La valeur vénale et locative se définit en droit, en jurisprudence et en doctrine, mais elle se concrétise en économie…C’est toute l’ambiguïté et la différence entre une valeur et un prix.A l’inverse de l’agent immobilier qui se focalise sur le prix du bien qu’il envisage de vendre, l’expert se concentre sur l’objectivation juridique d’une valeur qu’il va déterminer en s’appuyant sur la comparaison des prix dont il va avoir connaissance.Depuis plus d’une dizaine d’années, j’ai essayé à travers mes différentes recherches, enseignements et publications d’éclaircir les problématiques juridiques, économiques, techniques et maintenant écologiques, liées à la valeur vénale ou locative.J’ai pu publier une cinquantaine de contributions sur des sujets transversaux.Mon projet de thèse sur travaux envisage d’effectuer la synthèse de ces travaux en approfondissant et en complétant certains sujets, en explorant les nouvelles problématiques environnementales et en examinant les possibilités de transposition dans notre droit interne des nouvelles directives européennes liés à l’évaluation immobilière. / Market and rental value is defined in law, in jurisprudence and in doctrine, but is put into concrete form in economics.There in lies the ambiguity of the difference between value and price.Unlike the estate-agent, who focuses on the price of the property he plans to sell, the real estate valuer concentrates on the juridical objectification of the value, which he will determine by comparing the prices which he has knowledge of. For over ten years I have been trying, through my various research projects, teaching and publications, to throw some light on the juridical, economic, technical and now environmental issues linked to market and rental value.I have published some fifty papers on cross-discipline subjects.In my thesis project I plan to synthesize this work, going more deeply into certain subjects and adding to them, exploring the new environmental issues and examining the possible ways in which the new European directives concerning real-estate appraisal could be transposed into our domestic law.

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