銀行為資金融通的中介，在經濟體中佔有舉足輕重的地位。過去多使用Malmqusit 總生產力指數來衡量生產力的變化，然而Malmquist 總生產力指數雖易於分解，卻不具相乘完整性（multiplicatively complete），可能產生偏誤的情況，因此本文採用具有相乘完整性之Hicks-Moorsteen 總生產力指數，並根據O’Donnell所提出的分解方式，將生產力變動分解為技術變動、效率變動、規模效率變動與組合變動，同時總生產力指數與交易條件指數的乘積為利潤力指數，有助於了解在交易條件改變時會如何影響廠商的生產決策。 本文研究發現台灣銀行業在追求產出極大、投入極小，以提升經營績效時，卻因交易條件逐年惡化，導致利潤力呈現衰退，因此相對於總生產力，台灣銀行業的交易條件及利潤力還有待改善。生產力指數的各拆解項在2004-2005年交易條件指數大幅成長時呈現衰退，2008-2009年交易條件指數衰退時，產出技術效率指數、產出組合效率指數及殘餘組合效率指數為成長，其中產出組合效率、剩餘產出組合效率的變動與產出、投入數量有關，因此也與交易條件指數關係密切。最後根據統計檢定結果顯示Hicks-Moorsteen總生產力指數及Malmquist 總生產力指數具有顯著的差異性。

本研究所稱建商包括「建設公司」以及有從事建設業之「資產股公司」。建設公司在一般人的認知裡是高獲利的產業，但其營運狀況易受到房地產景氣波動的影響，發生財務危機的比例較其他產業高；而資產股公司投入建設業被認為是挹注獲利拉高股價的題材，因此本研究探討1996-2007年建設公司利潤力績效與房地產景氣的關聯性，獲利較同業佳的建設公司類型、投資決策之差異為何，以及資產股公司從事建設業獲利與房地產景氣之關聯，使建商能根據所發佈之房地產景氣指標在投資決策上做適當之調整，也提供投資人投資建商之參考。研究結果如下： 一、前期房地產景氣越好，建設公司利潤力績效越佳，總銷與購地總額越高。 二、市場佔有率高、建設營收比＞90％的建設公司利潤力績效較佳。借殼上市、曾發生財務危機、上市公司相較於上櫃興櫃公司利潤力績效較差。產品純住宅較產品包含辦公室、廠辦的公司獲利差，但並不明顯。此外，推案區位並非影響建設公司獲利之因素。 三、獲利較佳的建設公司較能夠敏銳掌握房地產景氣趨勢推案，並在景氣較差時敢於持續購地，景氣好時也積極購地。 四、資產股公司多數個案選擇在房地產景氣燈號綠燈時推出，銷售情形佳，貢獻獲利良好。大型商業開發案開發、獲利情形與房地產景氣的關係可能不如一般建案密切。近期開發案除了住宅建案，還有辦公、商場、商務住宅等商業不動產，長期租金收益的開發概念增加，較早期開發多元化。 / The real estate developers in this study included “construction companies” and the “property stock companies” which operate construction businesses. Construction companies are commonly known as a high-return industry by the general public, but their operations are easily affected by real estate cycle and their chances of financial crisis are higher than other industries. It is considered a sure bet for pushing up the share prices when property stock companies participated in the construction industry. This study analyzed the relationship between the profit performances of construction companies and the real estate cycle, the types of relatively high profitability construction companies in the industry, the differences in investment strategies and the relationship between property stock companies’ gain of profits from construction business and the real estate cycle in 1996-2007. This is to enable real estate developers to make appropriate strategic adjustment on their investment according to the announced real estate cycle indicators, and to serve as a reference for the investors on investing in construction companies. The results of the study are as follows: 1.The better the real estate cycle in the previous year, the better the profit performance of construction companies, with higher total sales and total land-purchase amount. 2.The construction companies with higher market share and construction-revenue ratios higher than 90% have better profit performances. The profit performances of backdoor listed companies, companies with previous financial crisis and TSE listed companies are not as good as OTC and emerging-market listed companies. Companies providing purely residential products have poorer profit performances than those providing offices and factory space alongside with residential products, but the difference is insignificant. Apart from that, project location does not affect the profitability of the construction companies. 3.Construction companies with better profits can get hold of the real estate cycle in a relatively fast way. They also can continue to buy land when the real estate cycle is depressing and to actively buy land when the real estate cycle is good. 4.Most projects of property stock companies were released when the real estate cycle signal turned green. Good sales contributed to good profitability. The relationship between large commercial development project profitability and the real estate cycle might not be as close as general construction projects. Apart from residential projects, recent development projects also include commercial real estates such as offices, shopping malls, residential-commercial buildings, etc. The development concept of long-term rental return is more popular and it has more variety than the initial period.