住宅價格，在自由市場機制的放任下不斷攀升，政府以「分開計價」策略介入市場，揭露產權分配資訊，目的在保障消費者，避免購置過多的「虛坪」，並降低住宅價格負擔。本文試圖從產權分配的基本面，以「分開計價」政策，來探討房價與「虛坪」之間的關係問題，不同以往文獻以政治、社會與經濟面來分析高房價問題。如何分開、如何計價、又何謂虛坪，為本文研究動機。 如何分開產權的研究顯示，「專有部分」與「共有部分」需有合理規劃原則，方能免於購置虛坪。其方法宜採用「共有部分」五項目分配法，將共有部分之小公共設施、大公共設施、機車位、車道與車位分別單獨登記建號，再依主建物比例來合理分配共有部分；應禁止使用之分配規劃方式分別為：(1)地上層與地下層二分法、(2)各棟小公混合後再分配法、(3)機房併入主建物分法。 如何分開計價的推演方法顯示，除分析階層程序法不適用外，其建築體積成本法、蒐集與檢驗市場法，都在可接受範圍內。研究也顯示，虛坪雨遮准予登記但不予計價，符合市場、供給成本與需求認知。此外，僅以主建物計價，符合需求者的期待，並與國外僅以「專有部分」計價概念相符，資料顯示，國外不動產每單位的價格，乘上72.86%後為本國價格，此結果將可降低研究國內外不動產價格比較上的估價誤差。因此，產權「主建物比」較「公設比」資訊的揭露，更能避免購置過多「虛坪」，降低住宅價格負擔。 / The government adapts a policy of “separated prices in property rights” to reveal the secrets under distribution planning of property right, aiming to protect consumer from buying too much” virtual property rights” and in order to reduce housing burden. This study starts from a fundamental aspect in distribution planning of property rights to figure out the relationship between housing prices and virtual property rights, which is different from the political, social, and economical-based in history dissertations. Motivations of this study are to analyze what virtual property is and to explain how to separate and count the price of property. This research indicates that property distribution should be reasonably arranged in private units and public elements. Thus, problem of virtual property rights is avoided. The distribution method is followed: The entire public property rights should be detailed separately planning as an individual public facilities, large public facilities, motorbike parking, car parking, and basement driveway to the ground floor’s area. Completely inappropriate approaches are to merely separate on the floor or the basement space, and the machine room belongs to main building. Except analytical hierarchy process method, cost approach of building volume method and collect-check method are appropriate in applying separated prices in property rights. Moreover, the virtual property rights of rain cover cannot be charged but be registered. It corresponds with the situation of market pricing, supply costs and demand. The concept of charging merely in main private units reaches the expectation of the demanders, which equals to the foreign concept. According to data, in Taiwan, per unit real estate price is 72.86% times to foreign one. This result will reduce the mistakes of estimation in comparing prices. Consequently, the more information about ratio of main private units is revealed than public elements one , the less expense consumers have to face.

台北市自民國72年起，公佈實施土地使用分區管制規則以來，至今已十幾年，但對於住宅區之環境品質並無明顯改善，反而突顯實施土地使用分區之分組及允許使用組別的問題，究其原因，是法規制定太偏於混合使用及允許使用組別太多。尤其附條件允許組別更為嚴重，幾乎與商業區差不多，而其中產生一些行業別與住宅不相容的情形。 有鑑於此，本研究乃期望透過混合使用相關研究回顧遴選出適當之評估指標項目，再收集專家學者對評估指標之意見，進行修正所遴選之評估指標，作為混合使用環境品質之評估基礎。在其中發現混合使用評估指標相對權重以「守望相助與警衛」權重最大、其次是「購物方便性」、第三為「餐飲方便性」。而「垃圾收集」與「污水排放問題」之小指標相對權重較小。由此不難理解，在專家的觀念裡混合使用之居住環境需以居住安全性之「守望相助與警衛」為第一考量，然後才能考慮混合使用生活之便利性。 由以上所建構之評估指標，經收集居民的意見與專家之賦予權重之後，經整理計算後，所得到評估指數正負得知，混合使用環境品質評估指標中以「寧便居住環境」、「公共安全」之指數呈現正值，而「環境污染公害」為負值，將其大指標之指數加總，發現總值為正數，得知混合使用之居住環境可能是好處多於壞處。 得知評估指標之指數大小之後，筆者再建立相容性行業別操作方式，進行計算行業別之評估指數大小，並建立數學模式，發現行業別之指數總和越大，代表居民與專家愈能接受該行業。負面值越大表示排斥性越大。同時可理解相容性越高之行業對環境影響越少，且對生活機能幫助越大。進而可透過行業別之排序，依混合使用環境品質需求，再訂定不同混合標準，以塑造不同等級之居住環境。 另在新、舊地區之實證過程中得知；混合使用的行業會因道路寬度、區位而有不同混合比例，其中立體混合也與平面混合成正相關。而從實際新、舊地區之業種調查發現，在大安區之業種是屬於都市型，而在萬華區之業種是屬於鄰里型。 綜合言之；本研究透過相關理論回顧與分析，所建立住宅區土地混合使用之評估指標，作為相容性之行業別判斷依據。在其中發現行業別之相容性，可依本研究所擬之評估指標判斷業別對居住環境的影響情形，同時可透指數分析再訂定業種相容性標準，而進行衡量評估指標與行業別之相關性計算。尤其在行業別設立時，將可能對住宅使用產生正面或負面影響情形，以指標的方式表達；如行業別是否產生噪音振動、垃圾處理方式、停車問題、空氣污染..等等問題，儘可能再設有評估標準。待相容性行業別執行一段時間後，依執行情形來修正評估標準，以利後續土地混合使用業種相容性之參考。 / Since the announcement and execution of the Zoning Act of Taipei Metropolitan in 1983, there is no obvious improvement on the living quality in the residential areas. Conversely, there are some issues on the usage classification and permitted usage categories. After further research, it’s found that the Zoning Act biased on the mixed-use, which permitted too much usage in one category. The most serious one was the permitted usage in its appendix, which made the usage of residential area almost the same as the commercial area. After researching on the related documents on mixed-use, the study emerged the appropriate evaluation indicators. Then collecting the experts’ comments, the study modified evaluation indicators accordingly, which formed the bases of environmental evaluation of mixed-use. In between, the relative importance of top three indicators was ranked as “residents’ mutual help and guard”, “shopping convenience” and “dinning convenience”. Both “trash collection” and “waste water manipulation” were less concerned. It understandable that in experts’ concepts, the residential safety was the first consideration then the living convenience. Based on the above evaluation indicators and collected comments from the residents and experts, the study came out the positive and negative values of evaluation indicators. The “quiescence and convenience of living environment” and “public safety” were positive value but “environmental pollution” was negative value. Summing up the big indicators, the value was positive which meant people possibly evaluated highly on the mixed-use in the residential environment. Understanding the importance of indicators, the study rebuilt the operation model for compatible businesses, which calculated the values of business evaluation indicators and built mathematical model. Then the study found out that the greater positive values of summed up indicators, the more representative residents and experts accepted the business. The greater the negative value, the more exclusivity represented. More compatible businesses would less impact the environment but enhance the living functionality. Ranking the business sequences according to the needs of environmental quality in mixed-use, we could build up different grades of living environments by setting up different mixed-use standards. It was proven from the study on the new and old residential areas that the mixed-use ratio of businesses would be differed by the width of road and location in which vertical and horizontal mixed-use are positively related. From the field study, the businesses in Ta-An district belonged to the metropolitan type but those in Wan-Hua district belonged to the tithing type. In summary, the study went through the review and analysis of related thesis then built the evaluation indicators for mixed-use in residential area, which in turn were the bases to identify the businesses compatibility. Utilizing the evaluation indicators, we could identify the business compatibility and its impact on the living environment. Simultaneously, through indicator analysis, new business compatibility could be redefined and evaluate the relationship between evaluation indicators and business relativity. Especially for the business category, which would heavily impact the environment, the indicators could be identified as, e.g., voice and vibration pollution, trash manipulation, parking issue, air pollution...which needed more evaluation standards. After some time of execution, the results could be used to modify the evaluation standard, which would be the reference for the succeeding study of land mixed-use.