民間推動都市更新所面臨問題與研究—以新北市永和區個案為例

The Problems Encountered by Private Urban Renewal： The Case of Yung-Ho District, New Taipei City

許梨芳(Li-Fang Hsu)

指導教授 ： 李存修

國立臺灣大學/管理學院/財務金融組/碩士(2015年)

https://doi.org/10.6342/NTU.2015.01071

摘要

政府推動都市更新已有多年，且近年將都市更新事業列為主要土地政策，但民間申請自辦更新者仍為少數。究其原因，在於土地所有權人與政府、建商、住戶、甚至銀行之間存在的高度的資訊不對稱，亦即交易成本與代理人問題。本研究期望透過文獻分析、個案研究、理論分析等方法，以代理理論為基礎，以新北市永和區自辦都市更新案為例，探討都更過程中所有權人與更新會、其他參與業者之關係，釐清自辦更新相關資訊、代理問題，與自辦更新運作相關困境，進而提出相關因應建議。
在實務上，都市更新土地開發方式，主要以權利變換及協議合建二種方式辦理。本研究以權利變換作為研究範圍，基於財務分析計算利害關係人之利益分配。成本效益分析顯示具成本優勢的方案依序應為自建、委建、合建。然而，考慮到各方利害關係人需要具有信任機制以及誘因機制，因此透過專業的代理實施者委建模式使得都更工作能夠快速完成。本研究亦針對利害關係人角色進行分析與建議。

關鍵字

都市更新 ； 交易成本 ； 代理理論 ； 權利變換 ； 成本分析

並列摘要

The government has carried out the urban renewal policy for several years, and it regards the urban renewal group as main land policy. However, there are fewer applications from private group to organize the urban renewal. The reason comes from the information asymmetry among stakeholders, such as land owners, the government, contractor, resident householders, even banks, which addressed as transaction cost or agent problems. Thus, this study is based on Agency Theory and through reference analysis, case study and theory analysis and take a case of Yung-Ho Distance in New Taipei City for example, to discuss the relationship among the land owners, renewal group and other participating stakeholders to define clearly the information and agency problems of the urban renewal group. This study also provides some suggestions to be the reference resources of the stricken households in the future.
In practice, most urban renewal projects are mainly implemented by right transfer or joint construction by agreement. This study focused on the right transfer to analyze the benefits distributed among stakeholders based on financial evaluation. The cost-benefit analysis shows that self-renewal is the best way of implementation in terms of cost advantages, followed by contract construction and joint venture construction. After considering the trustworthiness and incentive mechanism among land owners, residents, and contractors; we find that with the help of a professional contractor as an agent, urban renewals are more likely to be implemented rapidly and successfully. This study also provides the analysis of stakeholders’ role, and comes up with some suggestions to urban renewals.

並列關鍵字

urban renewal ； transaction cost ； agency theory ； right transfer ； cost analysis

參考文獻

王鴻源(2003)，「都市更新權利變換估價方法之問題探討」，土地問題研究季刊，第2卷第3期，95-104。

江明宜(2007)，「英國中央都市再開發機構簡介及啟示」，土地問題研究季刊，第6卷第4期，102-115。

藍逸之、賴世剛、薛明生、蔡銘裕(2008)，「臺北市都市更新地區劃定機制之初探—交易成本與不確定性的觀點」，公共事務評論，第2卷9期，27-54。

李姿齡(2008)，影響參與都市更新事業意願之探討-以台北市都市更新為例，台北：國立政治大學地政研究所碩士論文。

林育全(2006)，建構整合代理機制推動民間參與都市更新事業之研究，台北：國立政治大學地政學系碩士論文。