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題名 臺北市住宅基地規模與開發強度 之影響因素
The Determinants of The Site Size and Density of Buildings in Taipei作者 林孝恩
Lin, Siao En貢獻者 林子欽
Lin, Tzu Chin
林孝恩
Lin, Siao En關鍵詞 土地整合
產權型態
基地規模
開發強度
Land Assembly
Property Right
Site Size
Building Density日期 2016 上傳時間 3-八月-2016 10:21:36 (UTC+8) 摘要 住宅開發型態之決定，除考量住宅市場的需求外，尚需考量土地市場的供給。在臺北市單筆土地面積偏小之情況下，開發者若欲進行開發，整合土地之能力將成為影響開發規模之重要因素。然而，土地之產權型態、地主行為及偏好等因素，將影響開發者的整合成本。開發者往往因基地面積之限制而變更設計，甚或放棄開發。再者，影響住宅供給之重要因素除基地面積外，亦與開發強度息息相關。因此，在土地稀少、產權複雜或地價較高之地區，開發者應會增加單位土地的資本投入量以實現規模經濟。此外，在現行法規下，開發案若符合特定標準，即可申請政策性容積獎勵，使開發強度得以超過法定容積率之限制，進而影響最終之住宅開發型態與供給數量。為印證以上之推論，本研究以臺北市民國83年至104年第三種住宅區新建住宅之使用執造為基礎，建立開發個案之資料庫。先以敘述統計及地域型空間自相關分析開發型態，結果顯示：臺北市各行政區住宅開發型態各異，且產生空間聚集之情況。整體來看，市區主要為小基地、高容積之開發型態；而郊區開發量體較大，且偏向大基地、低容積之開發型態。 再者，本研究以多元線性迴歸模型探討影響基地面積與實際容積率之因素。實證結果顯示：影響住宅基地規模之關鍵為產權條件與整合因素，且市場中的確出現土地與資本替代的情形；而政策性容積獎勵增加了替代之彈性，亦可能降低土地整合之需要。此外，為了更深入了解產權條件與開發型態間之關聯，本研究進一步將臺北市十二個行政區劃分為原單筆土地面積較小之「產權複雜區」及原單筆土地面積較大之「產權單純區」，與實際開發案之土地筆數、面積及實際容積率進行交叉分析。結果指出：相對於產權單純之地區，產權複雜地區的開發土地面積較小，且開發者將更加強土地利用之強度，使建案呈現小基地、高容積之垂直發展型態。本研究之實證結果可以印證：產權複雜增加土地整合之成本，因此開發者需透過加強土地利用，增加經濟樓高，以達土地使用之規模經濟。而若欲擴大資本開發規模，與其進行成本較高之土地整合，開發者將傾向申請政策性容積獎勵。
The pattern of housing development is decided by the needs of the housing market, as well as the supply of land. The plots in Taipei are overall small in size. Thus for developers, land assembly is an important factor that affects the development scale. Property rights, landlord behavior and preferences will affect the cost of land assembly, and force the developers to change design or even give up development due to the constraint of building sites size. Furthermore, important factors of the housing supply not only include the size of building sites, but also the building density. In areas where the land supply is inelastic, land prices tend to be high or property rights are complex, developers will therefore need to increase the amount of capital investment per unit of land in order to achieve economies of scale. In addition, if development projects meet certain requirements, developers can apply for floor area bonus that enable the building density to exceed the original legal limit of the floor-to-site ratio, thereby affecting the development patterns and the amount of housing supply. To verify these arguments, this study established a database of housing projects based on residential usage licenses from 1994 to 2015, and then used descriptive statistics and local spatial autocorrelation statistics to analyze housing development patterns. Results showed that development patterns varied from district to district and presented spatial clustering. On the whole, the site size was small and the building density was high in downtown area. In contrast the site size in the suburbs was relatively big, the building density was comparatively low and the amount of development was large.Furthermore, this study used regression models to explore factors affecting the size of building sites and the building density. The results showed that the key factors affecting the size of building sites were property rights and land assembly. Moreover, substitution between land and capital does occur. Nevertheless, floor area bonus increased the elasticity of substitution, and sometimes also reduced the incentive for land assembly. In order to better understand the correlation between property rights and development patterns, this study divided the twelve administrative districts of Taipei into "complex property areas" where individual plots were small, and "simple property areas" where individual plots were big, then analyzed the site size, number of land parcels and building density. The results pointed out that compared with the "simple property area", the site size was relatively small in the "complex property area", and developers would raise the intensity of land use. In consequence, buildings in "complex property area" tended to be on small sites with high density. The empirical results of this study suggested that complex property rights increased the cost of land assembly, and that led developers to increase the building density in order to achieve economies of scale of land use. However, if developers wish to create more floor areas, they tended to apply for floor area bonus rather than choose the costly land assembly.參考文獻 中文參考文獻1.行政院主計總處，2015，「國民幸福指數年報」。2.林森田，2013，「土地經濟學」，臺北：巨流政大書城。3.林左裕，2010，「不動產投資管理」，臺北：智勝文化。4.林祖嘉，2000，「住宅生產函數與要素替代彈性：CES與VES之比較」，『住宅學報』，9（1）：49-60。5.金家禾，2001，「兩岸土地開發制度與城市競爭力關係之探討」，『臺灣土地研究』，2：73-100。6.吳佳儒，2015，「鳥籠高樓–由土地供給角度論臺北市住宅開發型態變化」，國立政治大學地政學系碩士論文：臺北。7.財團法人國土規劃及不動產資訊中心，2007，「臺北市容積檢討與容積調整機制之建立案」，臺北市政府委託研究。8.財團法人國土規劃及不動產資訊中心，2010，「容積移轉制度─容積銀行操作機制可行性研究」，臺北市政府委託研究。9.許佩漩，2007，「台灣都市蔓延之影響因素分析」，國立政治大學地政學系碩士論文：臺北。10.翁維泰，2010，「捷運系統開發對土地使用與價值之影響：以可及性分析為基礎」，國立臺北大學都市計畫研究所碩士論文：台北。11.溫在弘，2015，「空間分析：方法與應用」，臺北：雙葉書廊。12.黃克明，2015，「以效用理論評比住宅投資案之研究」，『營建管理季刊』，102：33-50。13.黃鈺雯，2011，「以區位可及性與區位的市場需求訂定容積率」，國立政治大學地政學系碩士論文：臺北。14.黃方欣，2013，「反共有財是悲劇嗎？—土地產權的實證結果」，國立政治大學地政學系碩士論文：臺北。15.曾禹瑄，2015，「土地開發的產權僵局─以松山二期重劃區為例」，國立政治大學地政學系碩士論文：臺北。16.鄒克萬、張曜麟，2000，「一個機率性土地發展分析模式」，『台灣土地科學學報』，1：51-66。17.劉小蘭、高平洲，2000，「容積獎勵對都市發展影響之研究─以臺北市為例」，『2000年中華民國住宅學會第九屆學會論文集』。18.蔡友翔，2011，「都市內部建築物重開發之影響因素-以臺北市為例」，國立政治大學地政學系碩士論文：臺北。19.邊泰明，1993，「土地使用分區大規模土地開發效果分析」，『土地經濟年刊』，4：131-150。20.羅浚杰，2008，「以賽局理論探討民間土地整合開發之地主拿翹行為」，國立臺北大學不動產與城鄉環境學系碩士論文：台北。外文參考文獻1.Adams, D. 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K., 1992, “The Analysis of Spatial Association by the Use of Distance Statistic”, Geographical Analysis, 24:189-206.18.Heller, M. A.,1998, “The Tragedy of the Anticommons: Property in the Transition from Marx toMarkets”, Harvard Law Review, 111(3):621-688.19.Heller, M.and Hills, R., 2008, “Land Assembly Districts”, Harvard Law Review, 121(6):1465-1527.20.Imrie, R.and Thomas, H., 1993, “The Limits of Property-led Regeneration”, Environment and Planning C, 11: 87-102. 21.Lin, T. C.and Evans, A., 2000, “The Relationship Between the Price of Land and Size of Plot When Plots Are Small”, Land Economics,76(3):386-394.22.Louw, E., 2008, “Land Assembly for Urban Transformation: The Case of‘s-Hertogenbosch in The Netherlands”, Land Use Policy, 25(1):69-80.23.Meen, G. P., 1995, “Cycles in Trends in UK Housing.” Discussion Papers in Urban and Regional Econonics, 114, University of Reading, Department of Economics.24.Muth R, 1969, Cities and Housing, Chicago: University of Chicago Press.25.Nelson, A. C.and Lang, R. , 2007, “The Next 100 Million”, American Planning Association.26.Shoup, D.C., 2008, “Graduated Density Zoning”, Journal of Planning Education and Research, 28(2):161-179.27.Tabuchi, Takatoshi., 1996, “Quantity Premia in Real Property Markets”, Land Economics,72(2) : 206-217.28.Tobler, W. R., 1970, “A Computer Movie Simulating Urban Growth in the Detroit Region”, Economics Geography, 46:234-240.29.Upton, G. J. G.and Fingleton B., 1985, “Spatial Data Analysis by Example. Vol.1: Point Pattern and Quantitative Data”, New York Chichester: Wiley.30.White, H., 1980, “A Heteroskedasticity-Consistent Covariance Matrix Estimator and A Direct Test for Heteroskedasticity”. Econometrica , 48:817-838.31.Wider, M.G., 1985, “Site and Situation Determinants of Land Use Change: an Empirical Example”, EconomicGeography, 61(4):332-44.32.Wong, D. W. S.and Lee. J, 2005, Spatial Analysis of Geographic Information With ArcView GIS and ArcGIS, UK: John Wiley &Sons, INC.33.Żelazowski, Konrad, 2015, “Optimal Height Of Land Development–An Economic Perspective. ”, Real Estate Management and Valuation, 23(1): 15-23.網頁參考文獻1.陳宥臻，2014年09月05日，「小基地鳥籠建案北市增多」，中時電子報，2015年8月30日。http://www.chinatimes.com/newspapers/20140905000565-260110 描述 碩士
國立政治大學
地政學系
102257021資料來源 http://thesis.lib.nccu.edu.tw/record/#G1022570211 資料類型 thesis dc.contributor.advisor 林子欽 zh_TW dc.contributor.advisor Lin, Tzu Chin en_US dc.contributor.author (作者) 林孝恩 zh_TW dc.contributor.author (作者) Lin, Siao En en_US dc.creator (作者) 林孝恩 zh_TW dc.creator (作者) Lin, Siao En en_US dc.date (日期) 2016 en_US dc.date.accessioned 3-八月-2016 10:21:36 (UTC+8) - dc.date.available 3-八月-2016 10:21:36 (UTC+8) - dc.date.issued (上傳時間) 3-八月-2016 10:21:36 (UTC+8) - dc.identifier (其他 識別碼) G1022570211 en_US dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/99629 - dc.description (描述) 碩士 zh_TW dc.description (描述) 國立政治大學 zh_TW dc.description (描述) 地政學系 zh_TW dc.description (描述) 102257021 zh_TW dc.description.abstract (摘要) 住宅開發型態之決定，除考量住宅市場的需求外，尚需考量土地市場的供給。在臺北市單筆土地面積偏小之情況下，開發者若欲進行開發，整合土地之能力將成為影響開發規模之重要因素。然而，土地之產權型態、地主行為及偏好等因素，將影響開發者的整合成本。開發者往往因基地面積之限制而變更設計，甚或放棄開發。再者，影響住宅供給之重要因素除基地面積外，亦與開發強度息息相關。因此，在土地稀少、產權複雜或地價較高之地區，開發者應會增加單位土地的資本投入量以實現規模經濟。此外，在現行法規下，開發案若符合特定標準，即可申請政策性容積獎勵，使開發強度得以超過法定容積率之限制，進而影響最終之住宅開發型態與供給數量。為印證以上之推論，本研究以臺北市民國83年至104年第三種住宅區新建住宅之使用執造為基礎，建立開發個案之資料庫。先以敘述統計及地域型空間自相關分析開發型態，結果顯示：臺北市各行政區住宅開發型態各異，且產生空間聚集之情況。整體來看，市區主要為小基地、高容積之開發型態；而郊區開發量體較大，且偏向大基地、低容積之開發型態。 再者，本研究以多元線性迴歸模型探討影響基地面積與實際容積率之因素。實證結果顯示：影響住宅基地規模之關鍵為產權條件與整合因素，且市場中的確出現土地與資本替代的情形；而政策性容積獎勵增加了替代之彈性，亦可能降低土地整合之需要。此外，為了更深入了解產權條件與開發型態間之關聯，本研究進一步將臺北市十二個行政區劃分為原單筆土地面積較小之「產權複雜區」及原單筆土地面積較大之「產權單純區」，與實際開發案之土地筆數、面積及實際容積率進行交叉分析。結果指出：相對於產權單純之地區，產權複雜地區的開發土地面積較小，且開發者將更加強土地利用之強度，使建案呈現小基地、高容積之垂直發展型態。本研究之實證結果可以印證：產權複雜增加土地整合之成本，因此開發者需透過加強土地利用，增加經濟樓高，以達土地使用之規模經濟。而若欲擴大資本開發規模，與其進行成本較高之土地整合，開發者將傾向申請政策性容積獎勵。 zh_TW dc.description.abstract (摘要) The pattern of housing development is decided by the needs of the housing market, as well as the supply of land. The plots in Taipei are overall small in size. Thus for developers, land assembly is an important factor that affects the development scale. Property rights, landlord behavior and preferences will affect the cost of land assembly, and force the developers to change design or even give up development due to the constraint of building sites size. Furthermore, important factors of the housing supply not only include the size of building sites, but also the building density. In areas where the land supply is inelastic, land prices tend to be high or property rights are complex, developers will therefore need to increase the amount of capital investment per unit of land in order to achieve economies of scale. In addition, if development projects meet certain requirements, developers can apply for floor area bonus that enable the building density to exceed the original legal limit of the floor-to-site ratio, thereby affecting the development patterns and the amount of housing supply. To verify these arguments, this study established a database of housing projects based on residential usage licenses from 1994 to 2015, and then used descriptive statistics and local spatial autocorrelation statistics to analyze housing development patterns. Results showed that development patterns varied from district to district and presented spatial clustering. On the whole, the site size was small and the building density was high in downtown area. In contrast the site size in the suburbs was relatively big, the building density was comparatively low and the amount of development was large.Furthermore, this study used regression models to explore factors affecting the size of building sites and the building density. The results showed that the key factors affecting the size of building sites were property rights and land assembly. Moreover, substitution between land and capital does occur. Nevertheless, floor area bonus increased the elasticity of substitution, and sometimes also reduced the incentive for land assembly. In order to better understand the correlation between property rights and development patterns, this study divided the twelve administrative districts of Taipei into "complex property areas" where individual plots were small, and "simple property areas" where individual plots were big, then analyzed the site size, number of land parcels and building density. The results pointed out that compared with the "simple property area", the site size was relatively small in the "complex property area", and developers would raise the intensity of land use. In consequence, buildings in "complex property area" tended to be on small sites with high density. The empirical results of this study suggested that complex property rights increased the cost of land assembly, and that led developers to increase the building density in order to achieve economies of scale of land use. However, if developers wish to create more floor areas, they tended to apply for floor area bonus rather than choose the costly land assembly. en_US dc.description.tableofcontents 第一章 緒論 1-1第一節 研究動機與目的 1-1第二節 研究架構與流程 1-4第二章 文獻回顧 2-1第一節 土地供給面分析 2-1第二節 影響開發型態之因素 2-4第三節 基地規模與都市發展 2-9第四節 小結 2-14第三章 研究設計 3-1第一節 研究範圍與資料處理 3-1第二節 研究方法 3-9第三節 迴歸模型之建立與變數選取3-12第四章 實證分析 4-1第一節 臺北市住宅開發型態分析 4-1第二節 迴歸模型實證結果與說明 4-7第五章 結論與建議 5-1第一節 結論與政策建議 5-1第二節 研究限制與後續研究 5-5參考文獻 zh_TW dc.format.extent 3140281 bytes - dc.format.mimetype application/pdf - dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G1022570211 en_US dc.subject (關鍵詞) 土地整合 zh_TW dc.subject (關鍵詞) 產權型態 zh_TW dc.subject (關鍵詞) 基地規模 zh_TW dc.subject (關鍵詞) 開發強度 zh_TW dc.subject (關鍵詞) Land Assembly en_US dc.subject (關鍵詞) Property Right en_US dc.subject (關鍵詞) Site Size en_US dc.subject (關鍵詞) Building Density en_US dc.title (題名) 臺北市住宅基地規模與開發強度 之影響因素 zh_TW dc.title (題名) The Determinants of The Site Size and Density of Buildings in Taipei en_US dc.type (資料類型) thesis en_US dc.relation.reference (參考文獻) 中文參考文獻1.行政院主計總處，2015，「國民幸福指數年報」。2.林森田，2013，「土地經濟學」，臺北：巨流政大書城。3.林左裕，2010，「不動產投資管理」，臺北：智勝文化。4.林祖嘉，2000，「住宅生產函數與要素替代彈性：CES與VES之比較」，『住宅學報』，9（1）：49-60。5.金家禾，2001，「兩岸土地開發制度與城市競爭力關係之探討」，『臺灣土地研究』，2：73-100。6.吳佳儒，2015，「鳥籠高樓–由土地供給角度論臺北市住宅開發型態變化」，國立政治大學地政學系碩士論文：臺北。7.財團法人國土規劃及不動產資訊中心，2007，「臺北市容積檢討與容積調整機制之建立案」，臺北市政府委託研究。8.財團法人國土規劃及不動產資訊中心，2010，「容積移轉制度─容積銀行操作機制可行性研究」，臺北市政府委託研究。9.許佩漩，2007，「台灣都市蔓延之影響因素分析」，國立政治大學地政學系碩士論文：臺北。10.翁維泰，2010，「捷運系統開發對土地使用與價值之影響：以可及性分析為基礎」，國立臺北大學都市計畫研究所碩士論文：台北。11.溫在弘，2015，「空間分析：方法與應用」，臺北：雙葉書廊。12.黃克明，2015，「以效用理論評比住宅投資案之研究」，『營建管理季刊』，102：33-50。13.黃鈺雯，2011，「以區位可及性與區位的市場需求訂定容積率」，國立政治大學地政學系碩士論文：臺北。14.黃方欣，2013，「反共有財是悲劇嗎？—土地產權的實證結果」，國立政治大學地政學系碩士論文：臺北。15.曾禹瑄，2015，「土地開發的產權僵局─以松山二期重劃區為例」，國立政治大學地政學系碩士論文：臺北。16.鄒克萬、張曜麟，2000，「一個機率性土地發展分析模式」，『台灣土地科學學報』，1：51-66。17.劉小蘭、高平洲，2000，「容積獎勵對都市發展影響之研究─以臺北市為例」，『2000年中華民國住宅學會第九屆學會論文集』。18.蔡友翔，2011，「都市內部建築物重開發之影響因素-以臺北市為例」，國立政治大學地政學系碩士論文：臺北。19.邊泰明，1993，「土地使用分區大規模土地開發效果分析」，『土地經濟年刊』，4：131-150。20.羅浚杰，2008，「以賽局理論探討民間土地整合開發之地主拿翹行為」，國立臺北大學不動產與城鄉環境學系碩士論文：台北。外文參考文獻1.Adams, D. 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