1. NCCU Academic Hub
  2. Publications
  3. College of Social Science
  4. Theses
  5. Item

Publications-Theses

Article View/Open

Publication Export

Google ScholarTM

NCCU Library

Citation Infomation

Related Publications in TAIR

題名 空地開發外部性對住宅土地價格影響之研究-台南市的實證分析
Spatial Externalities Impact of development of vacant land on Residential Land Prices-Evidence from Tainan City
作者 曾菁敏
Tseng,Ching Min
貢獻者 劉小蘭
Liu,Hsiao Lan
曾菁敏
Tseng,Ching Min
關鍵詞 空地開發
住宅土地價格
空間外部性
特徵價格模型
空間計量分析
development of vacant land
residential land prices
spatial externalities
hedonic pricing model
spatial econometric analysis
日期 2007
上傳時間 19-Sep-2009 13:16:51 (UTC+8)
摘要 人類的思考決策與行為結果，大多是依循一個明確的市場制度而為的，故市場經濟制度的重要性，就在於有利個人形成如何有效配置資源的合理預期，同時也富有約束及激勵個人行為的誘因，讓個人能在制度約束的條件下，追求自利動機的極大化。都市空地再利用及市地重劃的法令制度，就具有這樣的經濟效應，所以本研究主要在探討，在空地再利用及市地重劃制度的約束與激勵條件下，都市中的經濟人行為決策與個體互動所形成的空間外部性，其會如何反應在住宅土地價格的變動，以探討空地再利用及空地開發所產生的空間外部性對住宅土地價格之影響。本文主要包括（1）空地再利用對住宅土地價格之影響；（2）空地再利用及鄰里土地開發對新建住宅土地價格之影響；（3）空間外部性、交易成本與市地重劃對新建住宅土地價格之影響等。
首先，有關「空地再利用對住宅土地價格之影響」，本文以Geoghegan（2002）的理論模型為基礎，主要探討空地再利用所產生的開放空間效果，其對於住宅土地價格的影響分析。本文運用地理資訊系統及空間計量分析，並建立民國九十三年及九十四年住宅土地的特徵價格模型，研究對象以台南市為例。實證結果發現，公有空地再利用作為公園及臨時停車場使用，其對於住宅土地價格產生正的空間外溢效果，此表示空地再利用所產生的開放空間的外溢利益，其大於空地管理維護的外溢成本。私有空地再利用作為運動場使用，民國九十三年的外部成本大於外部利益，但於民國九十四年的外部利益大於外部成本，故就私有空地再利用的外溢效果而言，私有空地再利用作為運動場使用的外溢效果可由負向轉為正向。公有空地再利用的邊際價格較私有空地再利用的邊際價格為高，故政府應繼續推動公有空地再利用的政策，以彌補鄰里的開放空間不足。
其次，有關「空地再利用及鄰里土地開發對新建住宅土地價格之影響」，本文主要在探討空地再利用所產生的開放空間效果，及鄰里土地開發所產生的空間外溢效果，兩者對於新建住宅土地價格的影響分析，本研究範圍以台南市民國九十三年的新建住宅為對象。實證結果發現，公有空地再利用對於新建住宅土地價格具有正的空間外溢效果，此表示開放空間的外溢利益大於空地管理維護的外溢成本。鄰里土地開發作為住宅使用時，會對新建住宅土地價格形成正的空間外溢效果，但當鄰里土地開發作為工廠使用時，卻會對新建住宅土地價格形成負的空間外溢效果。最有價值的住宅土地為，開放空間數量最大化及土地開發數量的最小化，故當永久性的開放空間(如鄰里公園)、可開發性的開放空間(如公有空地再利用)數量增加，以及鄰里工廠土地開發數量減少等，其將有助提高新建住宅土地價格。
最後，有關「空間外部性、交易成本與市地重劃對新建住宅土地價格之影響」，本文主要從政府實施市地重劃有助於降低交易成本的觀點，探討政府實施市地重劃制度及建設商的土地開發行為所產生的空間外部性，其反應在新建住宅土地價格的影響。本文運用空間計量分析及地理資訊系統，並結合Box-Cox函數轉換，以建構具有空間外部性的特徵價格模型。本文研究範圍以台南市民國八十年、八十五年及九十年的新建住宅為對象。實證結果得知，空間誤差Box-Cox模型對於空間外部性提供良好的解釋力。政府實施市地重劃之後對住宅土地價格具有正向外部性，且有政府參與的重劃區所反應的住宅土地邊際價格為正向關係。而建設商個體互動關係則具有正向及負向外部性，並在長期下出現由正向轉為負向之情況，此證明空間外部性會呈現相互性的現象，進而反應在新建住宅土地價格上會有增減的作用。
This study mainly assumes that development of vacant land give rise to spatial externalities from the reuse of vacant land and the institution of land readjustment. Finally, this effect will be reflected in the residential land prices. To test this hypothesis, this study applies spatial econometric and geographic information systems based on hedonic pricing model. This study mainly includes that (1) The Impact of Reusing Vacant Land on Residential Land Prices, ( 2) The Impact of Reusing Vacant Land and Neighboring Land Development on Newly-Built Residential Land Prices, ( 3) The Impact of Spatial Externalities, Transaction Costs and Land Readjustment on Newly-Built Residential Land Prices, and evidence from Tainan City in Taiwan.
First of all, about’ The Impact of Reusing Vacant Land on Residential Land Prices’, This study is based on Geoghegan’s theoretical model (2002) and focuses on open space effect of reusing vacant land on residential land prices. The data are selected from residential land prices in 2004, 2005. Empirically, I find that the reuse of publicly-owned vacant land used for green and park has positive spatial spillover effects. This means that spillover benefit of open space is more than spillover cost of vacant land management. The reuse of privately-owned vacant land used for sport has negative spatial spillover effects in 2004. The marginal price of publicly-owned vacant land is over than privately-owned vacant land. It is concluded that, the government should continue promoting the reuse of publicly-owned vacant land and used for open space of the neighborhood.
Secondly, about’ The Impact of Reusing Vacant Land and Neighboring Land Development on Newly-Built Residential Land Prices’, This study focuses on open space effect of reusing vacant land and spatial spillover effect of neighboring land development on newly-built residential land prices. The data are selected from newly-built residence in 2004. Empirically, I find that the reuse of publicly-owned vacant land has positive spatial spillover effects on newly-built residential land prices. This means that spillover benefit of open space is more than spillover cost of vacant land management. Land development used for residence has positive spatial spillover effects and used for factory has negative spatial spillover effects in a neighborhood. This means that more the reuse of publicly-owned vacant land will increase newly-built residential land prices, while more land development used for factory will decrease newly-built residential land prices in a neighborhood.
Finally, about’ The Impact of Spatial Externalities, Transaction Costs and Land Readjustment on Newly-Built Residential Land Prices’, This Study mainly assumes that land readjustment can reduce transaction costs in terms of the spatial externalities from developers’ behavior and the institution of land readjustment. This effect will be reflected in the newly-built residential land prices. To test this hypothesis, I apply spatial econometric analysis and geographic information systems based on the Box-Cox hedonic pricing model. The data are selected from newly-built residence from between 1991, 1996 and 2001. Empirically, I find that the spatial error Box-Cox model is appropriate for engaging in spatial externalities analysis. This is because the results show that land readjustment gives rise to positive spatial externalities on newly-built residential land prices and the marginal price of residential land in areas where land readjustment takes place is also positive. The effects of developers’ interactions give rise to positive spatial externalities but these change to negative spatial externalities in relation to newly-built residential land prices in the long term. It is concluded that, land readjustment as implemented by the government really does contribute to reducing uncertainty in the land development process, and also reduces transaction costs between construction practitioners and landlords.
參考文獻 一、中文文獻
王明蘅、羅瑾瑜、鄭乃夫，2005，『台南市都市景觀白皮書－台南市府城再生系列叢書』第2期，台南：台南市政府。
吳容明，1990，「市地重劃效益分析及其評估模式之研究」，國立政治大學地政研究所博士論文：台北。
林子欽，2004，「土地市場研究的回顧與想法」，『土地問題研究季刊』，3(3):31-41。
林英彥，1980，「台灣地區之市地重劃」，『台灣銀行季刊』，31:1-40。
林森田，1996，『土地經濟理論與分析』，台北：三民書局。
邱皓政，2004，『量化研究與統計分析：SPSS中文視窗版資料分析範例解析』二版，台北:五南書局。
曾菁敏，2006，「空地再利用及鄰里土地開發對新建住宅土地價格影響之研究—台南市之觀察與實證」，『規劃學報』，33:21-38。
曾菁敏，2008，「空間外部性、交易成本與市地重劃對住宅土地價格影響之研究－台南市的實證分析」，『住宅學報』，17(1):23-50。（TSSCI）
黃紹東，2004，「台南市東區住宅價格之空間自我迴歸分析」，國立成功大學都市計劃研究所碩士論文：台南。
黃瓊瑩、蔡佳明，2004，「電腦輔助大量估價技術—國外經驗介紹」，財團法人台灣不動產資訊中心，不動產政策:1-6。
楊宗憲，2003，「住宅市場之產品定位分析－建商推案行為之研究」，『住宅學報』，12(2):123-139。
鄒克萬、張秀玲、張曜麟，2002，「整合空間統計技術之土地大量估價方法之研究」，『都市與計劃』，29(3):395-420。
劉小蘭、陳維斌，1996，「都市發展過程之研究－以台中市為例」，『都市與計劃』，23(1):55-74。
盧現祥，2003，『西方新制度經濟學』二版，北京:中國發展出版社。
謝靜琪，1995，「市地重劃效益與負擔之研究」，國立政治大學地政研究所博士論文：台北。
謝靜琪，2003，「市地重劃之學理初探」，『台灣土地金融季刊』，40(3):15-30。
邊泰明，2003，『土地使用規劃與財產權』，台北:詹氏書局。

二、中文文獻
Abbot, A., 1997, “Of Time and Space: The Contemporary Relevance of the Chicago School.” Social Forces. 75:1149-1182.
Adams, D., C. Watkins, & M. White, 2005, Planning, Public Policy & Property Markets. Oxford: Blackwell Publishing Ltd.
Akerlof, G.A., 1997, “Social Distance and Social Decisions.” Econometrica. 65:1005-1027.
Alexander, E.R., 1992, “A Transaction Cost Theory of Planning,” Journal of the American Planning Association. 58:190-200.
Alonso, W., 1964, Location and Land Use. Cambridge：Harvard University Press.
Anas, A., R. Arnott, & K. Small, 1998, “Urban spatial structure.” Journal of Economic Literature. 36(3):1426-1464.
Anselin, L. & A. K. Bera, 1998, Spatial Dependence in Linear Regression Models with an Introduction to Spatial Econometrics, in Ullah A. & Giles D.(eds.) Handbook of Applied Economic Statistics. Marcel Dekker, New York: 237-289.
Anselin, L., 1988, Spatial Econometrics：Methods and Models. Netherlands：Kluwer Academic Publishers.
Anselin, L., 1999, Spatial Econometrics. Dallas：University of Teaxs.
Anselin, L., 2003a, Spatial Econometrics: Class Notes. Urbana: University of Illinois, http://sal.agecon.uiuc.edu.
Anselin, L., 2003b, “Spatial Externality,” International Regional Science Review. 26(2):147-152.
Anselin, L., 2005, Exploring Spatial Data with GeoDaTM：A Workbook. Urbana: Center for Spatially Integrated Social Science, http://www.csiss.org.
Baltagi, B.H. & D. Li, 2001, “LM Tests for Functional Form and Spatial Error Correlation,” International Regional Science Review. 24:194-225.
Bolitzer, B. & N.R. Netusil, 2000, “The impact of open spaces on property values in Portland, Oregon.” Journal of Environmental Management. 59:185-193.
Bowman, A. O’M. & M. A. Pagano, 2004, Terra Incognita: Vacant Land and Urban Strategies. Washington: Georgetown University Press.
Buitelaar, E., 2004, “A Transaction-Cost Analysis of The Land Development Process,” Urban Studies. 41(13):2539-2553.
Chen, Y.J., 2007, “The Environmental Externality and the Spatial Autocorrelation of Urban Housing Prices: Cases Studies of Taiwan City,” paper presented in Proceeding of The 6th China Urban Housing Conference. Beijing, China, 657-664.
Cheshire, P. & S. Sheppard, 1995, “On the price of land and the value of amenities.” Economics. 62(May):247-267.
Coase, R.H., 1937, “The Nature of The Firm,” Economica. 4:386-405.
Coase, R.H., 1960, “The Problem of Social Cost,” Journal of Law and Economics. 3:1-44.
Cropper, M.L., L.B. Deck, & K.E. Mcconnell, 1988, “On The Choice of Function Form for Hedonic Price Functions,” Review of Economics and Statistics. 70(4):668-675.
Evans, A., 1983, “The Determination of The Price of Land,” Urban Studies. 20:119-129.
Evans, A., 1999, The Land Market and Government Intervention. 3:1637-1669 in Handbook of Regional and Urban Economics. ed. Cheshire, P. & E.S. Mills. Netherlands: North-Holland.
Fujita, M., P. Krugman, & A. Venables, 1999, The Spatial Economy: Cities, Regions and International Trade. Cambridge, Mass: MIT Press.
Geoghegan, J., 2002, “The value of open space in residential land use.” Land Use Policy. 19:91-98.
Greene, W.H., 2000, Econometric Analysis. New Jersey :Prentice-Hall.
Harvey, J., 2000, Urban Land Economics. London: Macmillan Press Ltd.
Heikkila, E.J., 2000, The Economics of Planning. New Brunswick: Center for Urban Policy Research.
Hill, C.R., W.E. Griffiths, & G.G. Judge, 1997, Undergraduate Econometrics. New York: John Wiley & Sons.
Hoch, I., & P. Waddell, 1993, “ Apartment rents：another challenge to the monocentric model.” Geographical Analysis. 25(1):20-32.
Irwin, E.G. & N.E. Bockstael, 2002, “Interacting Agents, Spatial Externalities and the Evolution of Residential Land Use Patterns,” Journal of Economic Geography. 2:31-54.
Jenks, M., E. Burton, & K. Williams, 1996, The Compact City: A Sustainable Urban Form?. London: E & FN Spon.
Kasper, W., & M.E. Streit, 1998, Institutional Economics: Social Order and Public Policy. Cheltenham: Edward Elgar.
Kim, C.W., T.T. Phipps, & L. Anselin, 2003, “Measuring The Benefits of Air Quality Improvement: A Spatial Hedonic Approach,” Journal of Environmental Economics and Management. 45:24-39.
Kitchen, J.W. & W.S. Hendon, 1967, “Land values adjacent to an urban neighborhood park.” Land Economics. 43(3):357-361.
Lai, L.W.C., 1994, “The Economics of Land-Use Zoning: A Literature Review and Analysis of The Work of Coase,” Town Planning Review. 65:77-98.
Lin, T. & A. Evans, 2000, “The Relationship between the Price of Land and Size of Plot When Plots are Small,” Land Economics. 76(3):386-394.
Luttik, J., 2000, “The value of trees, water and open spaces as reflected by house prices in the Netherlands.” Landscape and Urban Planning. 48:161-167.
McMillen, D., 1996, “One hundren fifty years of land values in Chicago：a nonparametric approach.” Journal of Urban Economics. 40: 100-124.
Meen, G., 1996, “Spatial Aggregation, Spatial Dependence and Predictability in the UK Housing Market,” Housing Studies. 11(3):345-372.
Mills, D., 1981, “Growth, speculation, and sprawl in a monocentric city.” Journal of Urban Economics. 10:201-226.
Mills, D., 1989, “Is Zoning A Negative-Sum Game?,” Land Economics. 65(1):1-12.
Moran, P.A.P., 1948, “The Interpretation of Statistical Maps,” Journal of The Royal Statistical Society Series B. 10:243-251.
Morancho, A.B., 2003, “A hedonic valuation of urban green areas.” Landscape and Urban Planning. 66:35-41.
Muth, R.F., 1969, Cities and Housing. Chicago：University of Chicago.
Neutze, G.M., 1987, “The Supply of Land for A Particular Use,” Urban Studies. 24:379-388.
North, D.C., 1990, Institution, Institutional Change and Economic Performance. Cambridge: Cambridge University Press.
Ohls, J.C. & D. Pines, 1975, “Discountinuous Urban Development and Efficiency,” Land Economics. 51:224-234.
Ord, J., 1975, “Estimation Methods for Models of Spatial Interaction.” Journal of the American Statistical Association. 70:120-126.
Pagano, M.A. & A. O. Bowman, 2000, “ Vacant Land in Cities：An Urban Resource, ” The Brookings Institution. Dec:1-9.
Pearce, B.J., 1984, “Property Right vs Development Control: A Preliminary Evaluation of Alternative Planning Policy Instrument,” Town Planning Review. 52(1):47-60.
Pigou, A. C., 1952, The Economics of Welfare. 4th edition. London, U.K.: MacMillan.
Rosen, S., 1974, “Hedonic price and implicit markets: product differentiation in pure competition.” Journal of Political Economy. 82(1):34-55.
Sampson, R.J., J.D. Morenoff, & T. Gannon-Rowley, 2002, “Assessing “neighborhood effects”: Social Processes and New Directions in Research.” Annual Review of Sociology. 28:443-478.
Smith, V.K., P. Christine, and K. Hyun, 2002, “Treating open space as an urban amenity.” Resource and Energy Economics. 24:107-129.
Solow, R.M., 1973, “Congestion Costs and the Use of Land for Streets,” Bell Journal of Economics and Management Science. 4:602-618.
Sorensen, A., 2000, “Land Readjustment and Metropolitan Growth: an Examination of Suburban Land Development and Urban Sprawl in the Tokyo Metropolitan Area,” Progress in Planning. 53:217-330.
Sullivan, A.M., 1983, “The General Equilibrium Effects of Congestion Externalities.” Journal of Urban Economics. 14:80-104.
Sullivan, A.M., 1985, “The Pricing of Urban Services and the Spatial Distribution of Residence,” Land Economics. 61(1):17-25.
Tiebout, C.M., 1956, “A Pure Theory of Local Expenditure.” Journal of Political Economy. 64(5):416-424.
Webster, C. & L.W.C. Lai, 2003, Property Righst, Planning and Markers: Managing Spontaneous Cities. Cheltenham: Edward Elgar.
Whittle, P., 1954, “On Stationary Processes in the Plane.” Biometrika. 41:434-449.
Williamson, O.E. & S.E. Masten, 1999, The Economics of Transaction Costs. Cheltenham: Elgar Critical Writings Reader.
Williamson, O.E., 1971, “The Vertical Integration of Production: Market Failure Considerations.” American Economic Review. Papers and Proceedings 61:112-123.
描述 博士
國立政治大學
地政研究所
89257505
96
資料來源 http://thesis.lib.nccu.edu.tw/record/#G0892575051
資料類型 thesis
dc.contributor.advisor 劉小蘭zh_TW
dc.contributor.advisor Liu,Hsiao Lanen_US
dc.contributor.author (Authors) 曾菁敏zh_TW
dc.contributor.author (Authors) Tseng,Ching Minen_US
dc.creator (作者) 曾菁敏zh_TW
dc.creator (作者) Tseng,Ching Minen_US
dc.date (日期) 2007en_US
dc.date.accessioned 19-Sep-2009 13:16:51 (UTC+8)-
dc.date.available 19-Sep-2009 13:16:51 (UTC+8)-
dc.date.issued (上傳時間) 19-Sep-2009 13:16:51 (UTC+8)-
dc.identifier (Other Identifiers) G0892575051en_US
dc.identifier.uri (URI) https://nccur.lib.nccu.edu.tw/handle/140.119/37362-
dc.description (描述) 博士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) 89257505zh_TW
dc.description (描述) 96zh_TW
dc.description.abstract (摘要) 人類的思考決策與行為結果，大多是依循一個明確的市場制度而為的，故市場經濟制度的重要性，就在於有利個人形成如何有效配置資源的合理預期，同時也富有約束及激勵個人行為的誘因，讓個人能在制度約束的條件下，追求自利動機的極大化。都市空地再利用及市地重劃的法令制度，就具有這樣的經濟效應，所以本研究主要在探討，在空地再利用及市地重劃制度的約束與激勵條件下，都市中的經濟人行為決策與個體互動所形成的空間外部性，其會如何反應在住宅土地價格的變動，以探討空地再利用及空地開發所產生的空間外部性對住宅土地價格之影響。本文主要包括（1）空地再利用對住宅土地價格之影響；（2）空地再利用及鄰里土地開發對新建住宅土地價格之影響；（3）空間外部性、交易成本與市地重劃對新建住宅土地價格之影響等。
首先，有關「空地再利用對住宅土地價格之影響」，本文以Geoghegan（2002）的理論模型為基礎，主要探討空地再利用所產生的開放空間效果，其對於住宅土地價格的影響分析。本文運用地理資訊系統及空間計量分析，並建立民國九十三年及九十四年住宅土地的特徵價格模型，研究對象以台南市為例。實證結果發現，公有空地再利用作為公園及臨時停車場使用，其對於住宅土地價格產生正的空間外溢效果，此表示空地再利用所產生的開放空間的外溢利益，其大於空地管理維護的外溢成本。私有空地再利用作為運動場使用，民國九十三年的外部成本大於外部利益，但於民國九十四年的外部利益大於外部成本，故就私有空地再利用的外溢效果而言，私有空地再利用作為運動場使用的外溢效果可由負向轉為正向。公有空地再利用的邊際價格較私有空地再利用的邊際價格為高，故政府應繼續推動公有空地再利用的政策，以彌補鄰里的開放空間不足。
其次，有關「空地再利用及鄰里土地開發對新建住宅土地價格之影響」，本文主要在探討空地再利用所產生的開放空間效果，及鄰里土地開發所產生的空間外溢效果，兩者對於新建住宅土地價格的影響分析，本研究範圍以台南市民國九十三年的新建住宅為對象。實證結果發現，公有空地再利用對於新建住宅土地價格具有正的空間外溢效果，此表示開放空間的外溢利益大於空地管理維護的外溢成本。鄰里土地開發作為住宅使用時，會對新建住宅土地價格形成正的空間外溢效果，但當鄰里土地開發作為工廠使用時，卻會對新建住宅土地價格形成負的空間外溢效果。最有價值的住宅土地為，開放空間數量最大化及土地開發數量的最小化，故當永久性的開放空間(如鄰里公園)、可開發性的開放空間(如公有空地再利用)數量增加，以及鄰里工廠土地開發數量減少等，其將有助提高新建住宅土地價格。
最後，有關「空間外部性、交易成本與市地重劃對新建住宅土地價格之影響」，本文主要從政府實施市地重劃有助於降低交易成本的觀點，探討政府實施市地重劃制度及建設商的土地開發行為所產生的空間外部性，其反應在新建住宅土地價格的影響。本文運用空間計量分析及地理資訊系統，並結合Box-Cox函數轉換，以建構具有空間外部性的特徵價格模型。本文研究範圍以台南市民國八十年、八十五年及九十年的新建住宅為對象。實證結果得知，空間誤差Box-Cox模型對於空間外部性提供良好的解釋力。政府實施市地重劃之後對住宅土地價格具有正向外部性，且有政府參與的重劃區所反應的住宅土地邊際價格為正向關係。而建設商個體互動關係則具有正向及負向外部性，並在長期下出現由正向轉為負向之情況，此證明空間外部性會呈現相互性的現象，進而反應在新建住宅土地價格上會有增減的作用。		zh_TW
dc.description.abstract (摘要) This study mainly assumes that development of vacant land give rise to spatial externalities from the reuse of vacant land and the institution of land readjustment. Finally, this effect will be reflected in the residential land prices. To test this hypothesis, this study applies spatial econometric and geographic information systems based on hedonic pricing model. This study mainly includes that (1) The Impact of Reusing Vacant Land on Residential Land Prices, ( 2) The Impact of Reusing Vacant Land and Neighboring Land Development on Newly-Built Residential Land Prices, ( 3) The Impact of Spatial Externalities, Transaction Costs and Land Readjustment on Newly-Built Residential Land Prices, and evidence from Tainan City in Taiwan.
First of all, about’ The Impact of Reusing Vacant Land on Residential Land Prices’, This study is based on Geoghegan’s theoretical model (2002) and focuses on open space effect of reusing vacant land on residential land prices. The data are selected from residential land prices in 2004, 2005. Empirically, I find that the reuse of publicly-owned vacant land used for green and park has positive spatial spillover effects. This means that spillover benefit of open space is more than spillover cost of vacant land management. The reuse of privately-owned vacant land used for sport has negative spatial spillover effects in 2004. The marginal price of publicly-owned vacant land is over than privately-owned vacant land. It is concluded that, the government should continue promoting the reuse of publicly-owned vacant land and used for open space of the neighborhood.
Secondly, about’ The Impact of Reusing Vacant Land and Neighboring Land Development on Newly-Built Residential Land Prices’, This study focuses on open space effect of reusing vacant land and spatial spillover effect of neighboring land development on newly-built residential land prices. The data are selected from newly-built residence in 2004. Empirically, I find that the reuse of publicly-owned vacant land has positive spatial spillover effects on newly-built residential land prices. This means that spillover benefit of open space is more than spillover cost of vacant land management. Land development used for residence has positive spatial spillover effects and used for factory has negative spatial spillover effects in a neighborhood. This means that more the reuse of publicly-owned vacant land will increase newly-built residential land prices, while more land development used for factory will decrease newly-built residential land prices in a neighborhood.
Finally, about’ The Impact of Spatial Externalities, Transaction Costs and Land Readjustment on Newly-Built Residential Land Prices’, This Study mainly assumes that land readjustment can reduce transaction costs in terms of the spatial externalities from developers’ behavior and the institution of land readjustment. This effect will be reflected in the newly-built residential land prices. To test this hypothesis, I apply spatial econometric analysis and geographic information systems based on the Box-Cox hedonic pricing model. The data are selected from newly-built residence from between 1991, 1996 and 2001. Empirically, I find that the spatial error Box-Cox model is appropriate for engaging in spatial externalities analysis. This is because the results show that land readjustment gives rise to positive spatial externalities on newly-built residential land prices and the marginal price of residential land in areas where land readjustment takes place is also positive. The effects of developers’ interactions give rise to positive spatial externalities but these change to negative spatial externalities in relation to newly-built residential land prices in the long term. It is concluded that, land readjustment as implemented by the government really does contribute to reducing uncertainty in the land development process, and also reduces transaction costs between construction practitioners and landlords.		en_US
dc.description.tableofcontents 第一章 緒論
第一節 研究動機與目的……………………………………………... 1- 1
第二節 研究方法與流程……………………………………………... 1- 7
第二章 相關理論與文獻回顧
第一節 空間外部性相關理論………………………………………... 2- 1
第二節 空地再利用與鄰里土地開發之理論架構…………………... 2- 3
第三節 空間外部性、交易成本與市地重劃之理論架構…………... 2- 6
第四節 小結…………………………………………………………... 2-11
第三章 空間外部性與住宅土地價格之分析架構
第一節 制度、個人決策與空間外部性........................ 3- 1
第二節 空間外部性與住宅土地價格之分析架構……………………... 3- 5
第四章 空地再利用對住宅土地價格之影響
第一節 前言…………………………………………………………… 4- 1
第二節 空地再利用之實證模式與變數…………………………………… 4- 3
第三節 空地再利用之資料分析…………………………………………… 4- 8
第四節 空地再利用之實證結果分析……………………………………… 4-14
第五節 小結……………………………………………………………… 4-27
第五章 空地再利用與鄰里土地開發對新建住宅土地價格之影響
第一節 前言………………………………………………………………… 5- 1
第二節 空地再利用與鄰里土地開發之實證模式與變數………………… 5- 4
第三節 空地再利用與鄰里土地開發之資料分析………………………… 5-10
第四節 空地再利用與鄰里土地開發之實證結果分析…………………… 5-12
第五節 小結………………………………………………………………… 5-20
第六章 空間外部性、交易成本與市地重劃對新建住宅土地價格之影響
第一節 前言………………………………………………………………. 6- 1
第二節 空間外部性、交易成本與市地重劃之實證模式與變數……... 6- 3
第三節 資料說明與特徵邊際價格……………………………………... 6- 9
第四節 空間外部性、交易成本與市地重劃之實證結果分析………... 6-13
第五節 小結……………………………………………………………... 6-32
第七章 綜合分析
第一節 空地再利用與鄰里土地開發之影響分析………………….. 7- 1
第二節 市地重劃制度調節空間外部性與交易成本之影響分析.... 7- 5
第三節 小結................................. 7- 10
第八章 結論與建議
第一節 結論………………………………………………………... 8- 1
第二節 建議………………………………………………………... 8- 5
參考文獻……….………………………………………………………...參1		zh_TW
dc.format.extent 118901 bytes-
dc.format.extent 156521 bytes-
dc.format.extent 180123 bytes-
dc.format.extent 198269 bytes-
dc.format.extent 270036 bytes-
dc.format.extent 362288 bytes-
dc.format.extent 473657 bytes-
dc.format.extent 779118 bytes-
dc.format.extent 414909 bytes-
dc.format.extent 688297 bytes-
dc.format.extent 300838 bytes-
dc.format.extent 213582 bytes-
dc.format.extent 251690 bytes-
dc.format.mimetype application/pdf-
dc.format.mimetype application/pdf-
dc.format.mimetype application/pdf-
dc.format.mimetype application/pdf-
dc.format.mimetype application/pdf-
dc.format.mimetype application/pdf-
dc.format.mimetype application/pdf-
dc.format.mimetype application/pdf-
dc.format.mimetype application/pdf-
dc.format.mimetype application/pdf-
dc.format.mimetype application/pdf-
dc.format.mimetype application/pdf-
dc.format.mimetype application/pdf-
dc.language.iso en_US-
dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0892575051en_US
dc.subject (關鍵詞) 空地開發zh_TW
dc.subject (關鍵詞) 住宅土地價格zh_TW
dc.subject (關鍵詞) 空間外部性zh_TW
dc.subject (關鍵詞) 特徵價格模型zh_TW
dc.subject (關鍵詞) 空間計量分析zh_TW
dc.subject (關鍵詞) development of vacant landen_US
dc.subject (關鍵詞) residential land pricesen_US
dc.subject (關鍵詞) spatial externalitiesen_US
dc.subject (關鍵詞) hedonic pricing modelen_US
dc.subject (關鍵詞) spatial econometric analysisen_US
dc.title (題名) 空地開發外部性對住宅土地價格影響之研究-台南市的實證分析zh_TW
dc.title (題名) Spatial Externalities Impact of development of vacant land on Residential Land Prices-Evidence from Tainan Cityen_US
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) 王明蘅、羅瑾瑜、鄭乃夫，2005，『台南市都市景觀白皮書－台南市府城再生系列叢書』第2期，台南：台南市政府。zh_TW
dc.relation.reference (參考文獻) 吳容明，1990，「市地重劃效益分析及其評估模式之研究」，國立政治大學地政研究所博士論文：台北。zh_TW
dc.relation.reference (參考文獻) 林子欽，2004，「土地市場研究的回顧與想法」，『土地問題研究季刊』，3(3):31-41。zh_TW
dc.relation.reference (參考文獻) 林英彥，1980，「台灣地區之市地重劃」，『台灣銀行季刊』，31:1-40。zh_TW
dc.relation.reference (參考文獻) 林森田，1996，『土地經濟理論與分析』，台北：三民書局。zh_TW
dc.relation.reference (參考文獻) 邱皓政，2004，『量化研究與統計分析：SPSS中文視窗版資料分析範例解析』二版，台北:五南書局。zh_TW
dc.relation.reference (參考文獻) 曾菁敏，2006，「空地再利用及鄰里土地開發對新建住宅土地價格影響之研究—台南市之觀察與實證」，『規劃學報』，33:21-38。zh_TW
dc.relation.reference (參考文獻) 曾菁敏，2008，「空間外部性、交易成本與市地重劃對住宅土地價格影響之研究－台南市的實證分析」，『住宅學報』，17(1):23-50。（TSSCI）zh_TW
dc.relation.reference (參考文獻) 黃紹東，2004，「台南市東區住宅價格之空間自我迴歸分析」，國立成功大學都市計劃研究所碩士論文：台南。zh_TW
dc.relation.reference (參考文獻) 黃瓊瑩、蔡佳明，2004，「電腦輔助大量估價技術—國外經驗介紹」，財團法人台灣不動產資訊中心，不動產政策:1-6。zh_TW
dc.relation.reference (參考文獻) 楊宗憲，2003，「住宅市場之產品定位分析－建商推案行為之研究」，『住宅學報』，12(2):123-139。zh_TW
dc.relation.reference (參考文獻) 鄒克萬、張秀玲、張曜麟，2002，「整合空間統計技術之土地大量估價方法之研究」，『都市與計劃』，29(3):395-420。zh_TW
dc.relation.reference (參考文獻) 劉小蘭、陳維斌，1996，「都市發展過程之研究－以台中市為例」，『都市與計劃』，23(1):55-74。zh_TW
dc.relation.reference (參考文獻) 盧現祥，2003，『西方新制度經濟學』二版，北京:中國發展出版社。zh_TW
dc.relation.reference (參考文獻) 謝靜琪，1995，「市地重劃效益與負擔之研究」，國立政治大學地政研究所博士論文：台北。zh_TW
dc.relation.reference (參考文獻) 謝靜琪，2003，「市地重劃之學理初探」，『台灣土地金融季刊』，40(3):15-30。zh_TW
dc.relation.reference (參考文獻) 邊泰明，2003，『土地使用規劃與財產權』，台北:詹氏書局。zh_TW
dc.relation.reference (參考文獻) zh_TW
dc.relation.reference (參考文獻) 二、中文文獻zh_TW
dc.relation.reference (參考文獻) Abbot, A., 1997, “Of Time and Space: The Contemporary Relevance of the Chicago School.” Social Forces. 75:1149-1182.zh_TW
dc.relation.reference (參考文獻) Adams, D., C. Watkins, & M. White, 2005, Planning, Public Policy & Property Markets. Oxford: Blackwell Publishing Ltd.zh_TW
dc.relation.reference (參考文獻) Akerlof, G.A., 1997, “Social Distance and Social Decisions.” Econometrica. 65:1005-1027.zh_TW
dc.relation.reference (參考文獻) Alexander, E.R., 1992, “A Transaction Cost Theory of Planning,” Journal of the American Planning Association. 58:190-200.zh_TW
dc.relation.reference (參考文獻) Alonso, W., 1964, Location and Land Use. Cambridge：Harvard University Press.zh_TW
dc.relation.reference (參考文獻) Anas, A., R. Arnott, & K. Small, 1998, “Urban spatial structure.” Journal of Economic Literature. 36(3):1426-1464.zh_TW
dc.relation.reference (參考文獻) Anselin, L. & A. K. Bera, 1998, Spatial Dependence in Linear Regression Models with an Introduction to Spatial Econometrics, in Ullah A. & Giles D.(eds.) Handbook of Applied Economic Statistics. Marcel Dekker, New York: 237-289.zh_TW
dc.relation.reference (參考文獻) Anselin, L., 1988, Spatial Econometrics：Methods and Models. Netherlands：Kluwer Academic Publishers.zh_TW
dc.relation.reference (參考文獻) Anselin, L., 1999, Spatial Econometrics. Dallas：University of Teaxs.zh_TW
dc.relation.reference (參考文獻) Anselin, L., 2003a, Spatial Econometrics: Class Notes. Urbana: University of Illinois, http://sal.agecon.uiuc.edu.zh_TW
dc.relation.reference (參考文獻) Anselin, L., 2003b, “Spatial Externality,” International Regional Science Review. 26(2):147-152.zh_TW
dc.relation.reference (參考文獻) Anselin, L., 2005, Exploring Spatial Data with GeoDaTM：A Workbook. Urbana: Center for Spatially Integrated Social Science, http://www.csiss.org.zh_TW
dc.relation.reference (參考文獻) Baltagi, B.H. & D. Li, 2001, “LM Tests for Functional Form and Spatial Error Correlation,” International Regional Science Review. 24:194-225.zh_TW
dc.relation.reference (參考文獻) Bolitzer, B. & N.R. Netusil, 2000, “The impact of open spaces on property values in Portland, Oregon.” Journal of Environmental Management. 59:185-193.zh_TW
dc.relation.reference (參考文獻) Bowman, A. O’M. & M. A. Pagano, 2004, Terra Incognita: Vacant Land and Urban Strategies. Washington: Georgetown University Press.zh_TW
dc.relation.reference (參考文獻) Buitelaar, E., 2004, “A Transaction-Cost Analysis of The Land Development Process,” Urban Studies. 41(13):2539-2553.zh_TW
dc.relation.reference (參考文獻) Chen, Y.J., 2007, “The Environmental Externality and the Spatial Autocorrelation of Urban Housing Prices: Cases Studies of Taiwan City,” paper presented in Proceeding of The 6th China Urban Housing Conference. Beijing, China, 657-664.zh_TW
dc.relation.reference (參考文獻) Cheshire, P. & S. Sheppard, 1995, “On the price of land and the value of amenities.” Economics. 62(May):247-267.zh_TW
dc.relation.reference (參考文獻) Coase, R.H., 1937, “The Nature of The Firm,” Economica. 4:386-405.zh_TW
dc.relation.reference (參考文獻) Coase, R.H., 1960, “The Problem of Social Cost,” Journal of Law and Economics. 3:1-44.zh_TW
dc.relation.reference (參考文獻) Cropper, M.L., L.B. Deck, & K.E. Mcconnell, 1988, “On The Choice of Function Form for Hedonic Price Functions,” Review of Economics and Statistics. 70(4):668-675.zh_TW
dc.relation.reference (參考文獻) Evans, A., 1983, “The Determination of The Price of Land,” Urban Studies. 20:119-129.zh_TW
dc.relation.reference (參考文獻) Evans, A., 1999, The Land Market and Government Intervention. 3:1637-1669 in Handbook of Regional and Urban Economics. ed. Cheshire, P. & E.S. Mills. Netherlands: North-Holland.zh_TW
dc.relation.reference (參考文獻) Fujita, M., P. Krugman, & A. Venables, 1999, The Spatial Economy: Cities, Regions and International Trade. Cambridge, Mass: MIT Press.zh_TW
dc.relation.reference (參考文獻) Geoghegan, J., 2002, “The value of open space in residential land use.” Land Use Policy. 19:91-98.zh_TW
dc.relation.reference (參考文獻) Greene, W.H., 2000, Econometric Analysis. New Jersey :Prentice-Hall.zh_TW
dc.relation.reference (參考文獻) Harvey, J., 2000, Urban Land Economics. London: Macmillan Press Ltd.zh_TW
dc.relation.reference (參考文獻) Heikkila, E.J., 2000, The Economics of Planning. New Brunswick: Center for Urban Policy Research.zh_TW
dc.relation.reference (參考文獻) Hill, C.R., W.E. Griffiths, & G.G. Judge, 1997, Undergraduate Econometrics. New York: John Wiley & Sons.zh_TW
dc.relation.reference (參考文獻) Hoch, I., & P. Waddell, 1993, “ Apartment rents：another challenge to the monocentric model.” Geographical Analysis. 25(1):20-32.zh_TW
dc.relation.reference (參考文獻) Irwin, E.G. & N.E. Bockstael, 2002, “Interacting Agents, Spatial Externalities and the Evolution of Residential Land Use Patterns,” Journal of Economic Geography. 2:31-54.zh_TW
dc.relation.reference (參考文獻) Jenks, M., E. Burton, & K. Williams, 1996, The Compact City: A Sustainable Urban Form?. London: E & FN Spon.zh_TW
dc.relation.reference (參考文獻) Kasper, W., & M.E. Streit, 1998, Institutional Economics: Social Order and Public Policy. Cheltenham: Edward Elgar.zh_TW
dc.relation.reference (參考文獻) Kim, C.W., T.T. Phipps, & L. Anselin, 2003, “Measuring The Benefits of Air Quality Improvement: A Spatial Hedonic Approach,” Journal of Environmental Economics and Management. 45:24-39.zh_TW
dc.relation.reference (參考文獻) Kitchen, J.W. & W.S. Hendon, 1967, “Land values adjacent to an urban neighborhood park.” Land Economics. 43(3):357-361.zh_TW
dc.relation.reference (參考文獻) Lai, L.W.C., 1994, “The Economics of Land-Use Zoning: A Literature Review and Analysis of The Work of Coase,” Town Planning Review. 65:77-98.zh_TW
dc.relation.reference (參考文獻) Lin, T. & A. Evans, 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) Luttik, J., 2000, “The value of trees, water and open spaces as reflected by house prices in the Netherlands.” Landscape and Urban Planning. 48:161-167.zh_TW
dc.relation.reference (參考文獻) McMillen, D., 1996, “One hundren fifty years of land values in Chicago：a nonparametric approach.” Journal of Urban Economics. 40: 100-124.zh_TW
dc.relation.reference (參考文獻) Meen, G., 1996, “Spatial Aggregation, Spatial Dependence and Predictability in the UK Housing Market,” Housing Studies. 11(3):345-372.zh_TW
dc.relation.reference (參考文獻) Mills, D., 1981, “Growth, speculation, and sprawl in a monocentric city.” Journal of Urban Economics. 10:201-226.zh_TW
dc.relation.reference (參考文獻) Mills, D., 1989, “Is Zoning A Negative-Sum Game?,” Land Economics. 65(1):1-12.zh_TW
dc.relation.reference (參考文獻) Moran, P.A.P., 1948, “The Interpretation of Statistical Maps,” Journal of The Royal Statistical Society Series B. 10:243-251.zh_TW
dc.relation.reference (參考文獻) Morancho, A.B., 2003, “A hedonic valuation of urban green areas.” Landscape and Urban Planning. 66:35-41.zh_TW
dc.relation.reference (參考文獻) Muth, R.F., 1969, Cities and Housing. Chicago：University of Chicago.zh_TW
dc.relation.reference (參考文獻) Neutze, G.M., 1987, “The Supply of Land for A Particular Use,” Urban Studies. 24:379-388.zh_TW
dc.relation.reference (參考文獻) North, D.C., 1990, Institution, Institutional Change and Economic Performance. Cambridge: Cambridge University Press.zh_TW
dc.relation.reference (參考文獻) Ohls, J.C. & D. Pines, 1975, “Discountinuous Urban Development and Efficiency,” Land Economics. 51:224-234.zh_TW
dc.relation.reference (參考文獻) Ord, J., 1975, “Estimation Methods for Models of Spatial Interaction.” Journal of the American Statistical Association. 70:120-126.zh_TW
dc.relation.reference (參考文獻) Pagano, M.A. & A. O. Bowman, 2000, “ Vacant Land in Cities：An Urban Resource, ” The Brookings Institution. Dec:1-9.zh_TW
dc.relation.reference (參考文獻) Pearce, B.J., 1984, “Property Right vs Development Control: A Preliminary Evaluation of Alternative Planning Policy Instrument,” Town Planning Review. 52(1):47-60.zh_TW
dc.relation.reference (參考文獻) Pigou, A. C., 1952, The Economics of Welfare. 4th edition. London, U.K.: MacMillan.zh_TW
dc.relation.reference (參考文獻) Rosen, S., 1974, “Hedonic price and implicit markets: product differentiation in pure competition.” Journal of Political Economy. 82(1):34-55.zh_TW
dc.relation.reference (參考文獻) Sampson, R.J., J.D. Morenoff, & T. Gannon-Rowley, 2002, “Assessing “neighborhood effects”: Social Processes and New Directions in Research.” Annual Review of Sociology. 28:443-478.zh_TW
dc.relation.reference (參考文獻) Smith, V.K., P. Christine, and K. Hyun, 2002, “Treating open space as an urban amenity.” Resource and Energy Economics. 24:107-129.zh_TW
dc.relation.reference (參考文獻) Solow, R.M., 1973, “Congestion Costs and the Use of Land for Streets,” Bell Journal of Economics and Management Science. 4:602-618.zh_TW
dc.relation.reference (參考文獻) Sorensen, A., 2000, “Land Readjustment and Metropolitan Growth: an Examination of Suburban Land Development and Urban Sprawl in the Tokyo Metropolitan Area,” Progress in Planning. 53:217-330.zh_TW
dc.relation.reference (參考文獻) Sullivan, A.M., 1983, “The General Equilibrium Effects of Congestion Externalities.” Journal of Urban Economics. 14:80-104.zh_TW
dc.relation.reference (參考文獻) Sullivan, A.M., 1985, “The Pricing of Urban Services and the Spatial Distribution of Residence,” Land Economics. 61(1):17-25.zh_TW
dc.relation.reference (參考文獻) Tiebout, C.M., 1956, “A Pure Theory of Local Expenditure.” Journal of Political Economy. 64(5):416-424.zh_TW
dc.relation.reference (參考文獻) Webster, C. & L.W.C. Lai, 2003, Property Righst, Planning and Markers: Managing Spontaneous Cities. Cheltenham: Edward Elgar.zh_TW
dc.relation.reference (參考文獻) Whittle, P., 1954, “On Stationary Processes in the Plane.” Biometrika. 41:434-449.zh_TW
dc.relation.reference (參考文獻) Williamson, O.E. & S.E. Masten, 1999, The Economics of Transaction Costs. Cheltenham: Elgar Critical Writings Reader.zh_TW
dc.relation.reference (參考文獻) Williamson, O.E., 1971, “The Vertical Integration of Production: Market Failure Considerations.” American Economic Review. Papers and Proceedings 61:112-123.zh_TW