⲉᇛ┴ ᰣᮌ┴ ⩌㤿┴ ᇸ⋢┴ ༓ⴥ┴ ᮾி㒔 ⚄ዉᕝ┴ ᪂₲┴ ᐩᒣ┴ ▼ᕝ┴ ⚟┴ ᒣ┴ 㛗㔝┴ ᒱ㜧┴ 㟼ᒸ┴ ឡ▱┴ ୕㔜┴ 䐟⥲≀௳ᩘ 2,408 70 147 1,005 68 34 175 385 148 160 4,455 4,297 18,039 9,920 344 88 188 41 55 148 113 685 3,078 152 䐠㈍䝨䜰≀௳ᩘ 36 1 0 9 1 1 6 4 0 2 69 53 154 127 11 0 2 1 1 0 2 15 56 4 䐠䛾䐟䛻 ༨䜑䜛ྜ 1.5% 1.4% 0.0% 0.9% 1.5% 2.9% 3.4% 1.0% 0.0% 1.3% 1.5% 1.2% 0.9% 1.3% 3.2% 0.0% 1.1% 2.4% 1.8% 0.0% 1.8% 2.2% 1.8% 2.6% 㒔㐨ᗓ┴ྡ ㈡┴ ி㒔ᗓ 㜰ᗓ රᗜ┴ ዉⰋ┴ ḷᒣ┴ 㫽ྲྀ┴ ᓥ᰿┴ ᒸᒣ┴ ᗈᓥ┴ ᒣཱྀ┴ ᚨᓥ┴ 㤶ᕝ┴ ឡ┴ 㧗▱┴ ⚟ᒸ┴ బ㈡┴ 㛗ᓮ┴ ⇃ᮏ┴ ศ┴ ᐑᓮ┴ 㮵ඣᓥ┴ Ἀ⦖┴ ྜィ 䐟⥲≀௳ᩘ 353 1,545 7,246 4,128 457 108 45 41 217 513 181 46 175 226 49 2,515 66 111 291 269 99 138 116 65,138 䐠㈍䝨䜰≀௳ᩘ 7 15 95 41 4 0 0 0 1 5 7 0 0 2 0 8 1 0 0 4 2 0 1 748 䐠䛾䐟䛻 ༨䜑䜛ྜ 2.0% 1.0% 1.3% 1.0% 0.9% 0.0% 0.0% 0.0% 0.5% 1.0% 3.9% 0.0% 0.0% 0.9% 0.0% 0.3% 1.5% 0.0% 0.0% 1.5% 2.0% 0.0% 0.9% 1.15% 㻠㻝 Ӌᎋὸӕࡽҥ̖ỉؕஜወᚘ ཧ⪃䠅ྲྀᘬ༢౯䛾ᇶᮏ⤫ィ㔞䠄୍⯡ᅵᆅ䝕䞊䝍䠅 ᅵᆅྲྀᘬ౯᱁㾂ᅵᆅ㠃✚䛾ᇶᮏ⤫ィ㔞 䝃䞁䝥䝹ᩘ ᖹᆒ್ ᶆ‽೫ᕪ 99% 䝍䜲䝹Ⅼ 95% 䝍䜲䝹Ⅼ 90% 䝍䜲䝹Ⅼ ➨1ᅄศ ➨2ᅄศ 䠄୰ኸ್䠅 ༢䠖䠋䟝 ➨3ᅄศ 10% 䝍䜲䝹Ⅼ 5% 䝍䜲䝹Ⅼ 1% 䝍䜲䝹Ⅼ 䝕䞊䝍 195,748 124,942 263,584 751,893 393,039 278,475 150,415 68,299 32,031 15,447 9,075 2,770 ᒆฟ䝕䞊䝍 6,125 181,543 858,909 2,252,813 603,083 276,406 112,246 48,398 19,468 8,355 3,894 475 ᘓ≀ྲྀᘬ౯᱁㾂ᅵᆅ㠃✚䛾ᇶᮏ⤫ィ㔞 䝃䞁䝥䝹ᩘ ᖹᆒ್ ᶆ‽೫ᕪ 99% 䝍䜲䝹Ⅼ 95% 䝍䜲䝹Ⅼ 90% 䝍䜲䝹Ⅼ ➨2ᅄศ ➨1ᅄศ 䠄୰ኸ್䠅 ༢䠖䠋䟝 ➨3ᅄศ 10% 䝍䜲䝹Ⅼ 5% 䝍䜲䝹Ⅼ 1% 䝍䜲䝹Ⅼ 䝕䞊䝍 72,336 96,183 198,719 529,500 244,035 183,828 126,494 75,430 22,793 6,647 3,232 724 ᒆฟ䝕䞊䝍 1,520 82,385 294,990 1,471,181 311,270 148,620 41,716 12,290 3,873 1,111 356 38 ὀ䠅ᘓ≀ྲྀᘬ౯᱁䛾䟝༢౯䜢ィ⟬䛩䜛㝿䚸ᒆฟ䝕䞊䝍䛛䜙䛿ᘓ≀䛾ᘏᗋ㠃✚䝕䞊䝍䛜ྲྀᚓྍ⬟䛷䛒䛳䛯䛯䜑䚸ศẕ䜢ᅵᆅ㠃✚䛸䛧䛯䚹 ཧ⪃䠅ྲྀᘬ༢౯䛾ᇶᮏ⤫ィ㔞䠄༊ศᡤ᭷≀௳䝕䞊䝍䠅 ྲྀᘬ౯᱁㾂ᑓ᭷㠃✚䛾ᇶᮏ⤫ィ㔞 䝃䞁䝥䝹ᩘ 䝕䞊䝍 65,890 ᖹᆒ್ 364,969 ᶆ‽೫ᕪ 312,958 99% 䝍䜲䝹Ⅼ 1,214,024 95% 䝍䜲䝹Ⅼ 929,391 90% 䝍䜲䝹Ⅼ 725,006 ➨1ᅄศ 463,411 ➨2ᅄศ 䠄୰ኸ್䠅 289,515 ༢䠖䠋䟝 ➨3ᅄศ 173,366 10% 䝍䜲䝹Ⅼ 112,128 5% 䝍䜲䝹Ⅼ 85,016 1% 䝍䜲䝹Ⅼ 42,744 㻠㻞 䊠䠊ఫᏯ౯᱁ᣦᩘ䝝䞁䝗䝤䝑䜽䛾䝫䜲䞁䝖 䊡䠊ື⏘౯᱁䛾ືྥᣦᶆ䛾ཎ䝕䞊䝍䛻㛵䛩䜛ศᯒ ḫώʻࢸỉ˺ಅʖܭ 㻠㻟 ʻࢸỉ˺ಅʖܭίకὸ ➨䠏ᅇ◊✲䛷䛾ሗ࿌ணᐃෆᐜ 䝝䞁䝗䝤䝑䜽䛻グ㍕䛥䜜䛶䛔䜛ᣦᩘసᡂᡭἲ䛾ヨ⾜ z 䝦䝗䝙䝑䜽ἲ z 䝸䝢䞊䝖䞉䝉䞊䝹䝇ἲ ヨ⾜సᴗ䜢㏻䛧䛯ㄢ㢟䛾ᩚ⌮ ᣦᶆసᡂ䛾ヨ⾜᮲௳䠄䠅 ヨ⾜ᑐ㇟ z ఫᏯ౯᱁ᣦᩘ • ᅵᆅ䠄ఫᏯᆅ䠅 • ᘓᅵᆅ • ༊ศᡤ᭷≀௳ ͤၟᴗ⏝ື⏘䛾౯᱁ᣦᩘ䛻䛴䛔䛶䜒᳨ウ 㢖ᗘ z ᭶ḟ䜎䛯䛿ᅄ༙ᮇ ᅜᣦᩘ w A┴ ᣦᩘ ᣦᩘసᡂ䜶䝸䜰䛸ᵓ㐀 z ᣦᩘసᡂ䜶䝸䜰䞉䞉䞉ᅜ䚸䝤䝻䝑䜽䚸㒔㐨ᗓ┴ z ᵓ㐀䞉䞉䞉㒔㐨ᗓ┴ู䛻సᡂ䛧䛯ᣦᩘ䜢䚸䜴䜵䜲䝖䝕䞊䝍䜢⏝䛔 䛶㞟⣙䛧䛶䚸䝤䝻䝑䜽ูᣦᩘ䚸ᅜᣦᩘ䜢సᡂ w w 䝤䝻䝑䜽 ᣦᩘ 䝤䝻䝑䜽 ᣦᩘ w w w B┴ ᣦᩘ C┴ ᣦᩘ D┴ ᣦᩘ 䞉䞉䞉ᣦᩘసᡂ༢䠄㒔㐨ᗓ┴ẖ䠅 w 䞉䞉䞉䜴䜵䜲䝖䝕䞊䝍 㻠㻠