都市更新權利變換試算模型之研究-以台北市都會區為例

The research of the right transfer model of urban renewal - in the case of Taipei metropolitan

顏友信(Yu-Hsin Yen)

指導教授 ： 曾惠斌

國立臺灣大學/工學院/土木工程學研究所/碩士(2014年)

https://doi.org/10.6342/NTU.2014.02734

摘要

台北市都會區之建築物平均年齡日漸增加，在未來都會區將會面臨都市更新之必要性，以改善老舊建築物所造成可能之安全上的問題，目前民間參與都市更新之模式以協議合建和權利變換為都市更新主要之方法，本研究主要探討的部份以權利變換過程為主。
在都市更新的權利變換過程當中，地主對於雙方可以獲得多少利益的了解往往遠低於實施者，實施者提供給地主的ㄧ般是以可以獲得多少，而地主卻鮮少有”本身土地可以換回確切利益”的概念，在不同的情形之下，地主也許可以獲得更多價值卻因為資訊不足而沒有取得應有的利益，或是相反地，地主所擁有的土地沒有那麼有價值卻因為強硬的堅持而造成都更案件延宕或成為所謂的釘子戶，影響地主與實施者共同獲利的可能性。
本研究透過財務試算的方式，計算在權利變換制度的情況之下，地主與實施者雙方提供之比例換取應該分回多少回報的架構。並且透過都市更新獎勵規定建立財務試算模型，再藉由專家訪談修正模型的架構並且透過實際案件來檢驗模型是否許實際情況相符，能夠進行模擬計算。最後透過區域範圍的模擬與結果分析，提供地主與實施者日後如果進入都更談判時的分配參考。
研究中的財務模型計算主要是提供地主了解試算的內容，並且可以實際操作以了解原本可能被實施者遮蔽的資訊，同時減少亂喊價的釘子戶。同時也可以提供實施者在一個地區都市更新可行性的初步計算快速篩檢工具，透過這樣的結果來縮小雙方談判的差距。

關鍵字

都市更新 ； 權利變換 ； 土地開發 ； 財務試算 ； 敏感度分析

並列摘要

Nowadays the age of the buildings in Taipei metropolitan area has significantly increased, it is of critical importance for metropolitan areas that would need the urban renewal to solve the residential safety issue which the old buildings might have. What is elaborated on in this study is the procedure of the right transfer.
In the process of right transfer of urban renewal, owners know less than the manipulator about how much profit would be acquired by each side. It is generally believed that the number for the manipulators could offer is based on how much the landlords could acquire. However, landlords may have little concept of what the real value their own lands, and also lack the source of information, leading them to miss values they could have been obtained. Another reason behind the delay of the urban renewal, is the land possessed by the landlords is not so valuable, but they insist to keep the land, it may contribute them to become nail houses and dampen the possibilities of profit between the manipulators and landlords.
This study calculates the structure in the circumstance of right transfer through financial calculation, which means the proportion provided by the landlords and manipulators should be exchanged in return. It can be used by the urban renewal’s reward provisions to build the model of financial calculation then correct the structure of model with the help of experts’ interview, or examine if the model is matched with the realistic situations to conduct the simulation calculating, and finally provide the manipulators and landlords assigned reference if they are in the negotiation of urban renewal in the future by simulating and result analyzing of regions.
The financial model is mainly provided to make landlords understand the content of calculation in this study and operate the model to unveil the original information which may have been blocked by the manipulators and reduce the number of who bid impulsively at the same time. Moreover, it could be also provided to manipulators so that they could do preliminary calculations and decide the tools in the places to be urban renewal. By doing so, the result would reduce the disparity of negotiation.

並列關鍵字

urban renewal ； right transfer ； handling of land ； financial calculation ； sensitivity analysis

參考文獻

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