高速鐵路的興建與營運，除為臺灣交通運輸開啟新紀元外，而以大眾運輸導向為概念劃設之高鐵特定區亦為新市鎮開發以及大眾運輸導向（Transit-Oriented Development, TOD）建立代表性意義。由於高鐵特定區土地開發具備大眾運輸導向之代表性意義，而究竟影響高鐵特定區內住宅土地價格之因素為何?高鐵站對於特定區內之土地價格影響為何?鄰近高鐵車站或位於高鐵前站，是否有助於土地價格之提升?總體經濟環境是否為影響特定區內土地價格之重要因素，其影響程度為何?實為值得探討之問題。 經本研究證實，影響高鐵特定區住宅土地價格之因素包括面臨道路寬度、與高鐵站距離以及與高鐵站距離平方以及土地處分前一季經濟成長率、土地處分前一季住宅建照核發面積與土地處分前一月銀行業基準放款利率等因素，其中除與高鐵站距離以及與高鐵站距離平方一項變數外，其餘顯著變數皆與過去文獻及本研究預期相符合。本研究亦證實與高鐵站距離以及與高鐵站距離平方與土地價格間，呈現先正後負之曲線關係，故與高鐵站具有相當距離者，其可兼具交通便捷性及居住寧適性，購地者亦願意支付較高土地價格。 其次，是否位於高鐵前站之變數，並不具顯著性且未符合本研究預期，認為其主因係特定區尚未發展成熟且區內土地多未開發，故尚無法發揮原預期效益，加上實際發展係以後站開發較為成熟且多數通勤人潮往來之出入口處，如高鐵新竹車站、高鐵台中車站等，故造成此一變數非為影響高鐵特定區住宅土地價格之主因。

評定合理的房屋價格，有助於維護交易雙方權益，並給予相關稅負有一適當的課稅基礎。惟影響房屋價格的因素眾多，除了房屋內部特徵外，土地價格亦為影響房屋價格之重要變數。由於影響房屋價格與土地價格之有關變數區分不易，過去文獻多僅對房屋價格及土地價格進行個別研究，本文參考評價土地價格相關文獻，利用區位變數將土地價格由房屋價格分離。將影響房屋價格之變數分為房屋內部特徵變數與外部生活機能變數兩類，透過加入兩個交互作用項，並架構於特徵價格估計法上以最小平方估計法分析之。 本文資料採自山東省青島市2008年商品住宅交易數據，實證分析顯示，透過區位變數可分析土地價格之相關區位變數，個別對房屋價格所產生之邊際效果，發現土地價格對於房屋價格有顯著影響。由實證結果發現，在內部特徵變數中，公攤率對房屋價格之邊際效果最大；在外部生活機能變數中，該住宅之行政區位於萊西市對房屋價格之邊際效果最大。 / Evaluating a reasonable housing price is helpful for maintaining the benefits of both buyers and sellers. Also, it can give the tax an appropriate base. However, there are lots of factors affecting the housing price. Besides the inside characteristics, the price of land is the other characteristic. Because it is difficult to distinguish out the factors of housing price and land price, previous studies only pick up one of them to do studies. This study takes the way that previous studies evaluate the land price as reference, and use the location variables to separate the land price from the housing price. The variables which influence housing price are divided into the inside characteristics and outside living standard. By adding two interactions and basing on the hedonic price model, the current study uses the ordinary least squares to do regression. This study uses the housing transaction data of ShanDong Seng QingDao City in 2008, which finds out the location variables can analyze the land price and the marginal effect of housing price. The empirical analysis reveals the land price has significant influence on the housing price. In the inside variables, the pool rate has the biggest significant influence; in outside variables, the house which is located in Laixi city has the biggest significant influence.

人類的思考決策與行為結果，大多是依循一個明確的市場制度而為的，故市場經濟制度的重要性，就在於有利個人形成如何有效配置資源的合理預期，同時也富有約束及激勵個人行為的誘因，讓個人能在制度約束的條件下，追求自利動機的極大化。都市空地再利用及市地重劃的法令制度，就具有這樣的經濟效應，所以本研究主要在探討，在空地再利用及市地重劃制度的約束與激勵條件下，都市中的經濟人行為決策與個體互動所形成的空間外部性，其會如何反應在住宅土地價格的變動，以探討空地再利用及空地開發所產生的空間外部性對住宅土地價格之影響。本文主要包括（1）空地再利用對住宅土地價格之影響；（2）空地再利用及鄰里土地開發對新建住宅土地價格之影響；（3）空間外部性、交易成本與市地重劃對新建住宅土地價格之影響等。 首先，有關「空地再利用對住宅土地價格之影響」，本文以Geoghegan（2002）的理論模型為基礎，主要探討空地再利用所產生的開放空間效果，其對於住宅土地價格的影響分析。本文運用地理資訊系統及空間計量分析，並建立民國九十三年及九十四年住宅土地的特徵價格模型，研究對象以台南市為例。實證結果發現，公有空地再利用作為公園及臨時停車場使用，其對於住宅土地價格產生正的空間外溢效果，此表示空地再利用所產生的開放空間的外溢利益，其大於空地管理維護的外溢成本。私有空地再利用作為運動場使用，民國九十三年的外部成本大於外部利益，但於民國九十四年的外部利益大於外部成本，故就私有空地再利用的外溢效果而言，私有空地再利用作為運動場使用的外溢效果可由負向轉為正向。公有空地再利用的邊際價格較私有空地再利用的邊際價格為高，故政府應繼續推動公有空地再利用的政策，以彌補鄰里的開放空間不足。 其次，有關「空地再利用及鄰里土地開發對新建住宅土地價格之影響」，本文主要在探討空地再利用所產生的開放空間效果，及鄰里土地開發所產生的空間外溢效果，兩者對於新建住宅土地價格的影響分析，本研究範圍以台南市民國九十三年的新建住宅為對象。實證結果發現，公有空地再利用對於新建住宅土地價格具有正的空間外溢效果，此表示開放空間的外溢利益大於空地管理維護的外溢成本。鄰里土地開發作為住宅使用時，會對新建住宅土地價格形成正的空間外溢效果，但當鄰里土地開發作為工廠使用時，卻會對新建住宅土地價格形成負的空間外溢效果。最有價值的住宅土地為，開放空間數量最大化及土地開發數量的最小化，故當永久性的開放空間(如鄰里公園)、可開發性的開放空間(如公有空地再利用)數量增加，以及鄰里工廠土地開發數量減少等，其將有助提高新建住宅土地價格。 最後，有關「空間外部性、交易成本與市地重劃對新建住宅土地價格之影響」，本文主要從政府實施市地重劃有助於降低交易成本的觀點，探討政府實施市地重劃制度及建設商的土地開發行為所產生的空間外部性，其反應在新建住宅土地價格的影響。本文運用空間計量分析及地理資訊系統，並結合Box-Cox函數轉換，以建構具有空間外部性的特徵價格模型。本文研究範圍以台南市民國八十年、八十五年及九十年的新建住宅為對象。實證結果得知，空間誤差Box-Cox模型對於空間外部性提供良好的解釋力。政府實施市地重劃之後對住宅土地價格具有正向外部性，且有政府參與的重劃區所反應的住宅土地邊際價格為正向關係。而建設商個體互動關係則具有正向及負向外部性，並在長期下出現由正向轉為負向之情況，此證明空間外部性會呈現相互性的現象，進而反應在新建住宅土地價格上會有增減的作用。 / This study mainly assumes that development of vacant land give rise to spatial externalities from the reuse of vacant land and the institution of land readjustment. Finally, this effect will be reflected in the residential land prices. To test this hypothesis, this study applies spatial econometric and geographic information systems based on hedonic pricing model. This study mainly includes that (1) The Impact of Reusing Vacant Land on Residential Land Prices, ( 2) The Impact of Reusing Vacant Land and Neighboring Land Development on Newly-Built Residential Land Prices, ( 3) The Impact of Spatial Externalities, Transaction Costs and Land Readjustment on Newly-Built Residential Land Prices, and evidence from Tainan City in Taiwan. First of all, about’ The Impact of Reusing Vacant Land on Residential Land Prices’, This study is based on Geoghegan’s theoretical model (2002) and focuses on open space effect of reusing vacant land on residential land prices. The data are selected from residential land prices in 2004, 2005. Empirically, I find that the reuse of publicly-owned vacant land used for green and park has positive spatial spillover effects. This means that spillover benefit of open space is more than spillover cost of vacant land management. The reuse of privately-owned vacant land used for sport has negative spatial spillover effects in 2004. The marginal price of publicly-owned vacant land is over than privately-owned vacant land. It is concluded that, the government should continue promoting the reuse of publicly-owned vacant land and used for open space of the neighborhood. Secondly, about’ The Impact of Reusing Vacant Land and Neighboring Land Development on Newly-Built Residential Land Prices’, This study focuses on open space effect of reusing vacant land and spatial spillover effect of neighboring land development on newly-built residential land prices. The data are selected from newly-built residence in 2004. Empirically, I find that the reuse of publicly-owned vacant land has positive spatial spillover effects on newly-built residential land prices. This means that spillover benefit of open space is more than spillover cost of vacant land management. Land development used for residence has positive spatial spillover effects and used for factory has negative spatial spillover effects in a neighborhood. This means that more the reuse of publicly-owned vacant land will increase newly-built residential land prices, while more land development used for factory will decrease newly-built residential land prices in a neighborhood. Finally, about’ The Impact of Spatial Externalities, Transaction Costs and Land Readjustment on Newly-Built Residential Land Prices’, This Study mainly assumes that land readjustment can reduce transaction costs in terms of the spatial externalities from developers’ behavior and the institution of land readjustment. This effect will be reflected in the newly-built residential land prices. To test this hypothesis, I apply spatial econometric analysis and geographic information systems based on the Box-Cox hedonic pricing model. The data are selected from newly-built residence from between 1991, 1996 and 2001. Empirically, I find that the spatial error Box-Cox model is appropriate for engaging in spatial externalities analysis. This is because the results show that land readjustment gives rise to positive spatial externalities on newly-built residential land prices and the marginal price of residential land in areas where land readjustment takes place is also positive. The effects of developers’ interactions give rise to positive spatial externalities but these change to negative spatial externalities in relation to newly-built residential land prices in the long term. It is concluded that, land readjustment as implemented by the government really does contribute to reducing uncertainty in the land development process, and also reduces transaction costs between construction practitioners and landlords.

過去有關土地使用分區管制與地價兩者間關係之研究，往往假設地價在實施規劃管制過程中呈中立性，且過去在探討土地使用分區管制與地價二者間關係之研究時，多著重在探討土地使用分區管制施行後對地價之影響上，對於土地使用分區管制決策是否受到土地市場中地價之影響，則僅在少數的研究中被探討。故本研究首先透過國內外相關文獻之回顧與分析，得知規劃管制決策者有時為求得最大之政治支持，有可能會以規劃管制為其尋求最大政治利益之工具，而扭曲規劃管制之原意，使得土地使用分區管制決策可能受到土地市場中地價之影響，然而地價於實際經濟社會中是否會影響土地使用分區管制決策，則有待進一步的探討與驗證。 是以本研究以公共選擇理論與消費者效用理論為基礎，透過台北縣市土地使用分區管制決策過程與內涵之探討，利用羅吉特(logit)迴歸分析模型，以台北市為實證範圍，並以其72至81年度之房地移轉買賣實際調查資料，進行分年橫斷面分析方式，求取選擇性偏誤訂正項後，再納入地價方程式中估計，以求地價函數一致性估計，據以逐年檢驗地價對土地使用分區管制決策之影響情形。再以台北市信義計畫區為個案分析之對象，檢視於現實社會中地價對土地使用分區管制決策之影響情形。 經由上述之實證與個案分析，得到以下之結論： 一、土地使用分區管制決策在執政者追求最大政治利益之假設下，將可能受到利益團體等相關者之壓力，而做出只利於少數人之土地使用分區管制決策。 二、土地使用分區管制決策可能會受土地市場中地價之影響。 三、地價對土地使用分區管制決策之影響不穩定。 四、對土地使用分區管制決策時應有制度性之建立以審慎考量規劃管制之旨意。 / In the literatures, the study on. the relationship between land price and zoning control was assumed that land price is neutral. Moreover, the studies of land price and zoning control are more on the impact of land use control upon land price. The issue that impact of land prices upon the decision making of zoning control is rarely investigated. Based upon the theories of public choice and consumer's utility, this study discusses the process and content of zoning control decision-making. Then, by Logit model, the transaction data of property in Taipei City from 1983 to 1992 are employed to test the impact of land price upon the decision making of zoning control. Furthermore, a case study of Shin-I Planning District in Taipei City is analyzed so as to examine the impact of land price upon zoning control decision-making in the real operation. The major findings of this study are that, land price may affect the decision making of zoning control in the long term. However, the impact of land price upon the zoning control decision-making is unstable. Finally, based upon the public choice theory, the empirical results are discussed so as to apply the findings to the land policy.