市地重劃土地分配面積與地價關係之研究

臺灣市地重劃實施至今超過60年，其中有關土地面積、土地坵塊大小是決定重劃能否成功與執行順利的關鍵。市地重劃為許多縣市政府都市計劃推動的土地開發方式，目的是讓各縣市政府可以免費取得公共設施用地，且有助於土地細碎的重整，加速市地公共建設開發。市地重劃在劃分宗地時，會遇到土地面寬太窄、土地面積過小等情形，這種土地分配將導致建築設計困難，使得土地開發進度受阻。所以本研究針對土地分配面積、臨路寬度、土地面寬與地價間關係進行深入分析。本研究運用迴歸分析法進行實證研究，以屏東縣市地重劃個案為例進行調查，截至2019年為止，屏東縣已辦竣重劃區總面積集中在2至8公頃。實價登錄在屏東縣重劃地區的土地交易案例市地重劃地區的土地面積70%集中在100～200平方公尺間，此符合各縣市畸零地使用管制規則規定土地面積25至86平方公尺間規定。2012～2017年間土地交易單價平均每坪28萬，中位數是33萬。迴歸模型實證結果顯示，土地總價特徵價格模型以半對數模型迴歸模式變數解釋力較佳（Adj-R^274.9%）且各個變數都具有顯著性。而影響市地重劃地區地價的因素包括「土地移轉面積」、「土地移轉面積大於100平方公尺」、「土地面寬」、「面臨道路寬度」、「行政區」、「街角地」等因素。其中土地面積與地價間具有非線性關係，對於日後市地重劃土地分配面積規劃設計具有參考意義。

關鍵字

土地分配面積；地價；迴歸分析；市地重劃

並列摘要

The urban land consolidation has been implemented for more than 60 years. The decision on the land lot area and the size of the lot is the key to the success of the land consolidation and the smooth implementation. The urban land consolidation is a land development method promoted by the urban planning of many governments. The purpose is to allow the governments to obtain land for public facilities, and to help the reorganization of land fragments and accelerate the development of public construction. When urban land consolidation, there will be situations such as too narrow lot width and lot area. Such land allocation will lead to difficulties in architectural design and hinder the progress of land development. Therefore, this study makes an in-depth analysis of the relationship between land allocation area, road width and depth and land price. This research uses the hedonic price method to conduct empirical research, and investigates the case of urban land rezoning in Pingtung County. According to statistical analysis, 70% of the lot area in the urban land consolidation area is concentrated between 100 and 200 square meters. It follow by the regulation control of abnormal land in various counties stipulate that the land lot area has reached 25 to 86 square meters. The average unit price of land transactions is at 280,000 per ping and mean unit price is at 330000 per ping between 2012 to 2017. The empirical results of the regression model show that the semi-logarithmic regression model of the hedonic price model of the total land price has better explanatory power (Adj-R274.9%) and the independent variables have the significant effect. The factors that affect the land price of rezoning include ＂land transfer area＂, ＂land transfer area greater than 100 square meters＂, ＂land width＂, ＂road width＂, ＂administrative area＂, ＂street corner land＂, etc. factor. It means to the land design on urban land consolidation.