現實生活裡，舉凡土地合建分屋、房地分離課税、徵收補賞、容積移轉、聯合開發、乃至都市更新權利變換等土地價值估價，最終均不免涉及基地因分層使用，而產生的立體地價應如何評估，始符合權益分配公平的問題。 本研究係以成本法計算公式為基本模型，對區分所有建物房地分離估價的拆算方式做一檢視，藉以釐清基地權利價值拆算基礎的爭議，以及立體地價評估模式的應用。 都市更新權利變換前為區分所有建物者，以其房地總價求取區分所有建物之基地權利價值估價，依現行不動產估價技術規則、計有地價分配率、土地開發分析及房地價值構成比率三種分離模式。按理，三種分離模式均為成本法計算公式的應用，在同一估價時點，依相同的估價條件與一致的基礎數據上，三種分離模式之計算公式應可互通使用，拆算結果也應無不同。惟依現行不動產估價技術規則之實際應用上，三種分離模式拆算後之基地權利價值卻有所不同，因此，對區分所有建物之基地權利價值估價，究竟應如何運用三種分離模式的拆算方法，以建立一適當的立體地價評估模式，始不致扭曲其價值之真義，乃為本論文研究之重心。

如何客觀有系統的估計公告土地現值一直是土地估價研究領域的熱 門話題，目前公告土地現值的查估，多數以區段地價作為宗地地價，受限 人為主觀與人力不足的缺點，查估的結果並不一定能有效反應各區段間地 價差異。由於以往房地產實證研究的領域中，特徵方程式一直是受到廣泛 運用的工具，然多數著重於各別宗地價格進行模型設計，較少以地價區段 範圍建立估價模型。本研究以三峽鎮住宅區民國89 至98 年區段地價進行 實證分析。變數的選取主要是配合「地價調查估計規則」所規範影響普通 住宅用地區域因素基準，並將全部變項納入複迴歸模型中，先測試綜合影 響程度，再將未符合預期及篩選合理顯著變項重新建立區段地價估價模 型。實證顯示接近公車站牌之程度、區段內道路規劃及開闢建程度、景觀 有無、保排水良否、地勢是否高低起伏、至國中小距離、至市場超市距離、 至三峽老街距離、停車是否便利、至墓地殯儀館火葬場距離及是否具發展 潛力等11 項變數達顯著水準，於20%內之Hit Rate 達91.18%，MAPE 亦僅 7.9%，均能符合預期表現。本文透過區段地價估價模型之建立，提供電腦 輔助區段地價估價可行方案，藉以增進公告土地現值評估客觀及科學化程 度。 / How to estimate the announced current land value objectively and systematically is always a hot issue in land valuation research field. And, since the announced current land value is the foundation for levying the land value increment tax and compensation when land expropriation, the risk of unfairness might happen if the announced current land value is not objective and systematical. Under the announced current land value system, most parcel land values are produced using the district land value. Although decades of valuation experience by assessors, the district land value would not necessarily reflect fundamental value effectively. Taking into consideration of the difference between the degree the zoning affect the land value and the heterogeneity characteristic of land, this paper construct district land value model on different zoning. The empirical study region is the residential zoning area in the Sanshia Township, for its landscape with new and old mixed buildings, featuring metropolitan development characteristic, and stable sales transaction volume. The empirical time period is from 2000 to 2009. The district land value estimated from sales, collected from the Shulin Land Office, is the dependent variable. The selection of the independent variables is in line with the region factors of common residential area regulated by “The Regulations on the Land Value Investigation and Estimation” after combining similar attributes for easing the bias possibility from co linearity. The empirical result shows the significant variables are the ratio of constructed road area to total area within the land value district, parking convenience, development potentiality and the distance from bus station, junior, elementary schools, market, service facilities, graveyard, etc. The model fit is good with adj-R2. This paper hopes to increase the automation degree of the announced current land value and make the announced current land value objectively and systematically by establishment of the district land value model.

本研究擬以地價人員面對公告土地現值評估時，所形成的心理機制，以計劃行為理論為基礎架構，透過估價相關文獻與社會心理學觀點，尋覓出與本研究相關的外生因素共計6項變數，分別為定錨、從眾、主群體、次群體、自我效能、工作便利性。藉此瞭解影響評估公告土地現值因素，以提供政府機關的參考依據。 經本研究實證結果發現，影響地價人員評估公告土地現值模式內變數，僅有主觀規範未達到統計水準要求，而態度、知覺行為控制皆到達統計水準要求。另外生變數而言定錨、從眾皆會影響地價人員評估公告土地現值的態度。主群體、次群體也會影響地價人員評估公告土地現值的主觀規範。自我效能會影響地價人員評估公告土地現值的知覺行為控制。 / According to mental mechanism that is formed when land-value personnel face the evaluation of announced land current value, the study planned to use the theory of planning behavior as basic frame to find out exogenous factors that are related with the study through documents and social psychology viewpoints related with evaluation. All together, there are six variables: anchoring, conformity, main group, secondary group, self-efficiency, and job convenience, which are used to find out the factors that affect the evaluation of announced land current value, and will be provided to the government offices for reference. The study got the following results through factual evidences: for the variables that affect the evaluation of land-value personnel on, only subjective norm has not met the requirement of statistics level, while both attitude and perceived behavioral control have met the requirement of statistics level. For exogenous variables, anchoring and conformity will affect the attitude of land-value personnel on evaluating announced land current value; main group and secondary group will also affect the subjective norm of land-value personnel on evaluating announced land current value; and self-efficiency will affect the perceived behavioral control of land-value personnel on evaluating announced land current value.

在一個動態體系中，土地在各期的最佳利用方式，將可能隨開發時機而改變，如此，倘若政府土地稅的課徵，會對地主土地開發時序選擇造成影響，則將有影響土地利用的可能。職是之故，土地稅對土地開發時序的影響，就成了政府在課徵土地稅時，必須思索的課題。本文首先重點式的介紹國內外論及此一課題的相關文獻。其次利用現值模型做為分析的架構，得到了以下結論： 　　(1)地主土地開發的最適時機，在將土地開發延後一期之邊際成本等於利益相對之時。 　　(2)在土地開發前適用的稅率高於開發後的狀況下，課徵土地收益稅與地價稅，將加速土地開發。而在開發後稅率高於開發前之情形下，課徵土地收益稅與稅基「永以為定」的地價稅，效果為延緩土地的開發；但課徵稅基為市場價值的地價稅時，效果則不明確。 　　(3)課徵增值稅的效果取於土地前次移轉價值。如果此移轉地價高於（小於）土地開發前純收益之還原價值，則土地增值稅的課徵將加速（延後）土地開發的進行。 　　(4)無論是否課徵土地稅，土地開發前純收益流量的增加，將會導致土土地延後開發。另一方面，提高土地開發後之純收益流量，通常會造成土地開發的提前。不過，在地價稅的課徵係以市場價值做為稅基的情形下，土地開發後純收益流量增加對土地開發時序時影響，視土地開發前後適用稅率的相對大小而定。在土地市場發生閉鎖效果時，課徵土地增值稅將造成部分土地的延後開發。

目前超低生育率現象，已對整體社會的走向、國家經濟的發展、生活思維的方式等都產生了相當大的影響。換言之，生育不僅是婦女本身的問題，它與國際社會的動態、經濟的全球化、企業的國際化、現代的子女教育、社會的性別教育、老年人的護理等都有著相當緊密的關係。因此，本研究的主要目的，在於探討臺灣各縣市房地產價格對生育率的影響，並瞭解臺灣生育率持續下降的癥結所在，找出可能影響生育率下降的主要因素加以分析。 本文利用臺灣23個縣市別的追蹤資料，涵蓋期間為2000年至2008年，採雙因子固定效果模型進行實證分析。估計結果發現，在控制其他變數不變之下，在生育率遞延二期時，臺灣各縣市平均地價對生育率為負影響，且在生育率遞延三期時更為顯著，兩者之間的資源排擠效果更為強大。而其他影響臺灣生育率的主要因素，如：各縣市農業人口比例、各縣市粗結婚率、與外國人結婚人數比例皆呈顯著正影響；臺灣各縣市平均地價、原住民人數比例及婦女勞動參與率皆呈顯著負影響。 依本研究結果顯示，房地產價格是影響臺灣生育率相當重要的因素，政府應需高度正視此問題並有所作為。建議未來政府在訂定國家發展政策時，除需研擬更多提升生育率的策略，如：降低父母生育子女的機會成本、改善學前幼托體系，以及加強減輕家庭育兒壓力的宣導工作等，並可增加控制「臺灣房地產價格」及避免房價炒作之策略，以促進國家永續發展及增強國際競爭力。 / The current low fertility rate has been a great impact on our entire social trend, the development of national economy, and the way we think. That is, fertility is not only women’s consideration, but also an issue connected closely to international society, economical globalization, internationalization of business, children education, sex education, and nursing care of the elders. As a result, the main purpose of this paper lies on the effect of average land price on fertility rate in Taiwan. This article uses the panel data of the 23 counties and cities of Taiwan from 2000 to 2008, and does the evidence-based analysis by two-factor fixed-effects model. We found that the average land price has conspicuously positive effect on the fertility rate in Taiwan. While other main factors affect the fertility rate in Taiwan such as the proportion of farm-workers, crude marriage rate, and the proportion of marriage with the foreigners have conspicuously positive effects on it; on the other hand, female labor force participation and the proportion of aborigine have conspicuously negative effects on it. According to our study, average land price is the most important factor which affects the fertility rate in Taiwan, and the government should face the problem and do something to it. When making policy, it is suggested the government may take into consideration of how to control the housing price in Taiwan and avoid housing price speculation.

我國公部門以課徵土地稅、發放土地徵收補償為目的而進行土地大量估價，並以區段價法與路線價法為主要估價方法。由於此二估價方法之評估基礎為平均區段地價，故是否能準確劃分地價區段乃至關重要。然而，地價調查估計規則中有關地價區段之劃分規定，並無具體規範劃分準則與方式，導致地價人員僅能透過參考各項可得之圖表資料，並根據自身認知與前輩經驗，將地價相近、地段相連、情況相同或相似之土地劃為同一區段。因此，地價區段劃分之公平、客觀、準確性往往遭受民眾質疑。 劃分地價區段之目的係為掌握地區特性，故其實屬劃分同質區之概念。惟地區特性乃難以定義或量化之區域因素的空間聚集特性，致使地價人員難以掌握具體劃分準則，並準確劃分地價區段。而過去相關研究指出難以定義或量化之空間因素存於特徵價格模型的殘差之中，遂有分析殘差之空間特性以劃分同質區者。但是，各種劃分方式皆侷限於已知樣本所在位置的空間關係，導致可能出現無法就整體地區劃分同質區，或出現預測樣本不屬於任何同質區的情況。 由於克利金法可依據樣本的空間變異結構特性推估未知空間位置的觀察值，因此本研究以區域化變數理論為基礎，應用克利金法結合地理資訊系統之空間分析功能，進而依殘差之空間特性劃分空間效果同質區。研究結果顯示該同質區可合理呈現空間效果之同質性，應用於大量估價的準確性佳，且不會扭曲地價高低層次。因此，應用克利金法劃分地價區段確實為合理、準確且可行之方式。 / Public assessors evaluate official land value for taxing and compensating by land value district approach and street value approach. Since the basis of these two approaches is land value district, whether public assessors could define it accurately or not is an important issue. However, there are no specific defining criterions in Regulations on Land Value Assessment; public assessors could only refer to concerning information, especially their own subjectivity and experience of senior assessors, to define district in terms of “close land value, connected relation and similar circumstances of lands”. Accordingly, district that defined by public assessors not only the fairness and objectivity, but also the accuracy are quite doubtful. The main purpose of defining land value district is capturing local characteristics; therefore, it’s similar to the task of defining homogeneous area. Nevertheless, local characteristics are agglomerations of spatial effect, which are difficult to define or quantity. Due to the fact that public assessors are unable to get specific defining principles, they cannot define land value district accurately. A few researches indicate that spatial effect is in the residuals of hedonic pricing model, thus, some researches defining homogeneous area according to the spatial distribution of residuals. However, the defining approaches of these researches are all restricted to spatial location of known samples. Hence, it’s possible to fail to segregate different homogeneous area, or fail to take unknown samples into consideration. For the reason that kriging estimation can predict unknown spatial location’s value in basis of spatial variation structure characteristics, this research apply kriging estimation and GIS to define homogeneous area based on Theory of Regionalized Variables. The research concludes that homogeneous area which is defined by kriging can capture homogeneity of spatial effect. Besides, the prediction accuracy is quite well by adding variables of homogeneous area to hedonic pricing model. On the other hand, predicted land values still remain the exact relation between each other. Therefore, applying kriging estimation to define land value district is a reasonable, accurate and feasible method.

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.

平均地權之四大實施辦法中，漲價歸公為最重要的手段與精神，其實施之成果係決定平均地權成敗之關鍵。為求社會共享土地自然增值，必須徹底實行漲價歸公，因為土地價值增漲如能徵收歸公，地利共享之正義理想即可實現。惟回顧過去國內文獻有關漲價歸公之研究，缺乏哲學觀念上之探討，亦缺乏從漲價歸公所注重社會正義及分配正義之概念來研究漲價歸公。 　　基此，本文希望藉由探討西方哲學有關正義學說之觀點與內涵，尋找適合檢視我國漲價歸公之西方正義概念，並進而從西方正義哲學觀點來研究我國漲價歸公理論。另外，藉由對孫中山先生相關言論與評論的探討，針對漲價歸公精神進行真意探究與觀念釐清，冀圖化解國人對漲價歸公之誤解。本文亦希望透過研究漲價歸公理論探求強調社會互助的正義概念，以供我國未來實施漲價歸公相關政策作為參考。 　　經由本文研究可歸納出以下結論：一、漲價歸公深具以全民利益為依歸的思想、社會互助的關懷及社會群體正義之「義務論」特質。二、談論漲價歸公之分配正義時，對土地增值利益進行分派，也必須對土地增值利益的「物品性質」進行「定義」（土地增值的定義，為特殊的土地增值利益亦或一般資本利得），才能夠進行後續的資源「分配」（如藉由課稅來進行資源的分配）。三、土地增值稅減半、永久調降所造成的不正義的最大原因，並非一般人所認為的「壟斷」，而是對土地增值利益物品定義的「支配」。四、國家和政治權力除非有重大及正當的理由，否則必須盡可能地避免干涉各社群或是領域內的分配行為(如漲價歸公的方式)。五、土地增值利益係就非屬私人改良的部分應予歸公，因其具有「社會互助」、「社會正義」與「分配正義」的精神，故漲價歸公之分配領域中，要以「需要原則」之分配型態來處理土地增值利益。六、漲價歸公之土地增值利益要如何區分公、私產權，在理論上可達到，但在實務上卻是相當難以實現，因為我們絕對不知道在哪裡建立一種區分是合適的、是客觀的，因為它沒有一個天生的位置。