高樓層建築物對土地使用模型影響之研究

Abstract

隨著經濟的成長，都市化快速的發展，為滿足都市化所帶來的大量住宅及產業用地之需求，土地利用朝向立體化之發展之趨勢，而相關土地法令、土地估價、稅收等等多針對土地平面利用為考量點，因此對於建物垂直利用之土地使用型態則產生考慮不周或依法無據的情形。另一方面，有關住宅市場價格之研究亦以平面的區位條件探討為要；此外由於樓層價值之差異，在土地使用模型中若不將此項因素納入考慮，則會產生許多偏誤，因此不論由實務或理論之角度觀之，對於高層建物各樓層之價值問題有其研究之必要。由於國內對於樓層差異而產生不同之價格之研究，大都為實證之分析，而國外之租金分析亦只探討平面區位之差異，並未考慮立體之差異，本研究之主要目的在擴充Liu(1988)居民的效用函數將及Fujitaand Ogawa 的區位潛在機能為立體區位潛在機能來探討建物立體價值之差異。結果發現，如果考慮樓層價差，則都市密度分布將較為分散。

With the rapid urbanization, the demand of office floor space is also increasing. Although, the high-rise building is very common in the urban area, the study of the rent of different story of high-rise building is relatively rare. Liu (1988) and Grimaud (1989) have applied agglomeration economies to study the density distribution in the urban area separately, but their studies assumed that the floor rent in the same building is the same, even on different stories. This assumption about floor rent may not fully reflect the actual floor rent, as we should consider the formulation of floor rent of high-rise building and the effect on density distribution from the perspectives of theoretical completeness and practical usefulness. This paper extends the Fujita and Ogawa’s locational potential function (1982) into two dimensions -- flat dimension and story dimension. The revision of locational potential function will then be applied to revise the Liu’s model. Finally, the office distribution and office rent distribution on the different stories in the CBD (central business district) will be discussed in the paper.