農舍興建與交易之研究

A Study on the Construction and Transaction of Farmhouse

味碧麗(Pi-Li Wei)

指導教授 ： 吳彩珠

長榮大學/管理學院/土地管理與開發學系(所)/碩士(2013年)

https://doi.org/10.6833/CJCU.2013.00032

摘要

早期「農地農有，農地農用」時期，限定自耕農才能擁有農地，也具備自耕農之身分才能興建農舍，隨著2000年1月4日立法院大幅修訂農業發展條例，將以往「農地農有、農地農用」政策，調整為「放寬農地農有、落實農地農用」，我國農舍制度也隨之變更為個別農舍與集村農舍並行制。在此政策與制度之下，開放自然人皆可承受農地，使得一般民眾皆可自由購買農地並興建農舍，也因此開啟了非農民購買農地興建農舍之門。關於農業用地興建農舍，係基於與農業經營不可分離之關係，但是，隨著國民生活水準之提升，國人對於居住空間及環境品質也更加重視，尤其都市人嚮往鄉村田野風光與休閒生活，使得鄉村農地成為最佳別墅用地，加上交通網路日益便捷，促使農舍數量持續增加。從報章雜誌、網路或鄉間路旁廣告招牌，隨處可見出售農舍之廣告，農舍儼然成為投資置產炒作之商品。農舍興建移轉問題，隨著農地政策與農舍制度之變遷也起了變化，加上社會經濟與區域環境背景，農地建地化與農舍商品化問題不容忽視。
本研究以南投縣埔里鎮為研究地區，蒐集1996年至2011年埔里鎮非都市個別農舍資料，探究2000年農業發展條例修正前、後，農舍興建移轉之變化與趨勢，以及影響農舍交易之因素。藉由埔里鎮公所登記之農舍使用執照及埔里地政事務所申請之農舍建物及土地登記謄本、土地異動登記謄本等資料，分析內容有農舍興建數量、持有時間、基地面積、興建面積、座落區位及所有權人戶籍地之變化與趨勢。此外，由影響農地與農舍交易因素之相關研究，以及地方之特色，選取解釋變數，以Logistic迴歸進行實證分析。
依據農舍數據分析結果，2000年後投機濫建農舍情況嚴重，並有不少民眾將農舍作為投資置產炒作之商品。此外，發現相當高比例之農舍座落在特定農業區，以及農舍基地面積有越來越小之趨勢。而影響農舍交易因素之實證分析結果，重大交通建設、農舍所有權人戶籍地、農地取得時間、農地移轉政策、農地持有型態、農舍最後交易建築面積、農地面積、與鎮公所最近距離及農地公告現值漲(跌)幅呈現顯著之影響。最後依據數據分析與實證分析結果，提出結論與相關政策及法規修正之建議。

關鍵字

農舍 ； 農地政策 ； 農舍制度 ； Logistic迴歸

並列摘要

Self-tilling farmers were the exclusive subjects who both can own farmland and have the right to build farmhouse back in the era of farmland being entitled to farmers’ possession and disposal. The large scale revision of The Agricultural Development Act in 2000 by the Legislative Yuan, however, has transformed the farmhouse policy in Taiwan into individual farmhouse and cluster farmhouse parallel institution by lifting farmers’ exclusiveness. Farmland, under the policy, can be adopted by natural person, which leads way for the general public to buy farmland and build farmhouses. Farmhouse being built on farmland, in its original rationale, is based on their inseparable relation based on agricultural management. However, demands for living space and eco-quality have escalated by the promotion of living standard. The growing convenience of traffic network has made cottage land the best option for household choice, satisfying the urbanites’ yearn for rustic scenery and leisure life. Farmhouse is targeted by investors as commodity for quick profits can be seen by the overwhelming ads propagating farmhouse for sale on the media, internet ads, and posting signs along side of the country roads. Farmhouse construction and farmhouse transfer has gone through significant changes along with transformation of farmland policy and farmhouse institution. The issues of farmland being altered into building sites and farmhouse being commercialized deserve their due attention in the context of social economy and regional environment.
Aiming at Puli district as the subject, this study collected non-urban individual farmhouse data from 1996 to 2011, investigated changes and tendency of farmhouse construction and transfer before and after the revision of the Agricultural Development Act of 2000, and concluded factors dominating farmhouse transaction. Based on the data collected from license for farmhouse usage registered by Puli town hall, farmhouse building, land registration transcrition, and land registration transaction transcrition issued by Puli Land Office, analysis was conducted on changes and tendency of farmhouse construction numbers, farmhouse holding time, area of construction base, farmhouse location, and registered residence of farmhouse owner. Thorough researches were engaged on literatures of farmland and farmhouse transaction. Explanatory variables were selected among distinctive local features and are estimated with logistic regression.
Statistics indicate that farmhouse construction was abusively prevalent after 2000. Farmhouse is targeted by investors as commodity for quick profit investment. According to positive analysis on farmhouse transaction, factors such as major transportation infrastructure, Farmhouse owner's domicile, timing of farmland acquisition, agricultural land transfer policy, types of farmland holding , latest gross floor area of farmhouse transaction, farmland area, nearest distance between farmhouse and town hall, and Announced value of agricultural land up (down) pieces all have significant influence on farmhouse transaction. Statistics and conclusion gathered from the study is expected to provide reference for relevant policy making.

並列關鍵字

farmhouse ； farmland policy ； farmhouse institution ； logistic regression

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