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題名 以區位可及性與區位的市場需求訂定容積率之研究
A study of determinating the cap of floor area ratio based on the location and accessibility
作者 黃鈺雯
貢獻者 蔡育新
黃鈺雯
關鍵詞 區位條件
可及性
容積率
特徵價格模型
模擬分析
日期 2010
上傳時間 5-十月-2011 14:47:16 (UTC+8)
摘要 於都市計畫中,容積率的訂定或容積移入區的劃定及其上限規範,其擬訂過程所需考慮的因素以及訂定方式,似乎未有明確客觀標準或指導規範;且甚少將不動產市場需求層面納入考量,而影響土地使用的經濟效率。因此,本研究目的為探討區位可及性(規劃供給面)與區位的市場需求兩者對於容積率訂定之理論關係,並提供一套容積率「分派」之方法。研究方法包括特徵價格模式與模擬分析,實證案例為2001年台北市的住宅交易資料,其來源包含台北市稅捐資料與不動產交易資料庫。模擬分析結果顯示出模擬範圍內住宅使用之預測容積率的空間分佈,可據以作為容積率訂定的標準;而預測容積與法定容積的差異於空間上的分佈情形,可分析可能作為容積移入區的劃定區位,以促進土地容積更有效率的配置。
參考文獻 一、 中文參考文獻
何東波,1994,「容積率訂定方式之比較」,『研考雙月刊』,18(2): 33-40。
吳彩珠,1996,「都市土地使用分區管制與地價相互關係之研究」,國地政治大學地政系研究所博士論文。
辛晚教,1979,「談容積管制對地價之影響」,『都市與計劃』,5(3):25-29。
卓明瑩,2007,「從公共設施服務水準之界定檢討住宅容積率之設定—以台南市虎尾寮重劃區為例」,國立成功大學都市計劃研究所碩士論文。
卓輝華,2002,「不動產總值中分離土地與建築物價格之合理性分析」,『鑑定論壇』,5:9-15。
林司,1979,「試從建築高度比之規定與道路寬度之關係,研究臺北市住宅建築之容積率與用地問題」,『都市與計劃』,5(1):73-83。
林享博,1992,「建築容積率的一個經濟模型及此模型在台北市的實證應用」,『規劃學報』,19: 1-15。
林英彥,1995,『不動產估價』八版,台北:文笙書局。
林森田,1996,『土地經濟理論與分析』,政大書城。
林聰達,2000,「地價與容積率關係之研究」,國立成功大學都市計劃學系碩士論文。
邱景升,1989,「階層式容積管制之研究」,國立成功大學都市計劃研究所碩士論文。
洪得洋、林祖嘉,1999,「台北市捷運系統與道路寬度對房屋價格影響之研究」,『住宅學報』,8:47-67。
施鴻志、邱景升,1989,「建築容積管制的實施與制定」,『都市與計劃』,16:83-96。
胡海豐,2001,「容積率管制對住宅區宗地價格的影響」,『土地經濟年刊』,12: 157-177。
張逸夫,1993,「容積率訂定的原則及方法之比較研究」,國立成功大學都市計劃研究所碩士論文。
許文昌,1988,「實施容積率對房價與地價之影響」,『人與地』,54:29–30。
梁仁旭、陳奉瑤,2009,『不動產估價』,巨流政大書城。
陳婀娜, 1989,「台北市建築容積分佈之研究」,國立成功大學都市計畫研究所碩士論文。
陳榮琪,1993,「從公共設施觀點探討容積率之研擬:以住宅區為例」,國立中興大學都市計劃研究所碩士論文。
黃南淵,1991,「建築容積實施成效檢討之研究」,內政部建築研究所委託。
鄒克萬、施鴻志、吳彩珠,1990,「都市化地區適當容積分佈方法之探討」,『都市與計劃』,17:37-54。
謝潮儀,1979,「容積管制之研擬--台北市住宅區個案分析」,『都市與計劃』,5(1):51-71。
蘇志超、林元興、劉錚錚,1977,「台北市各類使用土地市價影響因素之實證分析」,國立政治大學地政學系。
二、 外文參考文獻
Alonso W., 1964, Location and land use, Harvard University Press.
Appraisal Institute, 1996, The Appraisal of Real Estate, 11th ed.
Arendt R., 1997, “Basing cluster techniques on development densities appropriate to the area”, Journal of the American Planning Association, 63(1): 137-145.
Asabere P. K. and Colwell P. F., 1984, “Zoning and the value of urban land”, Real Estate Issue, 8: 22-27.
Bertaud A. and Brueckner J. K., 2005, “Analyzing building-height restriction: predicted impacts and welfare costs”, Regional Science and Urban Economics, 35: 109-125.
Burton E., 2000, “The compact city: just or just compact? A preliminary analysis”, Urban Studies, 37(11),: 1969–2001.
Burton E., 2002, “Measuring urban compactness in UK towns and cities”, Environment and Planning B: Planning and Design, 29: 219-250.
Case K. E. and Mayer C. J., 1996, “Housing price dynamics within a metropolitan area”, Regional Science and Urban Economics, 26: 387-407.
Diamond D. B. and Tolley G., 1982, The economics of urban amenities, Academic Press, New York.
Gloudemans R. J., 2002, “Comparison of Three Residential Regression Models: Additive, Multiplicative, and Nonlinear”, Assessment Journal, 9(4): 25-36.
Gordon D. and Vipond S., 2005, “Gross Density and New Urbanism: Comparing conventional and new urbanist suburbs in Markham, Ontario”, Journal of the American Planning Association, 71(1): 41-54.
Harrison D., Jr. and Kain J. F., 1974, “Cumulative urban growth and urban density functions”, Journal of Urban Economics, 1: 61-98.
Ihlanfeldt K. R., 2007, “The effect of land use regulation on housing and land prices”, Journal of Urban Economics, 61: 420-435.
Jenks M., Burton E. and Williams K., 1996, The compact city—A sustainable urban form? , E & FN Spon.
Joshi K. K., Kono T., 2009, “Optimization of floor area ratio regulation in a growing city”, Regional Science and Urban Economics, 39: 502-511.
Kono T., Kaneko T. and Morisugi H., 2010, “Necessity of minimum floor area ration regulation: a second-best policy”, The Annals of Regional Science, 44: 523-539.
Lancaster K. J., 1966, “A new approach to consumer theory”, Journal of Political Economy, 24: 132-157.
Lin T. C. and Jhen M. H., “Inequity of land valuation in the highly developed city of Taipei, Taiwan”, Land Use Policy, 26: 662-668.
Mark J. H. and Goldberg M. A., 1986, “A Study of the impacts of zoning on housing values over time”, Journal of Urban Economics, 20:257-273.
Master S., Riker W. and R. Rossett, 1977, “The effects of zoning and externalities on the price of land: An empirical analysis of Monroe County, New York”, Journal of Law Economics, 20: 111-132.
McDonald J. F., 1979, “An empirical test of a theory of the urban housing market”, Urban Studies, 16:291-297.
McMillen, D., and J. McDonald, 1993, “Could zoning have increased land values in Chicago?``, Journal of Urban Economics, 33: 167-188.
Mills E. S., 1967, “An aggregative model of resource allocation in a metropolitan area”, American Economic Review, 57: 197-210.
Muth R. F., 1969, Cities and housing, University of Chicago Press, Amsterdam.
Noble M. A., Noble A. G. and Costa F. J., 1993, “Floor area ratio as an urban development tool”, Land Use Policy, April: 127-139.
Peterson G., 1974, “The influence of zoning regulations on land and housing prices”, Urban Institute Working Paper, 1207-24.
Quigley J. M., Rosenthal L. A., 2005, “The effects of land use regulation on the price of housing: What do we know? What can we learn?”, Cityscape, 8(1): 69-137.
Richardson H., 1977, “On the possibility of positive rent gradients”, Journal of Urban Economics, 4:60-68.
Rosen S., 1974, “Hedonic price and implicit markets: product differentiation in pure competition”, Journal of Political Economy, 82: 34-55.
Song Y. and Knaap G. J., 2003, “New urbanism and housing values: a disaggregate assessment”, Journal of Urban Economics, 54: 218-238.
Song Y. and Knaap G. J., 2004, “Measuring Urban Form: Is Portland Winning the War on Sprawl?”, Journal of the American Planning Association, 70(2): 210-225.
Sunderman, M. A. and Birch, J. W., 2001, “Valuation of Land Using Regression Analysis”, pp. 325-339 in Valuation of Land Using Regression Analysis, edited by Wang K. and Wolverton M. L., Appraisal Institute and American Real Estate Society.
Tiebout, 1956, “A pure theory of local expenditures”, Journal of Political Economy, 64(5): 416-424.
Wheaton W. C., 1998, “Land use and density in cities with congestion”, Journal of Urban Economics, 43: 258-272.
Yacovissi W. and Kern C. R., 1995, “Location and History as Determinants of Urban Residential Density”, Journal of Urban Economics, 38: 207-220.
描述 碩士
國立政治大學
地政研究所
98257011
99
資料來源 http://thesis.lib.nccu.edu.tw/record/#G0098257011
資料類型 thesis
dc.contributor.advisor 蔡育新zh_TW
dc.contributor.author (作者) 黃鈺雯zh_TW
dc.creator (作者) 黃鈺雯zh_TW
dc.date (日期) 2010en_US
dc.date.accessioned 5-十月-2011 14:47:16 (UTC+8)-
dc.date.available 5-十月-2011 14:47:16 (UTC+8)-
dc.date.issued (上傳時間) 5-十月-2011 14:47:16 (UTC+8)-
dc.identifier (其他 識別碼) G0098257011en_US
dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/51373-
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) 98257011zh_TW
dc.description (描述) 99zh_TW
dc.description.abstract (摘要) 於都市計畫中,容積率的訂定或容積移入區的劃定及其上限規範,其擬訂過程所需考慮的因素以及訂定方式,似乎未有明確客觀標準或指導規範;且甚少將不動產市場需求層面納入考量,而影響土地使用的經濟效率。因此,本研究目的為探討區位可及性(規劃供給面)與區位的市場需求兩者對於容積率訂定之理論關係,並提供一套容積率「分派」之方法。研究方法包括特徵價格模式與模擬分析,實證案例為2001年台北市的住宅交易資料,其來源包含台北市稅捐資料與不動產交易資料庫。模擬分析結果顯示出模擬範圍內住宅使用之預測容積率的空間分佈,可據以作為容積率訂定的標準;而預測容積與法定容積的差異於空間上的分佈情形,可分析可能作為容積移入區的劃定區位,以促進土地容積更有效率的配置。zh_TW
dc.description.tableofcontents 第一章 緒論 1
第一節 研究動機與目的 1
第二節 研究內容 4
第三節 研究方法與流程 5
第二章 文獻回顧 7
第一節 理論基礎 7
第二節 地價 12
第三節 密度管制 17
第四節 容積管制 20
第五節 結論 24
第三章 研究設計 27
第一節 特徵價格模型 27
第二節 土地區位價值 44
第三節 容積率分派與模擬 49
第四章 研究成果分析 57
第一節 台北市住宅特徵價格模型 57
第二節 容積率分派結果分析 69
第三節 情境模擬結果分析 77
第五章 結論與建議 81
第一節 結論 81
第二節 建議 83
參考文獻 85
附錄:皮爾森相關分析 91
zh_TW
dc.language.iso en_US-
dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0098257011en_US
dc.subject (關鍵詞) 區位條件zh_TW
dc.subject (關鍵詞) 可及性zh_TW
dc.subject (關鍵詞) 容積率zh_TW
dc.subject (關鍵詞) 特徵價格模型zh_TW
dc.subject (關鍵詞) 模擬分析zh_TW
dc.title (題名) 以區位可及性與區位的市場需求訂定容積率之研究zh_TW
dc.title (題名) A study of determinating the cap of floor area ratio based on the location and accessibilityen_US
dc.type (資料類型) thesisen
dc.relation.reference (參考文獻) 一、 中文參考文獻zh_TW
dc.relation.reference (參考文獻) 何東波,1994,「容積率訂定方式之比較」,『研考雙月刊』,18(2): 33-40。zh_TW
dc.relation.reference (參考文獻) 吳彩珠,1996,「都市土地使用分區管制與地價相互關係之研究」,國地政治大學地政系研究所博士論文。zh_TW
dc.relation.reference (參考文獻) 辛晚教,1979,「談容積管制對地價之影響」,『都市與計劃』,5(3):25-29。zh_TW
dc.relation.reference (參考文獻) 卓明瑩,2007,「從公共設施服務水準之界定檢討住宅容積率之設定—以台南市虎尾寮重劃區為例」,國立成功大學都市計劃研究所碩士論文。zh_TW
dc.relation.reference (參考文獻) 卓輝華,2002,「不動產總值中分離土地與建築物價格之合理性分析」,『鑑定論壇』,5:9-15。zh_TW
dc.relation.reference (參考文獻) 林司,1979,「試從建築高度比之規定與道路寬度之關係,研究臺北市住宅建築之容積率與用地問題」,『都市與計劃』,5(1):73-83。zh_TW
dc.relation.reference (參考文獻) 林享博,1992,「建築容積率的一個經濟模型及此模型在台北市的實證應用」,『規劃學報』,19: 1-15。zh_TW
dc.relation.reference (參考文獻) 林英彥,1995,『不動產估價』八版,台北:文笙書局。zh_TW
dc.relation.reference (參考文獻) 林森田,1996,『土地經濟理論與分析』,政大書城。zh_TW
dc.relation.reference (參考文獻) 林聰達,2000,「地價與容積率關係之研究」,國立成功大學都市計劃學系碩士論文。zh_TW
dc.relation.reference (參考文獻) 邱景升,1989,「階層式容積管制之研究」,國立成功大學都市計劃研究所碩士論文。zh_TW
dc.relation.reference (參考文獻) 洪得洋、林祖嘉,1999,「台北市捷運系統與道路寬度對房屋價格影響之研究」,『住宅學報』,8:47-67。zh_TW
dc.relation.reference (參考文獻) 施鴻志、邱景升,1989,「建築容積管制的實施與制定」,『都市與計劃』,16:83-96。zh_TW
dc.relation.reference (參考文獻) 胡海豐,2001,「容積率管制對住宅區宗地價格的影響」,『土地經濟年刊』,12: 157-177。zh_TW
dc.relation.reference (參考文獻) 張逸夫,1993,「容積率訂定的原則及方法之比較研究」,國立成功大學都市計劃研究所碩士論文。zh_TW
dc.relation.reference (參考文獻) 許文昌,1988,「實施容積率對房價與地價之影響」,『人與地』,54:29–30。zh_TW
dc.relation.reference (參考文獻) 梁仁旭、陳奉瑤,2009,『不動產估價』,巨流政大書城。zh_TW
dc.relation.reference (參考文獻) 陳婀娜, 1989,「台北市建築容積分佈之研究」,國立成功大學都市計畫研究所碩士論文。zh_TW
dc.relation.reference (參考文獻) 陳榮琪,1993,「從公共設施觀點探討容積率之研擬:以住宅區為例」,國立中興大學都市計劃研究所碩士論文。zh_TW
dc.relation.reference (參考文獻) 黃南淵,1991,「建築容積實施成效檢討之研究」,內政部建築研究所委託。zh_TW
dc.relation.reference (參考文獻) 鄒克萬、施鴻志、吳彩珠,1990,「都市化地區適當容積分佈方法之探討」,『都市與計劃』,17:37-54。zh_TW
dc.relation.reference (參考文獻) 謝潮儀,1979,「容積管制之研擬--台北市住宅區個案分析」,『都市與計劃』,5(1):51-71。zh_TW
dc.relation.reference (參考文獻) 蘇志超、林元興、劉錚錚,1977,「台北市各類使用土地市價影響因素之實證分析」,國立政治大學地政學系。zh_TW
dc.relation.reference (參考文獻) 二、 外文參考文獻zh_TW
dc.relation.reference (參考文獻) Alonso W., 1964, Location and land use, Harvard University Press.zh_TW
dc.relation.reference (參考文獻) Appraisal Institute, 1996, The Appraisal of Real Estate, 11th ed.zh_TW
dc.relation.reference (參考文獻) Arendt R., 1997, “Basing cluster techniques on development densities appropriate to the area”, Journal of the American Planning Association, 63(1): 137-145.zh_TW
dc.relation.reference (參考文獻) Asabere P. K. and Colwell P. F., 1984, “Zoning and the value of urban land”, Real Estate Issue, 8: 22-27.zh_TW
dc.relation.reference (參考文獻) Bertaud A. and Brueckner J. K., 2005, “Analyzing building-height restriction: predicted impacts and welfare costs”, Regional Science and Urban Economics, 35: 109-125.zh_TW
dc.relation.reference (參考文獻) Burton E., 2000, “The compact city: just or just compact? A preliminary analysis”, Urban Studies, 37(11),: 1969–2001.zh_TW
dc.relation.reference (參考文獻) Burton E., 2002, “Measuring urban compactness in UK towns and cities”, Environment and Planning B: Planning and Design, 29: 219-250.zh_TW
dc.relation.reference (參考文獻) Case K. E. and Mayer C. J., 1996, “Housing price dynamics within a metropolitan area”, Regional Science and Urban Economics, 26: 387-407.zh_TW
dc.relation.reference (參考文獻) Diamond D. B. and Tolley G., 1982, The economics of urban amenities, Academic Press, New York.zh_TW
dc.relation.reference (參考文獻) Gloudemans R. J., 2002, “Comparison of Three Residential Regression Models: Additive, Multiplicative, and Nonlinear”, Assessment Journal, 9(4): 25-36.zh_TW
dc.relation.reference (參考文獻) Gordon D. and Vipond S., 2005, “Gross Density and New Urbanism: Comparing conventional and new urbanist suburbs in Markham, Ontario”, Journal of the American Planning Association, 71(1): 41-54.zh_TW
dc.relation.reference (參考文獻) Harrison D., Jr. and Kain J. F., 1974, “Cumulative urban growth and urban density functions”, Journal of Urban Economics, 1: 61-98.zh_TW
dc.relation.reference (參考文獻) Ihlanfeldt K. R., 2007, “The effect of land use regulation on housing and land prices”, Journal of Urban Economics, 61: 420-435.zh_TW
dc.relation.reference (參考文獻) Jenks M., Burton E. and Williams K., 1996, The compact city—A sustainable urban form? , E & FN Spon.zh_TW
dc.relation.reference (參考文獻) Joshi K. K., Kono T., 2009, “Optimization of floor area ratio regulation in a growing city”, Regional Science and Urban Economics, 39: 502-511.zh_TW
dc.relation.reference (參考文獻) Kono T., Kaneko T. and Morisugi H., 2010, “Necessity of minimum floor area ration regulation: a second-best policy”, The Annals of Regional Science, 44: 523-539.zh_TW
dc.relation.reference (參考文獻) Lancaster K. J., 1966, “A new approach to consumer theory”, Journal of Political Economy, 24: 132-157.zh_TW
dc.relation.reference (參考文獻) Lin T. C. and Jhen M. H., “Inequity of land valuation in the highly developed city of Taipei, Taiwan”, Land Use Policy, 26: 662-668.zh_TW
dc.relation.reference (參考文獻) Mark J. H. and Goldberg M. A., 1986, “A Study of the impacts of zoning on housing values over time”, Journal of Urban Economics, 20:257-273.zh_TW
dc.relation.reference (參考文獻) Master S., Riker W. and R. Rossett, 1977, “The effects of zoning and externalities on the price of land: An empirical analysis of Monroe County, New York”, Journal of Law Economics, 20: 111-132.zh_TW
dc.relation.reference (參考文獻) McDonald J. F., 1979, “An empirical test of a theory of the urban housing market”, Urban Studies, 16:291-297.zh_TW
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