企業社會責任的實踐，已然成為當前企業經營的「顯學」，企業以永續經營為思考主軸，是企業經營時不能漠視的動力。同時，評量企業社會責任實踐績效的機制也應運而生。雖然還沒有一套評量方式可以放諸四海皆準，但是企業社會績效與企業財務績效的正向關聯，日益獲得國際社會的認同，追求企業永續經營的永續性指數量化指標，則成為檢視企業社會責任執行效益的評分卡。 本文以道瓊永續性指數(DJSI)成份股的評選機制，做為檢核企業社會責任實踐成果的工具，並以宏碁公司為探討個案，以價值鏈模式，分析宏碁從事企業社會責任的驅動原因，並進一步以道瓊永續性指數成份股的入選評量準則，探究宏碁企業社會責任的實踐現狀與該準則間之落差，繼而提出改善建議。期望有助於宏碁及台灣其他有志於入列道瓊永續性指數之企業，強化其企業社會責任的實踐績效。 / The notion of ``Corporate Social Responsibility`` (CSR) has come to fall into place as a driver to sustain any companies' growth. While there have been lacking well recognized criteria to assess performance of companies that put CSR into actions, it has been found that their associated financial performance frequently signals the efforts. As a result, whether to be able to be listed in publicly accessible financial sustainability indexes provides a convenient yardstick for the companies enforcing the notion. In this study, given a goal to be a component in the Dow Jones Sustainability Index (DJSI), we evaluate in depth why Acer, an international brand personal computer company, has been motivated to assume the CSR as well as pursue the goal. The value-chain model is applied to gauge the strength and weakness in managements presently facing Acer. Serving other Taiwanese companies equally well, our analyses contribute to identify various dimensions in the value chain on which the company could make good improvements.

近二十年來，環境低碳永續思潮可謂國際城市規劃顯學，各國在城鄉及建築規劃領域之設計思維及技術手法也積極提升，日益精進。台灣政府也不自外於此風潮，施政走向積極回應此地球公民責任，將節能減碳、綠色永續列為政府規劃標案之關鍵議題。工程顧問業面對此項國際競爭挑戰，應透過設計思考程序來養成工程師永續思維，建立解析環境永續低碳議題之整合規劃能力，為本研究之主要研究動機與目的。 本研究爰引歐盟生態城市規劃流程為基礎，導入設計思考理念與手法，建立一套具備全球生態城市規劃思潮、可科學化具體操作雙重特點之整合規劃作業程序。同時，透過平潭總體規劃國際競圖案之實際操練，讓設計團隊體驗在嚴謹的論證前提框架內，藉由科學程序引導，激發出創新提案，也讓設計者體認到整合規劃之必須與重要度。 建置永續城市規劃整合模型亦為本研究之重要成果，主要功能係可檢核運算規劃方案對生態永續層面之達成率。此整合模型以歐盟生態城市規劃流程為主要框架，再納入國內生態社區評估系統之分項指標，兼俱國際前瞻思潮、與國內既有評估系統儘量相容兩項特性。另為因應不同規模尺度規劃任務之精細度要求，將整合模型區分成快速評估及詳實評估兩種版本，並以江蘇啟東濱江新城總體規劃案進行快速評估版之實證演算。 本研究將設計思考導入城市規劃實質作業，誠屬首創，研究成果所建立之整合規劃作業程序與永續城市規劃整合模型，亦屬城市規劃在製程(Process)與供應(Offering)兩類項之創新突破。未來，將持續進行相關專業評估指標之細化、模型執行電腦程式化、成果數值轉化等模型優化擴充，俾使成為引導永續規劃之重要專業工具，戮力工程顧問應盡之企業社會責任。 關鍵詞：生態城市規劃流程、設計思考、永續城市規劃 / During the past two decades, the low-carbon-emission and sustainability should be the two most important issues of urban planning, while all the theory and technical approach related to urban planning are enhanced increasingly sophisticated. Taiwan government is also engaged in this trend. For actively responding to the responsibility as an international citizen, energy saving, carbon reduction, and green sustainable development are requested as key issues of government tenders. Facing these international challenges, how engineering consultancy to develop the integrated planning capability through design thinking process to resolve environmental sustainability and low-carbon agenda, is the principal motive and purpose of this research. Based on the EU eco-city planning process, the integrated planning standard process is established through the concept of design thinking and practices. The global eco-city planning concept and scientific specific operation are both characteristics of this comprehensive planning procedure. Besides, through the practical exercises of Ping-tan conceptual master planning international competition, the design team is experienced how an innovation proposal could be created in this rigorous scientific procedure and the synergy of integrated planning. Establishing the sustainable urban planning integrated model is the important result of this research. This model could evaluate the sustainability commitment of each planning alternatives. The model is developed with the main framework of the EU eco-city planning process and detailed indicators of EEWH-EC model. Taking into account the international forward-looking thought and compatible with the local EEWH-EC model are two significant characteristic of this integrated model. This integrated model is functionally developed into two versions, rapid assessment and detailed assessment, to cope with the different scale of planning tasks. In addition, the rapid assessment version is implemented for the Qi-Dong Riverside new district conceptual master planning project. In this research, the design thinking initiated into urban planning process is a pioneering undertaking. The two findings of this research, integrated planning standard process and sustainable urban planning integrated model, are having innovation breakthrough each other in process and offering of urban planning. The further expansion of the model, Including professional assessment indicators refinement, computer programming implementation, and the output solution formation, will be continued. In the future, the model is expected to be optimized as an important tool for urban planning. It will be the best practice of corporate social responsibility for engineering consultancy. Keywords： eco-city planning process, design thinking, sustainable urban planning

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本研究旨在探究國民小學師傅校長教導課程與永續領導能力之關係。本研究方法為文獻分析法、問卷調查法及後置訪談及座談法，問卷調查樣本以臺灣地區各縣市公立國民小學校長為研究對象，共1000人，樣本回收732份，回收率達73.2%；樣本可用726份，可用率達72.6%；焦點團體座談係邀請曾經接受過師傅校長教導之現任公立國民小學校長參加。研究工具包含採用之「國民小學師傅校長教導課程調查問卷」、自編之「國民小學校長永續領導能力調查問卷」及「國民小學師傅校長教導課程與永續領導能力座談大綱」。本研究統計方法為描述性統計、t考驗、單因子變異數分析、皮爾森積差相關分析、多元逐步迴歸分析、結構方程模式（SEM）分析及內容分析等方法進行分析討論。根據研究結果與分析後歸納之研究結論如下： 一、師傅校長教導課程含瞭解學校、就任校長、推動校務、化解衝突與生涯發展。 二、永續領導能力含深廣學習、分佈領導、社群連結、資源凝聚與延續傳承。 三、師傅校長教導課程的得分程度佳，並以「推動校務」課程得分最高，而「就任校長」課程得分最低。 四、校長永續領導能力的現況得分程度佳，並以「資源凝聚」能力表現最佳，以「深廣學習」能力得分最低。 五、校長背景變項中，性別、最高學歷在師傅校長教導課程看法的差異達顯著水準，但年齡、年資、學校規模、受訓地點、學校區域未達顯著差異。 六、校長背景變項中，年齡、年資、學校規模、學校區域對知覺永續領導能力的差異達顯著水準，但性別、最高學歷、受訓地點未達顯著差異。 七、師傅校長教導課程得分高分組者，在永續領導能力得分顯著優於中、低分組；師傅校長教導課程得分中分組者，在永續領導能力得分顯著優於低分組。 八、師傅校長教導課程與永續領導能力間呈顯著正相關。 九、師傅校長教導課程對永續領導能力具有中度預測力，且以生涯發展課程最具有預測力。 十、師傅校長教導課程對永續領導能力的模式經驗證後適配度佳，具有顯著影響力。 最後，本研究依研究結果分別提出以下建議： 壹、對教育行政機關的建議 一、校長培訓的課程應嵌入師傅校長教導及永續領導能力。 二、校長培訓課程應增加推動校務、生涯發展課程，以及深廣學習、延續傳承、分佈領導能力。 三、應加強小規模學校校長之永續領導能力。 四、擬定師傅校長教導課程之具體大綱及內容。 五、重視師傅校長的遴選、訓練、配對、教導與評鑑。 六、舉辦校長永續領導能力涵養之研習進修活動。 七、統合相關資源，以建置校長資訊提供及發展之網絡。 貳、對國民小學校長的建議 一、建置校長經驗分享平台，以幫助其成長與發展。 二、組成校長專業社群以增進交流、激盪與對話。 三、鼓勵退休或資深優秀校長擔任師傅校長。 四、強化永續領導的觀念，從學校長期發展進行思維。 五、掌握校務發展的持續性及計畫性的變革步調，延續重要計畫。 六、瞭解學校具有長期時間與寬廣空間之影響力。 七、注重專業知能與實踐能力，以持續進修達成自我之提升。 / The main purpose of this research is to study of relationship of principal’s mentoring curriculum and principal’s sustainable leadership in elementary school. The research methods used was literature review, questionnaires investigation, focus group sessions. The research instrument was distributed to 1000 elementary public school principals all over Taiwan and 726 valid samples were used in this study. The data obtained was interpreted using descriptive statistics, t-test, one-way ANOVA, Scheffé posteriori comparison, Pearson’s product-moment correlation, Multiple Regression and SEM model through the use of LISREL 8.71, and content analysis. The conclusions drawn from the study were as follows: 1. The principal’s mentoring curriculum includes: understanding the school, taking up the post of a principal, promoting the administrative affairs of schools, dissolving the conflict and career to develop. 2. Sustainable leadership of an elementary school principal includes: deep and broad to study, distributed leadership, community link, getting resources and conservation. 3. The mentoring curriculum “promoting the administrative affairs of schools” rank first and “taking up the post of a principal” rank last. 4. All the elementary principal sustainable leadership abilities received a positive outcome and “getting resources” rank the highest, “deep and broad to study” rank last. 5. The elementary school principal’s background demography sex and education incurred a significant difference with all the mentoring curriculum. 6. The elementary school principal’s background demography age, years in service, school size, and school district incurred a significant difference with all the sustainable leadership abilities. 7. Elementary school principals who got high score on the mentoring curriculum were gotten better score in the sustainable leadership than low and middle ones, who got middle score on the mentoring curriculum were gotten better score in the sustainable leadership than low ones. 8. The mentoring curriculum for an elementary school principal is positively correlated with the sustainable leadership. 9. The mentoring curriculum for an elementary school principal could positively predict. 10. The model of mentoring curriculum to sustainable leadership for an elementary school principal is proper. In the last, based on the research results, the researcher propose some suggestions for “Educational Administrative Agencies” and “principal of elementary schools”, hoping to benefit the of the school principal preparation systems in the future.

為了因應全球暖化，鼓勵再生能源發展，先進國家逐步推動「綠色電價」。由於再生能源發電成本較一般傳統電力成本來得高，故再生能源電能之價格也會高於傳統電能之價格。對於高成本高售價之再生能源電能，多數國家在市場上透過用電戶自願認購方式進行銷售，並收取所謂的綠色電價，以作為綠色電力基金之來源，或作為未來發展再生能源之資金來源。透過這樣的制度，可以讓整體社會共同參與環境保護的工作，也可提高人民的環保意識和各界環境責任感，也可籌措再生能源發展所需的資金。 本研究透過問卷調查法，以網路問卷－Google Form發放，觀察並探討民眾對於綠色電價政策之購買意願，以及民眾對於當前政策之考量，透過ANOVA檢定，分析民眾填答問卷之結果，了解民眾本身對於環保問題的認知與意識，及民眾對於綠色電價政策之考量因素主要為何。根據問卷分析與檢定結果發現：多數民眾對於綠色電價的概念仍然相當模糊，但是大多會選擇購買綠色電價。 其次是對於本文所歸納的五個政策因素考量存有疑慮－政府政策宣導、綠色電價的制度設計、相關法規制定、執行單位之效能，以及支付額外的綠色電價對國人經濟上的負擔。五項當中，又以執行單位可能效能不佳之疑慮評分為最高。 本研究另外發現，民眾對於綠色電價的願付價格，接受度最高的是綠色電價比一般電價貴10%以下，意即在回收的221份問卷中，當綠電價格每度低於3.18元，一般民眾有五成以上會選購，與目前綠電價格設定3.96元存有落差。據此，在綠色電價政策推行上，和實際民眾購買意願之間，應該如何制訂一個合理的綠色電價，是需要仰賴國內產、官、學各界充分討論，以及民眾意見妥善表達，在國家與社會民眾間，取得一個平衡點，並且參考各先進國家發展自願性綠色電價之經驗。如此，方能在國家發展經濟的同時，又能兼顧環境保護和節能減碳，達到國家永續發展之政策目標。 / In response to global warming, the development of renewable energy is encouraged. Advanced countries are gradually promoting “green power pricing programs”. Due to the higher generating costs of renewable energy’s electricity than conventional one, therefore renewable energy electricity prices will be definitely higher than traditional electric energy prices. The high cost of renewable energy’s electricity pushes most countries in the market to sell this type of electricity to consumers through a voluntary subscription mode and charge a so-called green power pricing. Using green power as a source of funds or as the future development of renewable energy funding sources and with such a system, you can make the whole society participate in environmental protection work. People from all walks of life will have their environmental awareness and responsibility adequately improved. This study uses an online questionnaire－Google Form to survey, observe and explore the public’s reaction towards green power pricing policy, its willingness to purchase and its considerations for the current policies. Through the ANOVA test and the analysis of the results of the survey to understand the public’s cognition and awareness of environmental issues and the public’s main considerations towards the green power pricing policy, for most people such concept is still quite vague but anyhow they will choose to buy green. Secondly, this article summarizes five policy factors for consideration –doubts about government policy and advocacy, the designing of the green power pricing system, the related laws and regulations, the performance of the executive units and the payment of the green power pricing adding to the economic burden of the people. In the above five points, the poor performance of the units will, undoubtedly, carry the highest score. This study also found that the public is willing to pay for green power pricing and there is even a higher acceptance if the price would not exceed more than 10% of conventional electricity price. In other words, according to the response of 221 questionnaires, if the green power price lower than NT$3.18 /kWh, there will be half of people to purchase it. This study conducted a gap analysis between the current green power price－NT$3.96 /kWh and the price people accepted generally. Accordingly, the implementation of a policy on green electricity and the real willingness of the people to purchase such electricity depend on how reasonable the green tariff is. The industry, the government , the academia should all express their opinions. The state and the society must seek and strike a balance while referring to the development of green energy voluntary subscription tariffs in advanced countries. In this way, while simultaneously developing the economy of the country and taking into account the environment protection, energy saving and carbon reduction, we can reach our national goals of achieving a sustainable development.

台灣之石化產業欲著重於永續發展，就必須能落實企業社會責任，而環境議題(尤其是其中之土壤及地下水污染相關議題)是台灣石化產業在落實企業社會責任中最大的挑戰。 從石化產業之各利害關係人之角度(包括政府、社會、石化產業本身，供應鏈，資本市場等)分析，石化產業欲能在土壤及地下水污染領域落實企業社會責任，是需靠政府、社會、學術界及石化產業本身共同努力方能得之；政府及社會大眾可扮演監督、鼓勵及協助石化產業之角色；學術界可和石化產業共同研發相關技術或產品，共同創造經濟及分享經濟；石化產業本身亦可設置土壤及地下水污染專責人員或組織進行資訊揭露，並將企業社會責任內化及協助供應鏈做好土壤及地下水污染防治或整治工作。 目前台灣受土壤及地下水污染之場址有部分是石化產業相關之場址，若台灣之石化產業能在土壤及地下水污染領域落實企業社會責任，則對台灣的環境必定有正面的影響，而台灣石化產業之永續發展是指日可見的。

隨著退休人口不斷的增加，加以政府的財政困難，各國無不加速年金改革的腳步，希望能建立一個財務永續、世代公平，且滿足社會保障需求的年金制度。臺灣的退休金制度長期以來處於提撥率遠低於精算平衡費率的狀態，加上不斷增長的潛藏負債，使得退休金制度將面臨破產的考驗。本研究針對公教人員退撫基金進行財務分析探討，發現對目前正在繳納的年輕世代，若不積極採取適當的年金改革方案，終將成為了繳多卻領少，或甚至領不到的一群人，未來可能缺乏老年經濟安全的保障，造成世代不均，形成嚴重的社會問題。 理想的退休金制度應該同時兼顧老有所養的目的與世代的公平，倘若不斷降低給付支出以達到財務平衡，對於民眾的老年經濟卻造成嚴重的威脅，也不是恰當的方案。研究結果顯示，改革的幅度若是太小，年輕世代(30歲)退休金的金錢價值比約為1；而年長世代(60歲)則約為2.5。而若是將改革的幅度提高，則年輕世代金錢價值比為1.05；而年長世代則約為2.4，均得出確實存在世代公平性的問題。因此，將年輕世代的退休金制度漸進地轉換成確定提撥制(DC)或許是更為理想的改革方式；而採用確定給付制的人，透過政府挹注、減少相當的給付或持續提撥保費，讓世代間透過包容、互助的精神，使得年金改革的路程能夠更正確更為有效，促成社會祥和，才能讓臺灣的年金制度永久的走下去。 / Because of the increased retirement population and the government's financial difficulties, all countries will accelerate the pace of annuity reform. Hoping to establish a financial sustainability, fair pension system and meet the social security needs of the annuity system. In this study, we discuss the financial analysis of the public Service Pension Fund and find that the young generation will become a group of people who receive less pensions. If we do not take the appropriate annuity reform plan, the pension fund will not provide economic security in the old age. The ideal pension plan should have the function of taking care the elderly and the intergenerational equity. If we continue to reduce the pension payment in order to achieve financial balance, the elderly economy will be threated seriously. It’s not a good and appropriate reform. The research results show that if the magnitude of the reform is too small, the money’s worth ratio of the young generation (30 years) pension is about 1; and the older generation (60 years) is about 2.5. And if the magnitude of reform is increased, the money’s worth ratio of the young generation is 1.05; and the older generation is about 2.4. All have the problem of the intergenerational equity. Thus, the pension plan of young generation changes into the defined contribution plan slowly. It may be a more ideal reform. And the people who use defined benefit plan have to reduce the payments, continue to pay premium into pension fund and the government provides the subsidies. So that the generations through the spirit of mutual assistance, it will make the journey of annuity reform can be more effective.

本研究為個案研究，以政大EMBA永續農業促進小組所創「政大一畝田」品牌專案為例，以深度訪談為研究方法，主要探討社會公民社團，如何透過策略聯盟方式，與策略夥伴為利害關係人以及社會共創新價值，並輔以相關文獻的深度分析，對農民團體策略聯盟以推廣有機農業提供具體建議。 根據農糧署2010/05發佈台灣有機認證農地共有4217公頃,僅佔所有農地的0.4％，在政府目前積極的倡導下，消費者認同與消費者支持已大幅增加，台灣的農民團體多自行組織，自產自銷，或者透過地方產銷班等，共同銷售予通路商、中盤商，但現行的銷售管道之銷量不大，又易被中盤商壓價，因此造成台灣有機小農的銷售困境。 研究者發起「政大EMBA永續農業促進小組」，透過資源分析以及環境分析，以組織內部成員之人脈資源、資金、商管知識以及服務熱忱作為基礎，再加上政大之社群資源，與農民團體合作，選定宜蘭三星行健有機合作社作為策略夥伴，推行「政大一畝田」契作稻田認養專案，建立以國內相關企業為目標客群之企業認養的銷售管道。 此公益項目增進台灣有機稻農的生計，也為認養企業與家庭提供樂活體驗、二次公益等社會企業責任的價值，更透過媒體公關行銷，使策略夥伴以及有機議題得到大眾關注，以提昇國民對有機農產的認同與支持。 / Based on the Case of NCCU's My-Farmland Project by National ChengChi University EMBA Sustainable Agriculture Promoting Organization, this paper will discuss how Non-Profit Organizations create new value of sustainability with other stakeholders by strategic alliance and offer some advice to the agricultural organization in Taiwan to promote sustainable agriculture. This paper will also provide literature review on civil society, sustainable agriculture, social enterprise and strategic alliance. According to the Council of Agriculture, the organic farmland officially recorded is 4217 hectares which only accounts for 0.4 percent of the total farmland in Taiwan. Now through the active promotion of the government, both the consumer identification and their support have increased dramatically. The agricultural organizations in Taiwan are made up almost entirely of farmers only. They produce and sell their products on their own. Their main sales channels are to wholesalers, distributors and some end consumers in low volumes. With low bargaining power, organic farmers in Taiwan have a difficult sales condition. This researcher initiated the "National Chengchi University EMBA sustainable agriculture promotion teams" to promote the Case of NCCU's My-Farmland Project through resources and environmental analysis together with the networking, capital, business management knowledge and dedicated services of the members of the NCCU or ganization, plus the community resources of the National Chengchi University. It is the goal of this project to assist the agricultural organizations in Taiwan in prospering and expanding their business. We have selected Ilan Samsung organic cooperatives as a strategic partner to promote and execute the above project and create a sales pipeline for relevant domestic enterprises as target customers. This charity project will provide Taiwan organic farmers with better lives, and also offer country life experiences for the corporations and families who join the project. Additionally, this project will allow the corporations to fulfill their corporate social responsibilities. Furthermore, with the promotion and attention through medias, this project will really increase the consumer identification and their support for the organic farmers in Taiwan.

本研究係透過聯合國氣候綱要公約在臺灣的實踐為個案研究來就環境政策形成過程為政治經濟分析。首先，先就環境問題的原因與特徵及國際環境意識形成的政治經濟因素為介紹。為了個案研究，也檢視了國際環境法在全球暖化議題的發展來了解國際的發展方向，再就臺灣的國內環境政策與國際環境政策為了解以提供本研究的背景資料。透過深度訪談來就組織、法令及政策來探討聯合國氣候綱要公約在臺灣的實踐。本研究發現，組織的設計仍有部分限制，相關法令尚未全面的檢視，政策則缺乏一上位的指導綱領。由於政治及經濟因素均對環境政策的發展扮演著重要的角色，臺灣未來有關全球暖化政策的發展取決於執政黨的決心與執行力。 / This study explores the political economy behind the environmental policy making process through a case study of Taiwan’s practice of the UNFCCC. First, this study analyzes the reasons and characteristics of environmental problems, as well as the political economy of the formation of international environment awareness. For the case study, the development of international environment law toward global warming is reviewed to clarify international trends in dealing with this problem. Next, the author analyzes two aspects of Taiwan’s environmental policy: domestic environmental policy and international environmental policy in the past fifty years to give background information of Taiwan’s global warming policy. Then, through in-depth interviews, an examination of organization, legislation, and policy aspects of the UNFCCC practice in Taiwan is conducted to understand how the policy implements. The conclusions are as followed: (1) Institution settings for Taiwan’s global warming policies still have some limitations and need to be reviewed. (2) Although some GHG reduction regulations have already been sent to the Legislative Yuan to be reviewed, the government has yet to carry out overwhelming legal evaluation in all aspects to address the climate change issues. (3) Policy lacks superior guidelines laying out the direction for whole country to follow and implement. After all, political and economic factors both play influential roles in the development of environmental policy. Taiwan’s future action regarding global warming still depends on the determination and executive ability of the new ruling party.

高密度發展的都市型態已成為世界各國為追求永續發展的都市規劃方式。對政策規劃者來說，他們關心的議題之一為高密度都市發展後房價的變動是否會影響居民對住的福利水準，過去文獻之實證研究亦發現高密度發展將產生房價上漲或下跌的效果，此引發本研究欲得知高密度指標對台北市房價將如何影響之動機。然而高密度都市發展政策的實施對各所得階層居民的影響為何若以普通最小平方迴歸分析將無法得知，所以本研究以分量迴歸進行分析，增加變數的可解釋能力。 因此本研究以台北市十二個行政區為空間範圍，利用民國九十三年至九十六年間共1268筆房屋交易實例案例，作為實證研究之樣本。主題變數方面以容積率、是否為住宅大樓及人口密度來分析各變數對房價之影響。藉由普通最小平方迴歸及分量迴歸分析結果發現，高密度之都市發展將造成住宅平均價格下跌，對中低總價住宅亦產生價格下跌的效果，因此高密度都市發展型態將增加居民福利水準，增進都市整體效益。 / Nowadays, most nations in the world has thought of the urban form of high density development as a mean to pursue sustainable development. For policy planner, what they care is whether high density development would influence residents about the variation of welfare for living. Literatures of past empirical research also show that high density development will have the effects of rising or falling on housing prices, which leads to the motive of this study and also leads to a better understanding of how high density indicators would impact housing prices in Taipei City. However, what’s the impact for every income class through the implication of this urban development policy is impossible to know if we use OLS models, therefore, our study adopts Quantile Regression to enhance the interpretable abilities for every variable. Accordingly, our study uses 1268 property-trading-records from 2004 to 2007 as samples, which all locate within 12 districts in Taipei City. We use floorage ratio, residential building and population density as main variables to analyze their impacts on housing prices. The result shows that high density development will both lead to falling of average housing prices and middle and low housing prices. Consequently, the urban form of high density development will enhance the level of residents’ welfare and improve the benefits for all urban area.