本研究透過專家訪談的方式，訪問了實務界具有相關經驗之業者，如飯店經理、建築師、房仲業者等等，經由瞭解台灣商業不動產之現況以及過去發展軌跡，綜觀之，以發現台灣商業不動產之未來發展趨勢。由於台北市是台灣的政治、文化、商業、娛樂、傳播等領域中心，也是大台北都會區發展的核心，各項行業活絡，由於商業服務業的蓬勃發展，進而帶動商業不動產的需求。本研究將聚焦於台北市之商業不動產之發展，進而發展出一套通用之模式以應用到台灣之商業不動展。 希望辨識影響商業不動產的要素條件，並期望輔以成功及失敗之商業不動產開發實例，來確認各要素相對重要性，以及這些要素受到各方面如政策等影響後產生的變化，以分析出對於商業不動產發展較為重要之要素，期許對日後欲進行商業不動產評估分析之人士及發展研究評估，做出一己之貢獻。 房地產業的黃金定律是「Location, location and location」，區位是影響商業不動產發展的重要因素，其中這包含了交通狀況、土地條件、消費群體與所在商圈等要件，本研究將針對辦公大樓、購物中心與飯店此三種商業不動產，進一步說明其關鍵發展要素，以作為開發商業不動產之遵循指標。

財產稅素來為政府重要財政收入，有關財產稅稅基計算為政府與民眾關心之重要議題。國際上財產稅稅基評估方式，依收益來源之不同，可分為由「租金收入」所得之年租金價值，或由「交易」所得之市場價值。我國財產稅稅基為土地申報地價與房屋評定現值，屬於以成本法評估之市場價值。 本研究經由稅基理論之文獻回顧，並針對臺北市觀光旅館與辦公大樓進行模擬分析與迴歸分析，研究結果發現，國際上財產稅稅基評估方式為市場價值或租金價值，應用於臺灣其實屬於「成本價值」與「收益價值」之爭。本研究認為，基於商業不動產經營獲利特性、交易型態與行政便利，並且符合量能課稅原則，商業不動產宜採用收益面之租金價值作為財產稅稅基；然而，現行制度僅反映不動產成本面，未反映不動產收益面。另外，若以租金價值作為稅基，需扣除無形資產之價值。 最後，若財產稅稅制轉變為以租金價值作為稅基，就旅館而言，於政策上可以鼓勵廠商興建大規模觀光旅館，並對經營初期業者有利，對於旅館產業發展有助益。就辦公大樓而言，於政策上可以鼓勵廠商興建大規模辦公大樓，可以促進開發者整合較大面積土地進行開發。 / Property tax is one of the important tax revenues of the government. People care about how to calculate property tax base. There are two values-based approaches that depends on different revenue sources one is “Annual Rental Value” which is based on rents, the other is “Market Value” which is based on sales. The Taiwanese property tax is based on market value and on cost approach. The study explores the tax base theories and use differential tax incidence and regression model to test the property tax bases of hotels and offices. According to the literature, there are two main ways to assess the property tax bases: Market Value Basis and Annual Rental Value Basis. However, it turns out to be the difference of Cost Value and Income Value in Taiwan. Due to the revenue-generating feature and transaction style of commercial properties, administrative convenience and the ability-to-pay principle, the study suggests that we should use annual rental value as the property tax base of commercial properties. Nevertheless, the Taiwanese property tax base only reflects the cost of properties, not the revenue-generating capacities of properties. On the other hand, the rent value includes the intangible assets such as famous brand names, the additional value which is not from the property should be excluded from the tax base. Nevertheless, if the rental value is substituted for the cost value as a tax base, there will be some possible situations as a reference for policy makers. For hotels, it will encourage firms to construct big scale hotels, and it will be beneficial for the initial operation of hotels. For offices, it will encourage firms to construct big scale offices and it will promote the developers to create more land area as well. Keywords: commercial property, property tax, house tax, cost value, rental value