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.

本文考察了中央地方財政自主性的變化，地方政府日益增長的對土地相關收入的依賴以及中國社會總體穩定程度，三者之間的因果關係。使用24個省、市、自治區，跨1998年至2006年的面板數據的回歸模型結果顯示地方政府從土地和房地產相關產業發展上獲得的收入顯著的惡化了以來信來訪數量衡量的社會穩定程度。而地方財政自主性的增強則可以抑制地方政府謀取壟斷地租所導致的信訪數量的增加。 / 本文認為，信訪量的持續攀升與拆遷征地糾紛不斷的直接肇因是1994年開始實行的一系列稅收改革所改變的中央地方政府之間的稅收分配以及稅收結構。地方政府近乎掠奪性的征地拆遷以囤積土地獲得壟斷性租金收入的做法都與該變化有關。但同時，上述現象也受到了以信訪為代表的黨政糾紛解決渠道與以訴訟為代表的司法糾紛解決途徑在威權政體等級制度中的局限性的影響。在等級制度中，中央和地方政府因自身利益不同而存在博弈關係，在各級政府之間還存在權力與相應社會責任分配上反向的 “差序格局“。層級越高的政府，掌握越多的政治權力以及相應的可供其用來“尋租“的政治與經濟資源，卻承擔越少的社會責任和風險。 / My dissertation investigates the causal mechanisms among three factors, the relative change of the central-local fiscal autonomy after 1994 fiscal reform, the increasing of local land derived-revenue in recent years, and the variations in the general level of social stability. Using a panel data set covering 24 provincial level administrative units in China during 1998-2006, the study suggests that the income local governments earned from land and real estate developments substantially and significantly threaten social stability. It also reveals that more fiscal autonomy of local governments does help restrain rising level of instablity caused by local governments' incentive to capture monopoly rent from land. / The findings are consistent with the argument that the fiscal rearrangement and restructuring provide incentives to local governments to practice fierce land requisition and house demolition in order to get monopoly rents through land hoarding. Yet the general level of social stability is also affected by the restrictions of disputes resolution channels lie within authoritarian hierarchical structure. The study highlights how two of the most important disputes resolution channels in China, i.e. petition and litigation, reflects the different incentive structure of central and local governments. / Detailed summary in vernacular field only. / Detailed summary in vernacular field only. / 韓佳. / Thesis (Ph.D.)--Chinese University of Hong Kong, 2012. / Includes bibliographical references (leaves 196-201) / Electronic reproduction. Hong Kong : Chinese University of Hong Kong, [2012] System requirements: Adobe Acrobat Reader. Available via World Wide Web. / Abstracts in Chinese and English. / Han Jia. / 目錄 --- p.12 / 致謝 --- p.8 / 圖表索引 --- p.16 / Chapter 第一章 序言 --- p.20 / Chapter 1.1 --- 問題緣起 --- p.20 / Chapter 1.2 --- 文獻回顧 --- p.30 / Chapter 1.3 --- 實證材料來源說明 --- p.33 / Chapter 1.4 --- 章節小節 --- p.36 / Chapter 第一部份 --- p.38 / Chapter 第二章 --- 中央地方財政關係影響下信訪數量變化 --- p.38 / Chapter 2.1. --- 计量模型及变量描述 --- p.38 / Chapter 2.1.1 --- 計量模型 --- p.38 / Chapter 2.1.2 --- 變量描述 --- p.41 / Chapter 2.2 --- 統計模型與實證結果 --- p.57 / Chapter 2.3 --- 章節小節 --- p.61 / Chapter 第三章 --- 土地財政及其對國家社會關係的影響 --- p.64 / Chapter 3.1 --- 中央地方相對財政自主性 --- p.70 / Chapter 3.2 --- 土地開發和房地產開發：地方政府的第二財政 --- p.79 / Chapter 3.3 --- 由土地開發引起的糾紛：以白虎頭村土地維權事件為例 --- p.94 / Chapter 3.3.1 --- 廣西北海市白虎頭村土地維權事件 --- p.95 / Chapter 3.3.2 --- 導致糾紛的原因 --- p.108 / Chapter 3.4 --- 章節小節 --- p.115 / Chapter 第二部份 --- p.116 / Chapter 第四章 --- 土地征用糾紛的解決途徑比較 --- p.116 / Chapter 4.1 --- 當土地征用糾紛遭遇司法途徑 --- p.117 / Chapter 4.2 --- 信訪途徑與法治途徑？一個實證分析 --- p.124 / Chapter 4.2.1 --- 弱化信訪途徑即等於強化法治途徑嗎？ --- p.124 / Chapter 4.2.2 --- 計量模型，變量描述和數據介紹 --- p.127 / Chapter 4.3 --- 實證結果和穩健性檢驗 --- p.132 / Chapter 4.3.1 --- 實證結果 --- p.132 / Chapter 4.3.2 --- 估計結果的穩健性檢驗 --- p.135 / Chapter 4.4 --- 章節小節 --- p.136 / Chapter 第五章 --- 權力互動：信訪制度的歷史分析 --- p.138 / Chapter 5.1 --- 信訪現狀：以土地信訪為例 --- p.138 / Chapter 5.2 --- 信訪制度演進的理論分析架構 --- p.145 / Chapter 5.3 --- 信訪制度的歷史演進 --- p.152 / Chapter 5.3.1 --- 毛澤東時期的信訪制度 (1950-1976年) --- p.154 / Chapter 5.3.2 --- 鄧小平時期的信訪制度 (1978-1993年) --- p.164 / Chapter 5.3.3 --- 江澤民時期的信訪制度 (1993-2003年) --- p.172 / Chapter 5.3.4 --- 胡锦涛時期的信訪制度 (2003年-至今) --- p.178 / Chapter 5.4 --- 章節小節 --- p.188 / Chapter 第六章 --- 結論 --- p.190 / 參考書目 --- p.196

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。

This study investigates the potential economic impact of a land tax implemented in terms of the Local Government Municipal Property Rates Act No. 6 of 2004 (“the LGMPRA”) on selected commercial farms in KwaZulu-Natal (KZN) using individual farm data for the period 2001-2006. The study first presents a brief history of land taxes around the world, describing the origins, prevalence and rates of land tax in the United States of America (USA), Australia, Britain and some Nordic countries. This sets the background for a brief history of land taxation in South Africa up to the implementation of the LGMPRA. The study then identifies the economic effects of a land tax, highlighting issues such as the capitalization of a land tax, relevant views of this tax, valuation methodologies, the advantages and disadvantages of a land tax, and the effects of a land tax on future capital investment on farms. Thirdly, the study presents key provisions in the LGMPRA pertaining to farmers with regard to land tax rebates, reductions and exemptions, farmland valuations and the determination of a land tax rate. The effect and applicability of these rebates, reductions and exemptions on the effective land tax rate are also discussed. Fourthly, the study uses a Residual Income Methodology (RIM) framework to estimate the annual economic profit (return to risk and land excluding capital gains) for five different case study farms in the Mtonjaneni and Umgeni municipal districts of KZN. This RIM framework makes allowance for the opportunity cost of management in estimating annual economic profit. These case studies are typical of the main farming enterprises in KZN such as sugarcane, timber, intensive poultry, intensive dairy, cattle, maize and potatoes. Sensitivity analysis is then applied to assess the effect of land tax rates ranging from 0.5% to 5% of the market value of land and fixed improvements on the five farms’ ability to pay a land tax after accounting for rebates proposed by the Department: Provincial and Local Government (DPLG). The estimated mean annual rate of return to risk and land (excluding capital gains) prior to the land tax for the five case study farms during 2001-2006 ranged from -8.50% to 2.94%, with an average of -1.74%. The case farms’ ability to pay a land tax rate of 1% on the value of improved land with and without proposed DPLG rebates from annual current operating returns ranged from zero to five out of five years, with an average of two out of five years. A 2% land tax rate with such rebates could be financed using annual current operating returns also only in two out of five years on average. These results suggest that land taxes at the proposed rates of 1.5% (Mtonjaneni) or 1% (Umgeni) on these specific farms would markedly reduce the incentive to invest in farm improvements These results also indicate that further research in KZN and other provinces in South Africa needs to be conducted to help ascertain the effects of the implementation of the LGMPRA in other municipalities. / Thesis (M.Agric.Man.)-University of KwaZulu-Natal, Pietermaritzburg, 2007.

建設公司為典型的內需產業，隨著國內經濟的發展而變動。在民國80年後房地產市場因經濟與政治的動盪而一路下滑，陷入長期的衰退時期，因此政府採取許多利多措施以振作該產業的發展，而土地增值稅減半徵收政策就是其中一項振興措施。土地增值稅減半措施可以降低土地的交易成本，被房地產市場認為是利多消息，而國內研究多從投資人的觀點探討政策對股價的影響，未曾探討該政策對身為房地產市場供給者之建設公司經營效率的影響程度。 因此，本研究針對1998年至2003年的36家上市櫃建設公司，採用資料包絡分析法與大邊界法的概念，畫出單一包絡曲線以涵蓋整體樣本期間，求出所有樣本的效率值並分析其長期趨勢，以探討減半徵收政策對建設公司成本效率、配置效率與技術效率的影響。 實證結果顯示，政策實施後之純技術效率顯著大於政策實施後，而政策實施後之規模效率則顯著小於政策實施前；以Tobit迴歸分析顯示，政策實施對建設公司整體而言有提升配置效率與純技術效率的效果，但規模效率是下降的，表示建設公司尚未達到最適生產規模，仍有調整提振的空間。另外，就不同組織型態下的建設公司探討政策對其影響程度，若就上櫃建設公司與上市建設公司兩個子群體分別觀察，分析結果發現上櫃建設公司在政策實施前與實施後之成本效率、整體技術效率、純技術效率與規模效率皆顯著大於上市建設公司，且政策實施對上市建設公司之純技術效率有大幅度提升的效果，而Tobit迴歸分析亦顯示上櫃建設公司之經營效率較上市建設公司為佳。從有無集團背景著眼分析顯示非屬於集團企業之建設公司在政策實施前與實施後之成本效率、整體技術效率與純技術效率皆顯著大於屬於集團企業之建設公司，而Tobit迴歸分析亦顯示屬於集團企業之建設公司在整體技術效率方面不如非屬於集團企業之建設公司。 / Developers as the typical domestic demand industry change with development of the domestic economy. Because of turbulence of the economy and politics the real estate market fell into long-term decline after 1990. So the government took many favorite policies to improve the development of this industry, and the Land Value Increment Tax (LVIT) cut was one of those policies. The LVIT cut could reduce the transaction cost of the land, so it was thought a profitable policy to the real estate market. Most domestic researches are based on the investors’ view to test the impact of the policy on stock market, but not focus on the influence on the suppliers of real estate market, developers. In order to trace the trend of developers’ efficiency, this research employs data of 36 listed developers from 1998 to 2003 and applies Date Envelopment Analysis (DEA) to construct a grand frontier. Therefore, based on the trend of grand frontier this research could examine the impact of LIVT cut on developers` cost efficiency, allocation efficiency and technical efficiency. The major findings of this research as follows. The statistical results show that pure technical efficiency after the policy is statistically significant greater than that before the policy, and scale efficiency before the policy is statistically significant greater than that after the policy. The Tobit regression suggests that the implement of the LIVT cut could improve pure technical efficiency and allocation efficiency but drop scale efficiency. The finding suggests that developers have not yet reached the best scale and still have adjustment space. In addition, this research examines the impact of the policy on developers under different organization type. First, to divide developers into TSE and OTC. The analysis result shows that whether before the policy or after the policy cost efficiency, technical efficiency, pure technical efficiency and scale efficiency of OTC are statistically significant greater than that of TSE, and Tobit regression also shows that business efficiency of OTC is greater than that of TSE. Besides, from views of group background, the analysis result shows that whether before the policy or after the policy cost efficiency, technical efficiency, and pure technical efficiency of independent developers are statistically significant greater than that of group developers, and Tobit regression shows that technical efficiency of independent developers is statistically significant greater than that of group developers.

Vid fastighetstaxering av lokalhyreshus tar inte värderingsmodellen för mark hänsyn till att det finns utrymmen under mark som generar hyresintäkter. Det innebär att taxeringsvärdet för markvärdet möjligtvis inte avspeglar marknadsvärdet.  Syftet med arbetet är att göra en kartläggning av två svenska städer för att tillhandahålla underlag som hjälper Lantmäteriet i sitt arbete att förbättra kvaliteten på taxeringsvärdet. Målet är att identifiera möjliga samband mellan marknadsvärdet i jämförelse med taxeringsvärdet för fastigheter med och utan utrymme under mark.  Metoderna som tillämpas är en kvalitativ analys av köpesummor i förhållande till taxeringsvärden och kvalitativa intervjuer. Analysen av köpesummor utfördes för att besvara om utrymme under mark påverkar marknadsvärdet jämfört med taxeringsvärdet. Intervjuerna syftar till att ge djupare kunskap om värdet för utrymme under mark. Resultatet från analysen av köpesummor visade att marknadsvärdet inte påverkades av utrymme under mark. Däremot framgick det i intervjuerna att markvärdet för utrymme under mark bör behandlas annorlunda vid taxering eftersom det har ett beaktansvärt värde. Slutsatsen blev därför att utrymme under mark som genererar intäkter borde tas med i fastighetstaxeringen under säregna förhållanden. / At a property tax assesment of a non-residential rental housing unit the valuation model of land does not take in to consideration the space beneath it that generate revenue from rent. This means that the tax assessment value of the land does not necessarily reflect the market value.   The purpose of this paper is to make a survey, of two Swedish cities, that can provide the National Land Survey with information that can help them improve the quality of the tax assessment value. The aim is to identify possible connections between the market value in comparison to the tax assessment value of properties with and without space beneath ground.  The methods used are a qualitative analysis of the purchase price in relation to tax assessment values and qualitative interviews. The analysis of the purchase price was done to answer if space beneath ground affects the market value compared to the tax assessment value. The interviews aim to create a deeper knowledge of the value of space beneath ground.  The results from the analysis of the purchase price showed that the market value was not affected by space beneath ground. However, it emerged in the interviews that the land value for space beneath ground should be handled differently during assassment, because it has a noteworthy value. The conclusion was that space beneath ground that generates revenue, should be included in the property tax assessment under special conditions.

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本文係採公共政策理論方法，兼顧土地課稅政策目標與政治行政可行性兩方面分析比 較何類土地稅基較適合我國目前政治體制，俾政府所面臨之地價稅基偏低無法達成政 策目標，而地價高漲民眾又可能抗稅；及公告土地現值偏低，漲價歸私，但土地徵收 補償時，民眾又抱怨地價過低影響其權益等之兩難問題能獲得解決，全文共分七章廿 二節，茲扼要說明其內容如下： 第一章 緒論：說明本文之研究動機與目的，研究範圍與限制，研究方法與流程，並 就相關文獻加以探討。 第二章 土地課稅理論與立法沿革：說明土地稅之理論根據，平均地權與漲價歸公， 我國土地稅稅基立法演進，並就土地稅之功能加以分析。 第三章 土地稅稅基問題與影響：說明作為地價稅稅基之公告地價與土地增值稅計徵 標準之公告土地現值所產生的問題及其影響。 第四章 地價稅稅基分析：探討地價稅性質與課稅地價查估方式，並依公共政策理方 法就地價永以為定，每年規定一次與每隔三年規定一次作為地價稅稅基方式加以比較 分析，再以問卷調查社會各界對地價稅稅基之看法，以供分析結果參考。 第五章 土地增值稅稅基分析：說明土地增值稅特性，並依公共政策理論方法就公告 土地現值，實際移轉地價，標準宗地地價三種土地增值稅計徵標準方式加以比較分析 ，再以問卷調查社會各界對土地增值稅計徵標準之看法，以供分析結果參考。 第六章 土地稅稅基改進方向與配合措施：論述土地稅稅基改進方向與掌握課稅地價 之配合措施。 第七章 結論與建議：綜合各章所述作一結論分析，並提出建議。

La thèse s’interroge sur l’articulation entre la plus-value foncière et l’infrastructure routière dans la fabrique urbaine à travers le cas de la ville de Tananarive. L’analyse est focalisée sur les effets des infrastructures dans la valorisation des terrains sis à proximité des nouvelles routes construites au début de l’année 2000 à Tananarive. En effet, dans un contexte de croissance urbaine et de faible disponibilité des terrains constructibles, la pression sur le gisement foncier autour des nouvelles routes qui traversent des rizières et des marais est accrue. Cependant, l’analyse de la transformation du gisement foncier révèle l’anticipation de réalisation des infrastructures routières. Il s’agit précisément de l’anticipation des plus-values foncières. Si les effets des infrastructures sur le prix immobilier et la valorisation foncière sont bien documentés, l’analyse des effets portant sur l’anticipation foncière est moins bien approfondie, notamment pour les villes en développement comme Tananarive. La thèse apporte des éléments de réponse à ces lacunes en croisant l’analyse la dynamique historique du lien entre infrastructure routière et rente foncière dans le développement de la ville de Tananarive et les instruments (PPP) ou les stratégies mobilisées par les acteurs urbains (publics, privés) autour des nouvelles routes. En effet, l’effet de valorisation foncière des nouvelles routes résultent de dynamiques historiques de l’évolution de la ville et des stratégies spatio-temporelles des acteurs urbains autour des infrastructures / This thesis deals with the question of articulation between infrastructure transport and land value in urban making. It examines the impact of road infrastructure on property value close new road infrastructure in Antananarivo (capital of Madagascar). In the context of land pressure because of the lack of land availability and growing urbanization, urban sprawl around the new road have been transforming hectares of marshes and lowlands used for rice-growing. But the conversion process of this land show the expectation of the road infrastructure impact on property value which have influenced urban making. Although the research of infrastructure impact on house’s price or land value is well documented and concentrated in the case of western cities, no more research study the case of developing cities and little attention has been given to the impact of expectation property and land values. By studying the land strategy of actors (public and private actors) through public policy instruments: the use of Public-Private Partnership (PPP) as tool for negotiation in urban making and infrastructure project and the developing of town planning documents nearby new road infrastructure area, this work point out how do actors negotiates public policy instruments to create property and land values and expect it? But this impact is part of the historical dynamic of the city’s development. In fact, we suppose that the effect of road infrastructure on land value depends on the historical context of urban sprawl by road and on land strategy of anticipation of actors by public policy instrumentation. Keywords: Land Value, Private-Public Partnership, Coalition, Road Infrastructure, Urban Sprawl, Anticipatio

目前我國地價制度，主要係依地價調查估計規則規定，查估公告土地現值及公告地價。價格評估主要採區段地價方式，可能造成忽略土地個別因素影響，造成評估價格明顯遠離市價。近年來我國推行地價基準地制度，期透過引進不動產估價技術規則之規範，以個別估價方式評估基準地價格，以真實反映價格與市場波動情形。然基準地評價屬一序列式之估價方式，其評估過程是否為獨立且客觀仍須進一步加以驗證。本文依循Quan-Quigley部分調整模型之理念，對高雄市地價基準地之重估價案例進行研究，透過迴歸分析分別衡量估值與當期市場價格、前期估值之關係，推估地價人員之信心水準，並進一步分析地價基準地制度是否能確實反映市場價值波動情形。研究結果顯示估價人員存在價格部分調整策略，信心水準值偏低，存在嚴重依賴前期估值之行為，隱含地價基準地評價存在估價平滑之現象。 / Previous studies defined appraisal smoothing as reduced volatility or the lag structure of appraisal-based index as compared to transaction-based index. Most of these studies examined by aggregate level and used extensive data sets to de-smooth the appraisal-based index. This paper aims to observe smoothing behavior amongst appraisers in Taiwan. It uses re-appraisal data of the land value benchmark in Kaohsiung city and modifies the partial adjustment model, developed by Quan and Quigley. Use the concept of regression analysis to measure the ratio between the current appraisal, current market value and the pre-appraisal. By establish the confidence value, we may observe the behavior of appraisers and public assessors, and distinguish if the behavior is rational or not.