隨著都市發展,在土地資源有限的情況下,都市更新的重要性也逐漸增加,加上政府近年來大力推動,都市更新已成為當今最重要的空間議題之一。要落實更新的基本條件是取得地主同意,申請更新事業計畫。然而,此過程需花費許多交易成本。而本研究即是探討「地主特質以及地主和實施者間的策略互動對交易成本的影響」。 本研究是以賽局理論進行分析。由於地主和實施者間必須合作才能實現更新利益,但就更新利益的分配上又彼此競爭;因此,雙方行動均會對他方的策略與報酬造成影響。由於該策略互動的特質很適合以賽局進行分析,故透過建立更新賽局的方式,分析地主和實施者間達成合意的過程。研究結果發現:「地主特質」與「地主和實施者在協商過程採取的策略互動」均會影響更新的推動時程。同時也發現:「若地主與實施者皆能以合作的態度進行協商,不但可增加雙方的報酬,同時也能避免更新的延宕」。
As city is growing, the importance of urban renewal has increased. Under the government‘s impulsion, urban renewal has been one of the most important issues nowadays. To implement the plan, it needs to obtain the landlords’ consent to apply for urban renewal business plan. However, the process of land integration needs considerable transaction cost. The research is to analyze how the characteristics of landlords and the bargain strategies used by landlords and developer affect transaction cost. Game theory was adopted in the research. Since implementation of urban renewal needs cooperation of landlords and developer but both sides compete the same interests of urban renewal, the actions from one side will affect the other side’s strategies and payoff. Because of the above, this bargain process can be analyzed with game theory. An urban renewal game was built to analyze the process of achieving an agreement between landlords and developer. The finding is that both of “the characteristics of landlords” and “the interactions between landlords and developer” indeed affect the prograss of implementing urban renewal. Besides, the study also finds that if landlords and developer can cooperate, both sides’ payoff will raise and the delay of urban renewal can be avoided.