都市更新價值分配與試算之研究

Abstract

民間推行都市更新案，地主整合時程長久為眾所皆知的問題，整合過程中最令地主關心的訊息之一末過於'未來我能分多少權益？'。雙方協調價值分配，時常發生實施者對於地主的資訊不對稱、資訊隱瞞又或者為地主之拿翹行為，造成建商與地主價值分配的談判時程冗長，其分配結果若沒有達到雙方合意點，則都更案僅能繼續延宕下去。 民間推行都市更新的方式最常見為權利變換與協議合建兩種方式，而近一步探討其價值分配之種類，本研究將其分為約定比例、貢獻比例、委託建造與固定條件等四種價值分配並解析其價值分配之架構。 本研究再結合土地開發試算、共同負擔費用與相關都市更新獎勵與法規建構一個都市更新財務試算模型，並藉由專家訪談來修正架構與參數。試算都市更新基地建商與地主雙方在不同價值分配之種類下，初估所能分回的權益價值，供雙方於價值分配談判時做參考，以減少資訊落差與談判協議點之距離。其試算架構特別針對地主立場來設計，供地主方能找出被隱藏的資訊，藉此了解實際可能分配到的權益區間，以避免漫天開天價成為釘子戶拖延都更進度。

In Taipei, the problem of long time integration with landowners is known as a difficulty for private urban renewal, In the integration process, the message that landowner most concern is 'How many equity value he can get in the future?' When construction developers negotiate the value proportion with landowners, they often hide the information, or the landowners become a nail house as they want to get more equity. And thus, it causes a long time for both sides to negotiate the value distribution. That is one of reasons why urban renewal can’t be succeed. The study proposes to explore the types of value distribution and classifies as four types of value distributions in this research. They are “the agreed proportion”, “the contribution proportion”, “Commissioned the Building”, “Fixed Conditions”. And this study will analysis the structures of these value distributions. This study combines land development analysis, joint burden fee and urban renewal regulations and then constructs a model of urban renewal financial calculating model. The structure and variables of the financial model are revised by interviewed with experts, and then calculate the different types of value distributions for construction developers and landowners. With these results, equity distribution value of both sides can be allocated when negotiating. This can reduce the information gap and distance to negotiation agreement, especially useful for landowners to find out the hidden information, understand the actual interest which could be assigned to equity interval, and to avoid delay urban renewal progress, because of unreasonable asking prices.