都市更新權利變換模型之研究-以土地所有權人觀點出發

Abstract

為促進都市土地的再開發與利用、改善都市環境與復甦機能與避免老舊建築物於災難時發生危難，都市更新已成為近幾年來之趨勢。然而，現今都市更新礙於雙方資訊不平等以及其他諸多因素，導致現行都市更新效率不彰、政府推動都市更新不力。 都市更新中，土地所有權人常常礙於對都市更新事業較不熟悉，而最終於權益分配上，大多處於較弱勢之局面，進而導致雙方互相不信任。大多數的土地所有權人由於不諳都市更新專業，因此，本研究期望建立一套以土地所有權人觀點出發之財務模型，參照土地開發模式計算土地所有權人之權益，並剖析實施者在都市更新成本上支出與最終更新事業後之權益分配，希冀此研究可以讓使用者在使用上較易上手。 研究中，除提供一套以土地所有權人觀點出發的財務模型，另外也將營建成本估價表、建材等級設備表合併成為建築物營造成本模型。該模型除將上述兩表合併、提供原有之內容外，本研究亦利用案例分析，將各類營造內容、成本百分比、廠牌結合，期望使用者在都市更新中，除得知房屋權益之外，亦可得知建材設備內容。 最終，本研究再利用過去案例之參數假設與驗證後，討論各項誤差與最終分配，並期望未來在都市更新中，可供未來土地所有權人有一簡單之工具，了解自身權益分配。

To facilitate the regeneration of urban land, improvement of the urban environment and the recovery function of old buildings, urban renewal has become a trend in recent years. However, nowadays, owing to information asymmetry and other factors, urban renewal is not efficient and the government could not promote it effectively. Recently, compared with implementers, landowners are mostly in the weaker situation because of unfamiliarty on the urban renewal business, which often contributes to mutual distrust. Therefore, in this thesis, we are hoping to establish a financial model from the point of the landowners’ view. Also, it will calculate the interests of landowners via the land development model and analyze the implementers’ expenditure on urban renewal. We hope that the user will find it easier to deal with the urban renewal business in the future. In this study, we not only provide a financial model from the landowners’ view, but also combine construction cost lists and a facility table to be the building construction cost model. This model will provide the cost data, facility level and brand. We expect that the user can both realize their financial profits and their building facilities status. Finally, we will utilize the past cases to verify that our financial models are reliable and provide a simple tool to landowners by realizing their own interests.