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    题名: 影響市地重劃抵費地標售價格因素之研究-以新北市林口新市鎮第三期為例
    Exploring Factors of The Price for Cost Equivalent Land - A Case Study of Lin-Kou New Town Urban Land Readjustment in New Taipei City.
    作者: 李浩榕
    贡献者: 邊泰明
    李浩榕
    关键词: 交易成本
    鄰地權屬複雜度
    抵費地
    特徵價格法
    transaction cost
    the complexity of neighbor property
    cost equivalent land
    Hedonic Price Method
    日期: 2016
    上传时间: 2016-02-03 12:18:23 (UTC+8)
    摘要: 市地重劃係依照都市發展趨勢及都市計畫規劃內容，將一定範圍內畸零細碎不規則之土地，依據法令加以重新整理，重劃區內土地除配合公共設施興建後，其餘可建築用地依原位次分配原則、調整分配原則並留設抵費地後，重新分配予原土地所有權人，其最終目的是地權的調整，而地權調整屬於交易行為，有交易便會有成本，而價格是交易成本的剩餘，在市地重劃開發的過程及後續標得抵費地的土地利用行為中存在交易成本，交易成本的降低可帶來抵費地價格的提升。
    重劃完成後各宗抵費地的區位條件與個別條件均不相同，傳統地價影響因素研究多著重於宗地的條件，例如宗地面積、公設可及性、使用分區等，對於土地建築利用與產權整合並無太多著墨，本研究從重劃後建築開發的角度切入，探討以公辦重劃方式所留設的抵費地，其宗地個別條件、土地使用管制、區位、規模及相鄰土地整合難易度，對於交易成本及開發績效有何影響，研究影響抵費地標售價格的因素。
    本研究蒐集了林口新市鎮第三期市地重劃區抵費地及相關土地資訊，透過是否建築作為條件篩選，並以189筆合併建築之案例為樣本，運用特徵價格模型，以每平方公尺抵費地標售單價作為應變數，選取13個可能影響抵費地標售價格的應變數，進行實證分析研究。實證結果顯示抵費地的容積率、所面臨最大路寬、面臨主要道路面寬、至學校距離及標售時間等5個因素對於抵費地標售價格呈現正向影響；而抵費地的面積、鄰地權屬複雜度、深度、寬深比等4個因素對於抵費地標售價格呈現負向影響。
    公辦市地重劃政府具有土地分配的規劃及主導權，在抵費地面積有限的情況下，倘能了解抵費地的區位、規模與效益之關係，在訂定分配原則及抵費地劃設時考量上述影響抵費地標售價格的因素，以降低交易成本，即可望降低地主共同負擔或創造盈餘以留供重劃區內建設與管理維護，提升開發效益。
    A urban land readjustment (ULR) project follows the trend of urban development and the urban planning, it readjusts all fragmental and irregular land in the area. After building the land of public in the area, the rest of buildable land will be allocated to landlords and reserve the cost equivalent land by distribution principle. The final purpose of ULR is to adjust the property of land. That way of adjustment is a transaction which comes with the cost, and the residual of transaction cost is price. There is transaction cost in the process of ULR project and in the use of cost equivalent land. The reduction of the transaction cost will rise the price of cost equivalent land.
    The area and individual condition of all the cost equivalent land is different after URL project. The traditional research of land price focus on the condition of land, for example, the area of the land, the accessibility of public facilities and the land use zoning , but less attention in the using of building and the conformity of property. In this research, we discuss the cost equivalent land with the point of building development by ULR, and the effect of the transaction cost to develop performance by analyzing individual condition, land using constrain, area, size, conformity of land. We also study on the factor of the price of cost equivalent land.
    In this research, we gather the cost equivalent land of Lin-Kou New Town URL and other related information of land. We use the data screened by purpose to build to integrate 189 lands for the base of experimental research, and using the Hedonic Price Method to set the model in which the unit price of cost equivalent land (per square meter ) as the dependent variable and thirteen impact factors as independent variables.。The experiment result shows that five factors including the floor area ratio of cost equivalent land, the maximum width of neighbor road, the width of neighbor, the distance from school and the time for sale have positive impact to the price of the cost equivalent land. On the other hand, the four factors including the area of the cost equivalent land, the complexity of neighbor property, the depth of land and the ratio of width to depth have negative impact to the price of the cost equivalent land.
    The government has dominant and plan of land distribution by URL-led by the government, for a limited area of cost equivalent land, if we can realize the relationship among region, size and efficiency of cost equivalent land which effect the price of cost equivalent land, it can reduce the transaction cost when we set up the rule of land and cost equivalent land distribution. We can reduce average burden of landlords or make surplus for construction and management for URL, and also promote the efficiency of development.
    參考文獻: 一、中文部分
    1.內政部，2002，「都市計劃整體開發地區處理方案」。
    2.內政部，2003，「市地重劃作業手冊」。
    3.內政部，2005，「經界線與同心圓－台灣市地重劃案例實錄」。
    4.台灣省政府，1988，林口新鎮整體開發計畫書。
    5.杜宇璇、宋豐荃、曾禹瑄、葛仲寧、陳奉瑤，2013，「台灣特徵價格模型之迴歸分析」，『土地問題研究季刊』，12(2)：44-57。
    6.李吉弘，2010，「影響市地重劃辦理完成之相關因素研究」，國立成功大學都市計畫研究所博士論文。
    7.林英彥，1997，「市地重劃」，台北：文笙書局。
    8.林英彥，2004，『不動產估價』，第十版，台北：文笙書局。
    9.林子欽、許明芳，2003，「個別土地開發前的產權調整－市地重劃區個案觀察」，『台灣土地研究』，第6卷第2期，頁1-16。
    10.林志明，2010，「重劃區抵費地標售價格影響因素研究－以高雄縣為例」，國立中山大學財務管理學系碩士在職專班碩士論文。
    11.林惠玲、陳正倉，2011，『應用統計學』，4版修訂，台北：雙葉書廊有限公司。
    12.徐慧茹，2012，「特徵價格模型用於抵費地估價之研究－以原台南市為例」，康寧大學資產管理與城市規劃學系碩士論文。
    13.張昱諄，2006，「住宅用地地價查估之考量因素－以市地重劃為例」，國立政治大學地政學系碩士論文。
    14.連婉淳，2003，「工業區不動產價格影響因素之研究」，國立政治大學地政學系碩士論文。
    15.莊仲甫，2010，『市地重劃實務全輯』，台北：永然文化。
    16.陳正男，2007，「市地重劃土地分配問題之研究」，國立政治大學地政學系碩士論文。
    17.新北市政府地政局，2010，『蛻變北縣土地開發全紀錄』。
    18.新北市政府地政局，2014，新北市政府市地重劃作業手冊。
    19.謝靜琪，1995，「市地重劃效益與負擔之研究」，國立政治大學地政研究所博士論文。
    20.邊泰明，2003，「土地使用規劃與財產權－理論與實務」，台北：詹氏書局。
    21.蘇偉強、劉庭如、黃斐、陳奉瑤，2013，「特徵價格法應用的差異分析」，『土地問題研究季刊』，12(3)：55-68。
    二、英文部分
    1.Alexander, E. R., 2001a,“A transaction-cost theory of land use planning and development control.”, Town and Planning Review, 72(1): 45-75
    2.Alexander, E. R., 2001b,”Governance and transaction costs in planning systems：a concept framework for institutional analysis of land-use planning and development control—the case of Israel.”, Environment and Planning B ： Planning and Design, 28: 755-776
    3.Buitelaar, E., 2004, “A Transaction-cost analysis of the land development process.”, Urban Studies, 41(13):2539-2553
    4.Colwell, P. F. and Sirmans, C. F. , 1978,“Area, Time, Centrality and the Value of Urban Land”, Land Economics, 54(4): 514-519.
    5.Lin, T.C. and Evans, A. W., 2000,“The Relationship Between the Price of Land and Size of Plot When Plots Are Small”, Land Economics, 76(3): 386-394.
    6.Rosen, S., (1974),“Hedonic Prices and Implicit Markets: Product Differentiation in Pure Competition,” The Journal of Political Economy, 82(1): 34-55.
    7.Sirmans, G. Stacy, David A. M.and Emily N. Z., 2005,“The Composition of Hedonic Pricing Models”, Journal of Real Estate Literature, 13(1): 3-43.
    8.Soderberg, 2002, “A Note on the Hedonic Model Specification for Income Properties”, Research Issues in Real Estate, 8: 157-180.
    9.Vanderford, S. E., Y. Mimura and A. L. Sweancy, 2005,“A Hedonic Price Comparison of Manufacture and Site-built Homes in the Non-MSA USA”, the Journal of Real Estate Research, 27(1): 83-104.
    10.Winson-Geideman, K., D. Jourdan and S. Gao, 2011, “The Impact of Age on the Value of Historic Homes in a Nationally Recognized Historic District,” The Journal of Real Estate Research, 33(1): 25-47.
    描述: 碩士
    國立政治大學
    地政學系碩士在職專班
    100923017
    資料來源: http://thesis.lib.nccu.edu.tw/record/#G0100923017
    数据类型: thesis
    显示于类别:[地政學系] 學位論文

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