住宅規劃與住宅品質一直是開發商永續經營的重要關鍵因素，更是購屋者關注的焦點。目前，購屋者參與設計的過程非常有限，開發商憑藉經驗、主觀意見與預期利潤，決定住宅初期設計方案與住宅品質項目，過程中常缺乏系統化的決策，購屋者也只能選擇接受與否。預售屋制度的特色在於住宅興建前，即可確認未來的使用者，藉由預售制度可提前導入使用者參與住宅初期設計及品質差異化策略，來滿足使用者的需求與偏好。本研究提出優化預售屋初期設計方案的混合決策模型，以設計品質指標Design Quality Indicator (DQI)建構影響住宅初期設計的因子，透過模糊德爾菲法Fuzzy Delphi Method (FDM)、基於網絡分析法之決策試驗室與評價實驗法DEMATEL based ANP (DANP)進行因子篩選，並根據使用者偏好發展不同的住宅初期設計手法與方案。同時，本研究接續以基因演算法為基礎，提出系統化的成本與品質權衡決策，協助決策者在滿足購屋者的期望品質與建商預期獲利間，找到最佳的住宅品質差異化策略。透過個案研究顯示，本研究所提出的模型，能有效提升銷售率，縮短銷售時間(Time on the market : TOM)，也證實更符合使用者需求的住宅設計方案，將與經濟價值間呈現正相關性。研究結果也顯示，預售屋制度能有效提升住宅品質，購屋者增加6%購屋成本，能達到最佳改善品質效果；開發商增加營建成本達8%以上來增進住宅品質，能帶給開發商額外的的溢出(Premium)利潤。

The housing planning and housing quality (HQ) have always been key factors in the sustainable operation of housing developers. Besides, they are homebuyers’ concern. Currently, homebuyers’ participation in the design process is highly limited, and developers usually determine their initial residential design strategies and HQ items based on experience, subjective judgement and the expected profit. Without systematic strategies in the procedure, homebuyers only have a passive choice of whether to accept housing with such qualiy. The pre-sales housing system has a feature by which homebuyers are determined just before a building is constructed. Pre-sales housing makes possible the customized strategy of allowing future residents to participate in the housing design process in advance and use differentiation strategies of quality in order to optimize their housing needs and desires. This study proposes a hybrid decision-making model for optimizing the initial design strategies of pre-sales housing, identifying factors affecting the initial design of housing based on the Design Quality Indicator (DQI), screening factors using the Fuzzy Delphi Method (FDM) and DEMATEL based ANP (DANP), and developing different initial design approaches and strategies based on buyers’ preferences. Meanwhile, a cost–quality trade-off model development the uses a genetic algorithm to help decision-makers identify the optimal HQ differentiation strategy that simultaneously satisfies homebuyers’ expectations of quality and developers’ expectations of profits. A case study shows that the proposed model can effectively improve the sales rate, shorten the time-on-the-market (TOM), and better complies with buyer-designed-strategy demands, and thus positively correlating to economic value. In addition, the findings showed that the presale housing system effectively improves HQ. A 6% increase in homebuyers’ budgets can achieve the optimal quality improvement effect, while an 8% or more increase in developers’ construction costs in order to improve HQ can generate an additional premium for the developers.

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