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題名 住宅用地地價查估之考量因素-以市地重劃區為例
作者 張昱諄
貢獻者 林森田
張昱諄
關鍵詞 市地重劃
地價查估
住宅用地
日期 2005
上傳時間 18-Sep-2009 16:17:35 (UTC+8)
摘要 市地重劃的地價查估影響到土地所有權人的費用負擔、用地負擔、土地分配及補償的權益。依據地價理念,不同的土地使用類別會有不一樣的影響地價因素,然而市地重劃地價查估所考量的影響地價因素是否與地價理念相符?市地重劃地價查估的法令規定與實務作法是否有所差異且符合地價理念?皆為本文的研究目的,而本文以個案的實證分析,檢討現行市地重劃之地價查估作法,研究結果有二:
一、市地重劃地價查估法令規定及實務作法與地價理念有落差。
法令規定內容不夠詳盡,而實務作法比法令規定更加簡略,甚至直接參酌公告土地現值或是直接推估重劃後可能之平均地價,作為重劃計畫書中概算負擔比率之依據,所以市地重劃的地價查估未因土地使用類別不同而考量個別的影響地價因素,與地價理念不符。
二、市地重劃後的地價查估未考量土地面積因素。
影響住宅用地地價的因素有可及性、臨街寬度及土地面積,而依據本文的實證研究發現,市地重劃地價查估考量了可及性及臨街因素,但是忽略土地面積大小對地價的影響,如此一來,與真正的地價曲線不同,會影響到查估的準確性。
因此本文建議市地重劃地價查估的法令規定與實務作法應該更加詳盡,並應先依土地使用分區不同而規定其影響地價之因素,且應該考量土地面積因素的影響,在土地面積變動後,地價上漲率要隨之變動以符合真正的地價曲線,才能使地價查估更具準確性而不影響相關權利人的利益。
關鍵字:市地重劃、地價查估、住宅用地
Land value assessment of Urban Land Readjustment affects landowners’ rights which include expenses burden, land burden, land distribution and compensation. In accordance with concepts of land value, different land uses will have different various factors which influence land value. However, do these factors are applied to the land value assessment in the implementation of Urban Land Readjustment? This paper intends to investigate the above question and to conduct an empirical analysis to study the current land value assessment of Urban Land Readjustment. The conclusions and suggestions are as follows:
First, the provision of law and the practice of land value assessment of Urban Land Readjustment don’t adopt the general concepts of land value. The content of laws is too rough. However, the practice of land appraisal is rougher than the provision of the law in particular to the point of different land uses.
Second, the factors which influence the land value in residential area are accessibility, width of nearby roads and land area. Land value assessment of Urban Land Readjustment does not consider the factor of land area. From the result of empirical analysis shows that land value assessment of Urban Land Readjustment does not include land area too.
Thus, this paper suggests that the provisions of law and the implementation of practice of land value assessment of Urban Land Readjustment should be more detail and define the factors according to different land uses. Besides, the laws and the practice of land value assessment should also consider the factor of land area and adjusted increasing rate of land value based on the scale of land area so that the rights of landowners won’t be damaged.

Keywords: Land Value Assessment of Urban Land Readjustment, Residential Area.
參考文獻 一、中文文獻
(1) 林惠玲、陳正倉,2002,『應用統計學』,台北:雙葉書廊有限公司。
(2) 林人和,1991,「台中市住宅地價影響因素之研究-以西區、北區為例」,政治大學地政研究所碩士論文:台北。
(3) 李亞玫,1992,「桃園市地價與距離關聯性之分析」,逢甲大學經濟學研究所碩士論文:台中。
(4) 洪寶川,1991,「影響台北市住宅用地地價因素之研究──以四行政區為例」,政治大學地政研究所博士論文:台北。
(5) 陳奉瑤,1998,「市地重劃前後地價查估方式之研究」,台南市政府出版。
(6) 黃水源,1977,「台北市土地利用與地價關係之研究」,中國文化學院地學研究所地理組碩士論文:台北。
(7) 黃錦煌,1998,「影響雲林地區土地價格關鍵因素之研究」,雲林科技大學企業管理技術研究所碩士論文:雲林。
(8) 蔡建樹譯,2002,「初級計量經濟學」,臺北市: 臺灣西書
(9) 蔡博文、許嚴燦,2002,「新一代地理資訊系統 ArcView 8.X剖析」,崧旭電腦:台北。
(10) 蔡博文、丁志堅,2005,「新一代地理資訊系統ArcView 9.X剖析」,仲琦科技。
(11) 蕭錚,1974,「土地與經濟論文集」臺北市:中國地政研究所。
(12) 辦理市地重劃工作手冊,2003,內政部編印。
二、外文文獻
(1) Amos, H. H., 1950, “Ronald Press”, Human Ecology.
(2) Asabere, P. K., and Colwell, P. F., 1985,“The Relative Lot Size Hypothesis: An Empirical Note”, Urban Studies ,22(4):355-357.
(3) Colwell, P. F. and Sirmans, C. F., 1978,“Area, Time, Centrality and the Value of Urban Land”, Land Economics ,54(NOV.):514-519.
(4) Colwell, P. F. and Scheu, T. F., 1994,. “A History of Site Valuation Rules: Functions and Empirical Evidence”, The Journal of Real Estate Research ,9(3):353-368.
(5) Colwell, P. F. and Munneke, H. J.,1997,“The Structure of Urban Land Prices”, Journal of Urban Economics ,41(3):321-326.
(6) Colwell, P. F. and Munneke, H. J., 1999,“Land Prices and Land Assembly in the CBD”, Journal of Real Estate Finance and Economics ,18(2):163-180.
(7) Dorau, H. B., 1969, “Urban Land Economics”.
(8) Ely, R.T., 1928,“Urban Land Economics”pp.509-524.
(9) Ely, R.T. and Wehrwein,G..S.,1940,“Land Economics”, pp.50-73.112-155.
(10) Haig, R. M., 1926,“Toward an Understanding of the Metropolis”, Quarterly Journal of Economics ,40(3):402-434.
(11) Han, S. S. and Basuki, A., 2001,“The Spatial Pattern of Land Vaules in Jakarta”, Urban Studies ,38(10):1841-1857.
(12) Hurd, R. M., 1970,“Principles of City Land Values” pp.1-33.
(13) Kowalski, Joseph G.. and Paraskevopoulos, C. C., 1990,“The Impact of Location on Urban Industrial Land Prices”, Journal of Urban Economics ,27(1):16-24.
(14) Lin, Tzu-Chin and Evans, A. W., 2000,“The Relationship Between the Price of Land and Size of Plot When Plots Are Small”, Land Economics ,76(3):386-394.
(15) Marshell, A., 1961,“Principles of Economics”, pp. 440-454.
(16) McMillen, D. P.,1990,“Consistent Estimation of the Urban Land Value Function”, Journal of Urban Economics ,27,pp.285-293.
(17) Ricardo,D.,1817, “The Principles of Political Economy and Taxation”,Everyman’s Library.
(18) Ratcliff, R. U.,1949,“Urban Land Economics” pp.1949.
(19) Tabuchi, T., 1996,“Quantity Premia in Real Property Markets”, Land Economics ,72(2):206-217.
(20) Tiebout, C. M.,1956, “A Pure Theory of Local Expenditures”, The Journal of Political Economy ,64(5):416-24.
(21) Thorsnes, Paul and McMillen, D. P.,1998,“Land Value and Parcel Size: A Semiparametric Analysis”,Journal of Real Estate Finance and Economics ,17(3):233-244.
(22) Thünen, J. H. V., 1826, “Isolated state:an English edition of Der isolierte Staat”, Translated by Carla M. Wartenberg, Oxford; New York : Pergamon Press,1966.
描述 碩士
國立政治大學
地政研究所
93257017
94
資料來源 http://thesis.lib.nccu.edu.tw/record/#G0093257017
資料類型 thesis
dc.contributor.advisor 林森田zh_TW
dc.contributor.author (Authors) 張昱諄zh_TW
dc.creator (作者) 張昱諄zh_TW
dc.date (日期) 2005en_US
dc.date.accessioned 18-Sep-2009 16:17:35 (UTC+8)-
dc.date.available 18-Sep-2009 16:17:35 (UTC+8)-
dc.date.issued (上傳時間) 18-Sep-2009 16:17:35 (UTC+8)-
dc.identifier (Other Identifiers) G0093257017en_US
dc.identifier.uri (URI) https://nccur.lib.nccu.edu.tw/handle/140.119/35881-
dc.description (描述) 碩士zh_TW
dc.description (描述) 國立政治大學zh_TW
dc.description (描述) 地政研究所zh_TW
dc.description (描述) 93257017zh_TW
dc.description (描述) 94zh_TW
dc.description.abstract (摘要) 市地重劃的地價查估影響到土地所有權人的費用負擔、用地負擔、土地分配及補償的權益。依據地價理念,不同的土地使用類別會有不一樣的影響地價因素,然而市地重劃地價查估所考量的影響地價因素是否與地價理念相符?市地重劃地價查估的法令規定與實務作法是否有所差異且符合地價理念?皆為本文的研究目的,而本文以個案的實證分析,檢討現行市地重劃之地價查估作法,研究結果有二:
一、市地重劃地價查估法令規定及實務作法與地價理念有落差。
法令規定內容不夠詳盡,而實務作法比法令規定更加簡略,甚至直接參酌公告土地現值或是直接推估重劃後可能之平均地價,作為重劃計畫書中概算負擔比率之依據,所以市地重劃的地價查估未因土地使用類別不同而考量個別的影響地價因素,與地價理念不符。
二、市地重劃後的地價查估未考量土地面積因素。
影響住宅用地地價的因素有可及性、臨街寬度及土地面積,而依據本文的實證研究發現,市地重劃地價查估考量了可及性及臨街因素,但是忽略土地面積大小對地價的影響,如此一來,與真正的地價曲線不同,會影響到查估的準確性。
因此本文建議市地重劃地價查估的法令規定與實務作法應該更加詳盡,並應先依土地使用分區不同而規定其影響地價之因素,且應該考量土地面積因素的影響,在土地面積變動後,地價上漲率要隨之變動以符合真正的地價曲線,才能使地價查估更具準確性而不影響相關權利人的利益。
關鍵字:市地重劃、地價查估、住宅用地
zh_TW
dc.description.abstract (摘要) Land value assessment of Urban Land Readjustment affects landowners’ rights which include expenses burden, land burden, land distribution and compensation. In accordance with concepts of land value, different land uses will have different various factors which influence land value. However, do these factors are applied to the land value assessment in the implementation of Urban Land Readjustment? This paper intends to investigate the above question and to conduct an empirical analysis to study the current land value assessment of Urban Land Readjustment. The conclusions and suggestions are as follows:
First, the provision of law and the practice of land value assessment of Urban Land Readjustment don’t adopt the general concepts of land value. The content of laws is too rough. However, the practice of land appraisal is rougher than the provision of the law in particular to the point of different land uses.
Second, the factors which influence the land value in residential area are accessibility, width of nearby roads and land area. Land value assessment of Urban Land Readjustment does not consider the factor of land area. From the result of empirical analysis shows that land value assessment of Urban Land Readjustment does not include land area too.
Thus, this paper suggests that the provisions of law and the implementation of practice of land value assessment of Urban Land Readjustment should be more detail and define the factors according to different land uses. Besides, the laws and the practice of land value assessment should also consider the factor of land area and adjusted increasing rate of land value based on the scale of land area so that the rights of landowners won’t be damaged.

Keywords: Land Value Assessment of Urban Land Readjustment, Residential Area.
en_US
dc.description.tableofcontents 第一章 緒論
第一節 研究動機與目的 1
第二節 研究方法與範圍 3
第三節 研究流程 5
第二章 文獻探討
第一節 地價理念 7
第二節 相關實證研究 14
第三節 小結 17
第三章 市地重劃地價查估考量因素之探討
第一節 法令規定與實務作法 19
第二節 比較分析 24
第三節 小結 26
第四章 實證分析
第一節 實證地區與資料 27
第二節 實證分析 35
第三節 檢討與評估 43
第四節 小結 46
第五章 綜合分析
第一節 規模大小因素 47
第二節 可及性與臨街因素 54
第三節 政策應用 56
第六章 結論與建議
第一節 結論 59
第二節 建議 61
參考文獻 63
zh_TW
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dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0093257017en_US
dc.subject (關鍵詞) 市地重劃zh_TW
dc.subject (關鍵詞) 地價查估zh_TW
dc.subject (關鍵詞) 住宅用地zh_TW
dc.title (題名) 住宅用地地價查估之考量因素-以市地重劃區為例zh_TW
dc.type (資料類型) thesisen
dc.relation.reference (參考文獻) 一、中文文獻zh_TW
dc.relation.reference (參考文獻) (1) 林惠玲、陳正倉,2002,『應用統計學』,台北:雙葉書廊有限公司。zh_TW
dc.relation.reference (參考文獻) (2) 林人和,1991,「台中市住宅地價影響因素之研究-以西區、北區為例」,政治大學地政研究所碩士論文:台北。zh_TW
dc.relation.reference (參考文獻) (3) 李亞玫,1992,「桃園市地價與距離關聯性之分析」,逢甲大學經濟學研究所碩士論文:台中。zh_TW
dc.relation.reference (參考文獻) (4) 洪寶川,1991,「影響台北市住宅用地地價因素之研究──以四行政區為例」,政治大學地政研究所博士論文:台北。zh_TW
dc.relation.reference (參考文獻) (5) 陳奉瑤,1998,「市地重劃前後地價查估方式之研究」,台南市政府出版。zh_TW
dc.relation.reference (參考文獻) (6) 黃水源,1977,「台北市土地利用與地價關係之研究」,中國文化學院地學研究所地理組碩士論文:台北。zh_TW
dc.relation.reference (參考文獻) (7) 黃錦煌,1998,「影響雲林地區土地價格關鍵因素之研究」,雲林科技大學企業管理技術研究所碩士論文:雲林。zh_TW
dc.relation.reference (參考文獻) (8) 蔡建樹譯,2002,「初級計量經濟學」,臺北市: 臺灣西書zh_TW
dc.relation.reference (參考文獻) (9) 蔡博文、許嚴燦,2002,「新一代地理資訊系統 ArcView 8.X剖析」,崧旭電腦:台北。zh_TW
dc.relation.reference (參考文獻) (10) 蔡博文、丁志堅,2005,「新一代地理資訊系統ArcView 9.X剖析」,仲琦科技。zh_TW
dc.relation.reference (參考文獻) (11) 蕭錚,1974,「土地與經濟論文集」臺北市:中國地政研究所。zh_TW
dc.relation.reference (參考文獻) (12) 辦理市地重劃工作手冊,2003,內政部編印。zh_TW
dc.relation.reference (參考文獻) 二、外文文獻zh_TW
dc.relation.reference (參考文獻) (1) Amos, H. H., 1950, “Ronald Press”, Human Ecology.zh_TW
dc.relation.reference (參考文獻) (2) Asabere, P. K., and Colwell, P. F., 1985,“The Relative Lot Size Hypothesis: An Empirical Note”, Urban Studies ,22(4):355-357.zh_TW
dc.relation.reference (參考文獻) (3) Colwell, P. F. and Sirmans, C. F., 1978,“Area, Time, Centrality and the Value of Urban Land”, Land Economics ,54(NOV.):514-519.zh_TW
dc.relation.reference (參考文獻) (4) Colwell, P. F. and Scheu, T. F., 1994,. “A History of Site Valuation Rules: Functions and Empirical Evidence”, The Journal of Real Estate Research ,9(3):353-368.zh_TW
dc.relation.reference (參考文獻) (5) Colwell, P. F. and Munneke, H. J.,1997,“The Structure of Urban Land Prices”, Journal of Urban Economics ,41(3):321-326.zh_TW
dc.relation.reference (參考文獻) (6) Colwell, P. F. and Munneke, H. J., 1999,“Land Prices and Land Assembly in the CBD”, Journal of Real Estate Finance and Economics ,18(2):163-180.zh_TW
dc.relation.reference (參考文獻) (7) Dorau, H. B., 1969, “Urban Land Economics”.zh_TW
dc.relation.reference (參考文獻) (8) Ely, R.T., 1928,“Urban Land Economics”pp.509-524.zh_TW
dc.relation.reference (參考文獻) (9) Ely, R.T. and Wehrwein,G..S.,1940,“Land Economics”, pp.50-73.112-155.zh_TW
dc.relation.reference (參考文獻) (10) Haig, R. M., 1926,“Toward an Understanding of the Metropolis”, Quarterly Journal of Economics ,40(3):402-434.zh_TW
dc.relation.reference (參考文獻) (11) Han, S. S. and Basuki, A., 2001,“The Spatial Pattern of Land Vaules in Jakarta”, Urban Studies ,38(10):1841-1857.zh_TW
dc.relation.reference (參考文獻) (12) Hurd, R. M., 1970,“Principles of City Land Values” pp.1-33.zh_TW
dc.relation.reference (參考文獻) (13) Kowalski, Joseph G.. and Paraskevopoulos, C. C., 1990,“The Impact of Location on Urban Industrial Land Prices”, Journal of Urban Economics ,27(1):16-24.zh_TW
dc.relation.reference (參考文獻) (14) Lin, Tzu-Chin and Evans, A. W., 2000,“The Relationship Between the Price of Land and Size of Plot When Plots Are Small”, Land Economics ,76(3):386-394.zh_TW
dc.relation.reference (參考文獻) (15) Marshell, A., 1961,“Principles of Economics”, pp. 440-454.zh_TW
dc.relation.reference (參考文獻) (16) McMillen, D. P.,1990,“Consistent Estimation of the Urban Land Value Function”, Journal of Urban Economics ,27,pp.285-293.zh_TW
dc.relation.reference (參考文獻) (17) Ricardo,D.,1817, “The Principles of Political Economy and Taxation”,Everyman’s Library.zh_TW
dc.relation.reference (參考文獻) (18) Ratcliff, R. U.,1949,“Urban Land Economics” pp.1949.zh_TW
dc.relation.reference (參考文獻) (19) Tabuchi, T., 1996,“Quantity Premia in Real Property Markets”, Land Economics ,72(2):206-217.zh_TW
dc.relation.reference (參考文獻) (20) Tiebout, C. M.,1956, “A Pure Theory of Local Expenditures”, The Journal of Political Economy ,64(5):416-24.zh_TW
dc.relation.reference (參考文獻) (21) Thorsnes, Paul and McMillen, D. P.,1998,“Land Value and Parcel Size: A Semiparametric Analysis”,Journal of Real Estate Finance and Economics ,17(3):233-244.zh_TW
dc.relation.reference (參考文獻) (22) Thünen, J. H. V., 1826, “Isolated state:an English edition of Der isolierte Staat”, Translated by Carla M. Wartenberg, Oxford; New York : Pergamon Press,1966.zh_TW