蒙古烏蘭巴托都市地價區位因子分析

Abstract

蒙古國從獨立建國以來，以從原本共產主義轉型成為市場導向的資本主義。導致土地使用、地價、土地私有化等市場活動也越驅蓬勃，尤其在蒙古國的首都「烏蘭巴托（Ulaanbaatar）」尤其明顯。如何衡量與評估土地的使用與地價間之關係，不管是政府、私人企業或組織，都將是非常重要的課題之一。因此，本研究將針對烏蘭巴托都市地區以及附近的蒙古包（ger）地區，研究區位、土地使用以及地價之間的關係，並且探討不同的稅收制度、都市規劃以及經濟活動對於土地使用、地價之影響程度與相關因子。研究結果顯示：(1)在烏蘭巴托都市地區，其地價以Sukhbaata為最高，一平方公尺的地約為140萬蒙古幣（相當於4萬元台幣），其次為Khan-Uul, Bayangol, Bayanzurkh以及Chingeltei，最低為Songinokhairhan地區。(2)蒙古包地區以Sukhbaatar 以及Bayangol較高，Songinokhairkhan以及Bayanzurk較低。(3)影響地價的因子包括人口的多寡、收入高低、地區的經濟活動、都市規劃政策、交通、科技技術等。透過本研究之結果，可以瞭解一個轉型為市場導向的新興城市，其政策、經濟等相關因素如何影響至土地使用以及地價等的變化，提供政府、商業組織一項有效的參考指標。

Our country has recently shifted to a market economy. Due to this factor, intensified land reform activities are underway including allocation of land for private ownership. Land privatization activies started to be implemented in the capital city, Ulaanbaatar. It is necessary for Mongolian conditions that land valuation and assessment is done properly because land privatization will have long term and sustainable impact on many organizations, enterprises, households and individuals. During this survey work, valuation of developed areas of UB and ger districts was done differently depending on the site location. This survey work will serve as an important base material for putting land into an economic process. 1. Survey outputs and results 2. The survey will have the following outputs and expected results: Putting land into economic process 3. Setting a standard value of land 4. Making a feasible assessment of land for taxation purposes, setting a grounded fee for land 5. Formulating a sophisticated land use planning, allocating buildings and object for construction according to a plan having positive impacts on different land transactions. Based on the research it will be possible to determine the lowest and the highest level from prices calculating the yearly payment and basic estimation of quality. Over time the demand for land resources have changed, brought about by the changes in the size of income and tastes the population, the rate of economic growth, methods of transport, and the techniques of production and distribution. On the supply side, existing buildings wear out or become less suitable to present uses, and the cost of constructing new buildings or adapting old buildings changes.