高雄市區域土地開發及投資策之研究:以B公司為例

本研究主要探討高雄市區域土地開發及投資策略，並以B公司為例，針對本研究仁武、鳥松與大寮等區域，以SWOT理論為分析基礎，深度訪談南部土地開發或建商負責人、不動產業界實務專家、相關政府單位人員以及學者，透過受訪者在「開發策略」、「經營關鍵」和「投資效益」三大研究構面之分析與建議，以做為B公司未來營運管理與投資策略的方向，並提供其它業者、政府相關單位與個案投資者之參考依據。研究結果顯示： 1. 政府在本研究範圍內相關的重大建設，對新創公司在土地開發時占有決定性因素。故新創土地開發公司，應首重市場可行性評估與財務可行評估以控制風險，並在資源與人員有限的情況下，應透過內部管理系統的建立，將營運資金與組織制度的內控機制整合，以協助未來的財會制度奠定良好基礎。 2. 新版房地合一稅，除影響土地開發之意願，面對近年營建成本不斷上漲的情況，建議研究個案可朝委託興建、合建分售或是聯合投資開發的方向發展，除降低財務風險及投資失敗率外，也可採取聯合發包模式降低營造成本。 3. 我國己正式進入高齡化社會，人口結構的改變勢必也會影響住宅需求，建議從建築產品與建築成本的觀點考量，針對本研究區域內之建築產品定位，一定要符合市場需求與供需法則，才能有效提高土地開發的投資報酬率。 4. 面對土地日漸稀少，土地開發者更應該有長遠的眼光與思考，利用土地的資本價值，活用租售策略在土地開發的規劃執行上，同時把組織的經營模式，以相同模式套用投資報酬率之思維，進而思考彈性的土地開發配套方案。

關鍵字

土地開發；投資策略；深度訪談

並列摘要

This study explores the regional land development and investment strategy of Kaohsiung City, and takes Company B as an example. Aiming at the research scope-Renwu, Niaosong and Daliao areas, based on SWOT theory, it invites southern land development or Construction business leaders, real estate industry experts, relevant government personnel and scholars conducted in-depth one-to-one half-structured interviews. Through the analysis and suggestions of the interviewees on the three research dimensions of "development strategy", "key operations" and "investment efficiency", we will provide the direction of company B's future operation management and investment strategy, and provide other industry players and government related units. Reference basis for individual investors. research shows: 1. The government's relevant major constructions within the scope of this study have a decisive factor in the land development of start-up companies. Therefore, New Development Company should focus on market feasibility assessment and financial feasibility assessment to control risks. With limited resources and personnel, it should establish an internal management system to integrate working capital with the internal control mechanism of the organization system. , Lay a good foundation for the future accounting system. 2. The new version of real estate integration tax, in addition to affecting the willingness of land development, in the face of rising construction costs in recent years, it is recommended that the case study can be developed in the direction of commissioned construction, joint construction and sale or joint investment and development, in addition to reducing financial In addition to risks and investment failure rates, a joint contracting model can also be adopted to reduce construction costs. 3. Taiwqn has officially entered an aging society, and changes in the demographic structure will inevitably affect housing demand. It is recommended to consider from the viewpoint of construction products and construction costs, and for the positioning of construction products in this research area, it must meet market demand and supply and demand Laws can effectively increase the rate of return on investment in land development. 4. Faced with increasingly scarce land, land developers should have a long-term vision and thinking, use the capital value of the land, flexibly use the lease and sale strategy in the planning and execution of land development, and at the same time apply the organization's business model to the same investment model. Thinking of the rate of return, thinking about flexible land development supporting plans.