全球化發展及產業結構轉型，造成都市計畫工業土地需求降低，導致工業土地閒置。再者，因都市地區快速發展，都會區住宅需求增加，房價高漲，致引發開發商對取得成本相對較低之都市計畫工業土地開發動機。土地開發過程中，自土地取得、規劃、興建等一連串交易行為所衍生之交易成本不容小覷。當交易成本為零的情況下，財產權得被清楚界定，故賦予財產權予任何人，資源分配結果均不會受影響，此時透過私下協商即可達最有效率之使用，無需政府干預。然在現實生活中，交易成本大於零，使得財產權界定困難度增加。土地使用分區管制界定了土地財產權，致開發商為尋求更大租利，而藉由尋租行為改變土地使用管制環境，進而影響土地使用分區管制決策與財產權結構。 　　本研究從交易成本理論探討開發商就都市計畫工業土地轉變使用開發架構選擇，藉由就新北市都市計畫工業土地轉變使用與交易成本分析，瞭解開發商就該等土地進行開發時，採取合法或違規轉變使用開發架構選擇及其交易成本暨交易特性。再自土地開發過程、財產權界定、尋租及交易成本理論等相關文獻回顧及所蒐集之新北市都市計畫工業土地轉變使用建案資料中，選取適當變數，建立Logistic迴歸模型。經實證測試結果，影響開發商就都市計畫工業土地轉變使用開發架構選擇因素為建案規模之戶數、總樓地板面積、交易特性中資產特殊性之開發時機及時間之存續時間。最後，依據本研究成果，提供政府機關於管制都市計畫工業土地轉變使用之參考。 / As a result of the development of globalization and the industrial restructuring, the demand of urban industrial land decreased, leaving the industrial land unused. Moreover, because of the rapid development in urban areas, the housing requirements in metropolis increased and the price rose highly, triggering off the motive for developers exploiting relatively low cost urban industrial land. During the process of land development, the transaction cost deriving from a series of trade behaviors including the acquisition of land, planning, construction is high. When the transaction cost turned zero, the property right should be defined obviously; therefore, the property right endued with anyone and the resource-allocation consequence won’t be influenced. Under this circumstance, it can reach the most efficient using via private negotiation, without the government’s intervention. However, the transaction cost is greater than zero in the real life, leading the definition of property right too difficultly. Zoning defined the land property right. In order to obtain more benefits, the developers change the regulatory environment of land use by rent seeking and then affect the decision of zoning and the structure of property right. This study discusses the developers’ choices for converse structure of the urban industrial land based on the transaction cost. According to the New Taipei City conversing use of the urban industrial land and the transaction cost, we could analyzed the developers adopted legal or illegal choices for conversing the exploitative structure and its transaction cost of trade characteristic. Furthermore, the study selects the appropriate variables to establish logistic regression models from the related literature reviews such as the process of land development, property right definition, rent seeking and transaction cost theory and the collected data of the New Taipei City. After actual proof, the factors influence developers’ choices for conversing the use of urban industrial land including the household scale of building project, total floor areas, the development timing and durations of asset specificity for trade characteristic. Lastly, this study will be a reference to provide government in controlling conversion the use of urban industrial land.