市地重劃之地價影響因素研究－以高雄市為例

The Factors Influencing Land Value in Urban Land Consolidation in Kaohsiung

賴碧瑩(Pi-Ying Lai)

《公共事務評論》 11卷2期 (2010/12) Pp. 47-59

https://doi.org/10.29622/JPAR.201012.0003

摘要

在土地整體開發方式中，市地重劃與區段徵收是常見的兩種方式，其中市地重劃之實施，不僅為可以有效地讓都市計畫公共設施順利地取得所需土地，抵費地的標售更可以為地方政府帶來豐富地財政收入，提供市政建設所需之平均地權基金。在市地重劃興辦過程中，土地價格的決定不論是在重劃前或是重劃後均扮演著關鍵性地角色。因此影響重劃地區地價高低的因素，成為左右市地重劃成功與否的重要媒介。本研究依市地重劃前後之地價及相相關法令規定、地價影響因素文獻及專家學者建議歸納出26個影響因素，並以模糊多層級分析方法（FAHP）篩選影響市地重劃地價的主要因素。經專家訪談實證分析後，在實施「市地重劃前」，影響地價的主要因素分別為負擔比例高低、工程費用與重劃區既有建築物多寡；如果在實施「市地重劃後」，影響地價因素則為土地使用分區、重劃後房價與地價變動率。顯然，影響市地重劃地價的主要因素在重劃前後並不相同，不過如果將26項影響因素進行綜合排序，經計算研究後在26個因素中，主要影響市地重劃地價因素為：重劃後土地狀況之「土地使用分區」其權重值為10.39％；其次為重劃後外部性之「重劃後房價」其權重值為7.56％；第三是重劃後土地狀況之「地價變動率」其權重值為6.32％。

關鍵字

市地重劃 ； 模糊層級分析法 ； 地價 ； 土地開發

並列摘要

Urban land consolidation and zone expropriation are two major land developments in urban area. However, urban land consolidation is a useful tool for carrying out urban development plans, gaining urban infrastructure land and making better use of existing urban infrastructure by encouraging development within existing urbanized areas. In Taiwan, Land value assessment of urban land consolidation affects landowners' rights which include expenses burden, land distribution and compensation. Many empirical studies have concentrated on the determinants of land value. Different land uses will have different land value. However, which factors are influenced to the urban land consolidation? What kind factors will influence land value after we make the urban land consolidation?In this paper, we have examined the factors of land value in urban land consolidation, especially in Kaohsiung city. We choose 26 factors of affecting land price in urban land consolidation. This research use multi-attribute decision making techniques and fuzzy analytic hierarchy process, explains the land value factors, and establishes development orientations and policies issues of land development experiences by urban land consolidation . Based on the fuzzy analytic hierarchy process, we found that the land zoning, housing price after land consolidation and the growth rate of land price are three major factors to affect land price in Land consolidation area.

並列關鍵字

Urban land Consolidation ； Fuzzy Analytic Hierarchy Process ； Land Value ； Land Development