土地整體開發,在台灣迄今仍被視為政府大規模開發都市土地,並無償取得公共設施用地最有效率的方法,也廣受政府機關、需用土地人及土地所有權人的歡迎。其中,以市地重劃和區段徵收是政府最常使用之方式。 市地重劃及區段徵收雖有諸多優點,但因政府失靈現象之發生,及國內不動產市場自81年以來,長期處於不景氣之故,其非但無法達成原先設定之有效減低公共支出之目的,且迭有需額外編列預算支應財務缺口之情況發生,對各級政府原已嚴重之財政狀況而言,不啻雪上加霜。 本研究提出土地預售制、書面重劃、民間資源引進、不動產證券化,及自辦市地重劃方式等五項整體開發策略及解決方案,希望能解決政府所面臨之整體開發財務問題。經探討此些解決方案,本研究發現其中以民間資源引進(BT模式),對參與開發之民間機構較為有利,且政府負擔之財務風險最小,故效益最高。本研究並就台北港特定區計畫之案例,依資金的籌措、政府的介入程度、土地的處分、風險管理機制及開發時程等項目,評估民間資源引進(BT模式)之效益、可行性與誘因,以及可能面臨的問題。
The integrated land development has been the most effective way in Taipei to develop the city land or large scale and to obtain the land for public services without cost. It is also quite accepted by the government, land user, and land owner. Urban Land Consolidation and Zone Expropriation are the two methods mostly employed by the government for the integrated land development. Urban Land Consolidation and Zone Expropriation have many advantages. However, because of the malfunction of government and the depression of the real estate market since 1992, these two methods could not reach the goal of minimizing the government expense and even resulted in very heavy financial harden on the government. The study has proposed several strategies, including Pre-Sale of Cost Equivalent Land, Simple Urban Land Consolidation, Bt Model (The Introduction of Private Participation), Real Estate Securitization, and Private Management Urban Land Consolidation, to solve the financial problem encountered in the integrated land development. Among these strategies, the B-T model has been found to be the most effective one because it is more beneficial to the developer and the financial risk for the government is the lowest. The case of Taipei Port District Development has been used as an example to evaluate the benefit, the feasibility and incentive, and the possible problems arising for the employment of the B-T model.