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| Title: | 財產權型態對土地開發之影響– 以台北市萬華車站附近地區為例
The Impacts of different types of property rights on land development- An empirical study in Wanhua district, Taipei City |
| Authors: | 謝昀蓁
Hsieh, YUn-chen |
| Contributors: | 林子欽
Lin, Tzu-chin
謝昀蓁
Hsieh, YUn-chen |
| Keywords: | 土地開發
土地整合
土地細碎
多重所有權
Land development
Land assembly
Land fragmentaiton
Multiple ownership |
| Date: | 2018 |
| Issue Date: | 2018-08-06 18:15:07 (UTC+8) |
| Abstract: | 土地開發與否，會受到面積、地主人數、持份狀態、地塊是否臨路、坐落區段等產權因素的影響，在面對土地開發時，土地面積影響方面，台北市的土地市場，由於單筆土地面積較小，未能達到開發效益的土地，常有需要進行土地整合，使土地達適合開發規模並產生最有效益土地使用情形出現。而在除了土地面積以外的產權條件，歸因於土地共有為台灣常見的土地所有權持有形式，土地開發與否，也會受到地主人數與持份狀態等產權條件影響土地整合成功以及開發與否。本研究以台北市萬華車站附近地區為研究範圍，由於萬華區屬於台北市開發較早的行政區之一，其土地開發與規劃的利與弊的以作為較晚開發行政區之參考，而因為開發早，建物老舊，在人口成長與安全疑慮之下，有土地重新開發之需求。
本文首先以Gini係數計算出本研究範圍的土地面積分配不均程度，發現本研究範圍土地面積分配，呈現分配不均且歷年土地分配不均程度差異不大的情形。再輔以t檢定檢視已開發土地以及未開發土地在面積與土地地主人數的差異，得出了已開發土地不論事土地面積或是地主人數皆高於未開發土地。最後，以logit回歸模型談討土地產權條件對土地開發的影響，發現地面積、地主人數以及所有權分散程度(HHI)都對土地開發與否有顯著影響的實證結果。
由實證結果發現，本研究範圍土地分配不均，並且可以有分配不均程度歷年的變動，觀察出本研究範圍土地開發前會出現土地整合的情形，同時也發現由於已開發土地平均單筆面積，以及地主人數皆高於未開發土地，而所有權分散程度(HHI)越低、持份越複雜的土地，開發機率越高。因此，在探討本研究範圍土地開發者對於產權條件的偏好，以及土地開發前的土地整合行為，本研究推論，雖然所有權分散程度(HHI)與地主人數對於土地開發皆有顯著影響，但在本研究範圍，開發者會偏向於花時間以及交易成本，遊說地主參與土地整合以利進行土地開發。
Development of land will be affected by the property rights factors , such as the size of land, the number of landowners, the allocation of land holdings, and whether the land is located by the road, as well as the location of land. When it comes to land development, in the land market of Taipei City, the average area of each parcel is small and is not qualified for the development scale to reach the development benefit. According to that, land assembly is an action which is often adopted to consolidate the parcels to the ideal size and to meet the best land use. In addition to the land size, multiple ownership is another common land holding situation in Taiwan. Whether the land is developed or not, the number of the owners and ownership status will affect the outcome of land consolidation and development. This study takes the area near Wanhua Train Station in Taipei City as its research area. Since Wanhua District is one of the earliest developed administrative districts in Taipei City, the advantages and disadvantages of its land development and planning pattern are references to the later developed administrative districts. With early development and old buildings, there is a need for land redevelopment under the expectation of population growth and safety of facilities and buildings. Since that, land assembly is predicted to happen in the research area.
In the empirical study, first, Gini coefficient is taken to measure if the distribution of parcel sizes is even or not in the study area. Second, t test is adopted to see whether the parcel size and owners condition are significant different between developed and undeveloped land. Last, the research uses Logistic Regression model to look into the impact of the conditions of land owners, parcel size and the distribution of holdings to land development.
The result of the empirical study reveals that land assembly does happen in the study area, and the conditions of parcel size, land owners and the distribution of holdings do have significant impact to the issue of land development. The result shows that a more complicated ownership leads to the higher possibility of land development. It can be demonstrated that the developers tend to engage time and transaction costs to convince the owners to take part in the land assembly process to meet the ideal scale of land development. |
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| Description: | 碩士
國立政治大學
地政學系
105257013 |
| Source URI: | http://thesis.lib.nccu.edu.tw/record/#G0105257013 |
| Data Type: | thesis |
| DOI: | 10.6814/THE.NCCU.LE.013.2018.A05 |
| Appears in Collections: | [地政學系] 學位論文
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