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題名 工業區土地估價及設施資產計算研究(第三年) 作者 楊松齡;卓輝華 貢獻者 經濟部工業局
中國地政研究所;國立政治大學地政學系關鍵詞 承租轉承購;工業區土地處分策略;大量估價模式;租賃管理系統;工業區土地估價;006688措施;其他（社會） 日期 2006 上傳時間 14-Sep-2010 14:40:28 (UTC+8) 摘要 在全球化趨勢下台灣地區工業活動受到分工與專業化（specialization）的影響，造成傳統產業發展衰退並向外尋求更適合的發展區位，亦或是關廠結束營運，而取代傳統產業的無非是以技術發展為核心等能創造更多附加價值的高科技產業，也因此台灣地區傳統原有之工業區面臨1.土地價格與土地權利的挑戰以及2.由於產業結構調整所帶動工業區土地需求變動。然而在追求改善台灣原有工業區之區位條件，以適合新型態工業活動發展並加速土地利用同時，更應同時注意土地釋出使用時其價格評定問題。土地價格所代表的是區位條件與對投資者獲利保障，因此當投入成本改善如基本公共設施建設、引入同業領導者進駐及給予特別稅賦優惠等區位條件時，此種努力當回饋反應在土地價格上，以確保工業區價值。另言之，當新工業區開發時若能切合現行產業活動於區位上之需求，則不僅在工業區開發完成後能迅速達成廠商進駐目標，減少成本利息支出，在開發過程中亦應較容易獲得多方資金投資。而在各開發階段之工程設施，對土地價格貢獻程度不相同，其所能帶來土地價格所能帶來之價格提出亦不相等。對於老舊工業區是否具備更新潛力，或未來更新工業區，如何投入工程設施項目的評估考量。則為一亟待探討之課題。綜上所述，台灣工業區之發展需先建立一套完整工業區土地價格審定與評定機制，如此可適時將景氣波動反應在土地價格之上，避免用地者成本過高之現象。此外健全的工業區土地價格審定制度，設施資產需求調查及工業區等級劃分模式的建立，則為未來工業區更新、處分策略實行、及工業區土地訂價所需之相關參考依據。基此，本研究長期目標為導入市場機制靈活整體工業區開發策略，並從土地價值的分析中建立工業區開發決策模式。中期目標為使工業區訂價市場化；並以市場價格為基準，建立全國工業區分等定級的機制，透過市場面協助工業區開發類型與訂價及處分策略的評估依據。除此之外，面對開發編定中工業區土地滯銷，政府於民國91年起推動編定開發中工業區「ＯＯ六六八八」優惠出租方案，包括利澤、南科、斗六擴大、雲科及彰濱等工業區改以優惠措施處分土地，受到廠商歡迎。在以扶植產業發展考量的同時，工業區土地租金優惠調整措施的成本投入與回收評估，亦須具有財務面的分析，以降低政府編列預算支應及工業區開發管理基金之財務負擔，並擬從廠商退租及租轉購等面向探討對本措施財務影響之評估。另外，土地改以租賃的方式處理，有助於降低廠商設廠成本並減緩滯銷工業區開發成本的累積，然而在大量土地租賃的同時，為避免因出租所衍生之問題，則需建立一套有效率的管理系統，其中包括租約管理、租賃法律問題探討。在去年度的工作內容中，規劃租賃管理系統、探討租約雙方權利義務的規範及可能產生租約糾紛的處理方式已達預定進度，今年度則延續探討租約法條問題及落實租賃管理系統之建置，以達有效率之租賃管理模式。 In the trends of globalization, the industrial activities on Taiwan have been affected by division of labor and specialization that cause decline of the development of traditional industry, and thus look outward in seeking more suitable development locations, or otherwise close factories and business. The replacement of traditional industry is no other than high-tech industry that by means of technological development as the core to create more added-value. This leads Taiwan traditional industrial parks facing the following phenomena: (1) the challenge of land value and land rights, and (2) the change of land demand in industrial areas due to the industry structural adjustment. However, in pursuing the improvement of location terms for original industrial parks to accommodate new types of industrial activities and further to facilitate land use, in the mean time, we should pay more attention to the valuation issue of land value upon land releasing. Land value represents location terms and profit protection to the investors as well. Therefore, while inputting location terms such as cost to improve fundamental public facilities, inducing leading industry operators to occupy and offering special tax reimbursement, such efforts should reflect on the land value to ensure the value of the industrial zone. In another words, when developing new industrial park, developers should match the location needs of current industrial activities, not only speed up the achievement of occupation goal after the completion of industrial area, or decrease the cost and interest expenses, but also make capital investment more easier. The engineering facilities in various development phases will generate different degree of contribution to land value; not to the proposing of land value. Whether old industrial park obtains renewal potential, or how to evaluate and consider the input engineering facilities items in future renewal industrial zones, that is an urgent issue to be explored. To sum up, the development of Taiwan industrial zone should first establish a set of comprehensive mechanism to evaluate and to review land value for industrial park. In so doing, we may reflect the market ups and downs onto the land value on time, and to avoid the over-cost phenomenon for land users. In addition, the sound review system on land value of industrial area, the survey on needs of facilities assets, and the establishment of level grading model for the industrial parks are the relevant reference bases for future renewal, implementation of deposing strategies, and land value pricing for industrial areas. 關聯 9531301007
應用研究
委託研究
研究期間:950307~951231
研究經費: 4793 千元資料類型 report dc.contributor 經濟部工業局 en_US dc.contributor 中國地政研究所;國立政治大學地政學系 en_US dc.creator (作者) 楊松齡;卓輝華 zh_TW dc.date (日期) 2006 en_US dc.date.accessioned 14-Sep-2010 14:40:28 (UTC+8) - dc.date.available 14-Sep-2010 14:40:28 (UTC+8) - dc.date.issued (上傳時間) 14-Sep-2010 14:40:28 (UTC+8) - dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/43738 - dc.description.abstract (摘要) 在全球化趨勢下台灣地區工業活動受到分工與專業化（specialization）的影響，造成傳統產業發展衰退並向外尋求更適合的發展區位，亦或是關廠結束營運，而取代傳統產業的無非是以技術發展為核心等能創造更多附加價值的高科技產業，也因此台灣地區傳統原有之工業區面臨1.土地價格與土地權利的挑戰以及2.由於產業結構調整所帶動工業區土地需求變動。然而在追求改善台灣原有工業區之區位條件，以適合新型態工業活動發展並加速土地利用同時，更應同時注意土地釋出使用時其價格評定問題。土地價格所代表的是區位條件與對投資者獲利保障，因此當投入成本改善如基本公共設施建設、引入同業領導者進駐及給予特別稅賦優惠等區位條件時，此種努力當回饋反應在土地價格上，以確保工業區價值。另言之，當新工業區開發時若能切合現行產業活動於區位上之需求，則不僅在工業區開發完成後能迅速達成廠商進駐目標，減少成本利息支出，在開發過程中亦應較容易獲得多方資金投資。而在各開發階段之工程設施，對土地價格貢獻程度不相同，其所能帶來土地價格所能帶來之價格提出亦不相等。對於老舊工業區是否具備更新潛力，或未來更新工業區，如何投入工程設施項目的評估考量。則為一亟待探討之課題。綜上所述，台灣工業區之發展需先建立一套完整工業區土地價格審定與評定機制，如此可適時將景氣波動反應在土地價格之上，避免用地者成本過高之現象。此外健全的工業區土地價格審定制度，設施資產需求調查及工業區等級劃分模式的建立，則為未來工業區更新、處分策略實行、及工業區土地訂價所需之相關參考依據。基此，本研究長期目標為導入市場機制靈活整體工業區開發策略，並從土地價值的分析中建立工業區開發決策模式。中期目標為使工業區訂價市場化；並以市場價格為基準，建立全國工業區分等定級的機制，透過市場面協助工業區開發類型與訂價及處分策略的評估依據。除此之外，面對開發編定中工業區土地滯銷，政府於民國91年起推動編定開發中工業區「ＯＯ六六八八」優惠出租方案，包括利澤、南科、斗六擴大、雲科及彰濱等工業區改以優惠措施處分土地，受到廠商歡迎。在以扶植產業發展考量的同時，工業區土地租金優惠調整措施的成本投入與回收評估，亦須具有財務面的分析，以降低政府編列預算支應及工業區開發管理基金之財務負擔，並擬從廠商退租及租轉購等面向探討對本措施財務影響之評估。另外，土地改以租賃的方式處理，有助於降低廠商設廠成本並減緩滯銷工業區開發成本的累積，然而在大量土地租賃的同時，為避免因出租所衍生之問題，則需建立一套有效率的管理系統，其中包括租約管理、租賃法律問題探討。在去年度的工作內容中，規劃租賃管理系統、探討租約雙方權利義務的規範及可能產生租約糾紛的處理方式已達預定進度，今年度則延續探討租約法條問題及落實租賃管理系統之建置，以達有效率之租賃管理模式。 In the trends of globalization, the industrial activities on Taiwan have been affected by division of labor and specialization that cause decline of the development of traditional industry, and thus look outward in seeking more suitable development locations, or otherwise close factories and business. The replacement of traditional industry is no other than high-tech industry that by means of technological development as the core to create more added-value. This leads Taiwan traditional industrial parks facing the following phenomena: (1) the challenge of land value and land rights, and (2) the change of land demand in industrial areas due to the industry structural adjustment. However, in pursuing the improvement of location terms for original industrial parks to accommodate new types of industrial activities and further to facilitate land use, in the mean time, we should pay more attention to the valuation issue of land value upon land releasing. Land value represents location terms and profit protection to the investors as well. Therefore, while inputting location terms such as cost to improve fundamental public facilities, inducing leading industry operators to occupy and offering special tax reimbursement, such efforts should reflect on the land value to ensure the value of the industrial zone. In another words, when developing new industrial park, developers should match the location needs of current industrial activities, not only speed up the achievement of occupation goal after the completion of industrial area, or decrease the cost and interest expenses, but also make capital investment more easier. The engineering facilities in various development phases will generate different degree of contribution to land value; not to the proposing of land value. Whether old industrial park obtains renewal potential, or how to evaluate and consider the input engineering facilities items in future renewal industrial zones, that is an urgent issue to be explored. To sum up, the development of Taiwan industrial zone should first establish a set of comprehensive mechanism to evaluate and to review land value for industrial park. In so doing, we may reflect the market ups and downs onto the land value on time, and to avoid the over-cost phenomenon for land users. In addition, the sound review system on land value of industrial area, the survey on needs of facilities assets, and the establishment of level grading model for the industrial parks are the relevant reference bases for future renewal, implementation of deposing strategies, and land value pricing for industrial areas. en_US dc.format application/pdf en_US dc.format.extent 0 bytes - dc.format.extent 0 bytes - dc.format.extent 0 bytes - dc.format.mimetype application/pdf - dc.format.mimetype application/pdf - dc.format.mimetype application/pdf - dc.language zh-Tw en_US dc.language.iso en_US - dc.relation (關聯) 9531301007 en_US dc.relation (關聯) 應用研究 en_US dc.relation (關聯) 委託研究 en_US dc.relation (關聯) 研究期間:950307~951231 en_US dc.relation (關聯) 研究經費: 4793 千元 en_US dc.subject (關鍵詞) 承租轉承購;工業區土地處分策略;大量估價模式;租賃管理系統;工業區土地估價;006688措施;其他（社會） en_US dc.title (題名) 工業區土地估價及設施資產計算研究(第三年) zh_TW dc.type (資料類型) report en
