宜蘭縣農地價格影響因素之探討

Abstract

臺灣屬於海島型國家，在氣候與環境條件上，非常適合農作物的栽種與生長，因而造就了臺灣農作物的產量豐富而且多樣；而在農業生產條件中，農地扮演著重要的角色，因此，如何保護有限的臺灣農地資源，避免農地被不當利用而逐漸減少，以確保臺灣農業的永續經營與長久發展，成為近年來最值得探討的議題。 行政院農業委員會在2000年的農業發展條例修訂中，放寬農地購買人資格，以及2006年連接大台北與宜蘭縣的國道5號雪山隧道通車後，宜蘭縣旋即因地理位置緊鄰大台北都會地區，因而受都市化衝擊嚴重，使得宜蘭縣農地非農用情況明顯增加，而坐擁豐富農業產能及天然景觀資源的宜蘭縣，在近二十年期間因都市化效益明顯，致使宜蘭縣普遍面臨著農地大量流失，以及農地價格飆漲的窘境。 因此本研究以宜蘭縣為研究地區，採用的研究方法為普通最小平方迴歸模型統計分析，資料來源選取內政部不動產時價登錄系統內之實際農地交易價格資訊，資料範圍選自2012年8月1日至2021年6月30日間，以宜蘭縣農地交易價格做為本研究應變數依據；並擇定十一個價格特徵項目，如：土地移轉總面積、土地使用分區、興建農舍限制、與民宿距離、與溫泉距離、與觀光飯店距離、與休閒農場距離、與火車站距離、與國道距離、與河流距離等，作為本研究多元迴歸分析的自變數參考項目，以探討影響宜蘭農地價格變化之因素。 經本研究發現，在農地交易價格與各項自變數的對應關係中，由普通最小平方法(OLS)實證分析結果顯示，土地移轉總面積越大，以及面積符合興建農舍限制時，農地交易價格較高，而距離火車站、溫泉、國際觀光飯店、休閒農場等交易點位越近，其農地交易價格越高，與之距離越遠，則農地交易價格越低；而距離河流、民宿等交易點位越近，農地交易價格則越低，與之距離越遠，則農地交易價格越高；另外，坐落在非都市計畫區內之特定農業區及一般農業區農地，其交易價格相較於坐落在都市計畫內農業區之農地明顯為低。

The good climate and suitable environment for crop plantation in Taiwan it’ makes crops abundant and diverse. Among several factors, Taiwan’s farmland plays an important role. Therefore, proecting Taiwan’s farmland resources to avoid depletion due to improper use and ensuring sustainable farming and long-term development in Taiwan has become critical issues worth to be discussed in recent years. Yilan County enjoys a rich agricultural capacity and natural resources. However, in recent 20 years, Yilan has faced the problem of loss of farmland and its price hike. The reason can be seen as the change of policy to relax the eligible of farmland for buyers. And rapid urbanization of Yilan has increage in non-agricultural uses of farmland. The study uses analysis regressional to examine the impact of changing farmland prices in Yilan. The actual farmland transaction price data source comes from the system of the actual price registration of the real estate from the Ministry of the Interior between Aug. 2012 and Jun. 2021, several features, Including the total area of land transfer, land use districts, limitation on building up a farmhouse, and the distance between areas such as accommodation, hot spring, hotel, leisure farm, railway station, national highway, and rivers, are selected as potential determines for farmland price. The relationship between the farmland transaction price and various independent variables in terms of OLS results shows that the higher farmland transaction price could be influenced by the larger total areas of land transfer, the area conforming to the requirement of farmhouse, the location close to the railway station, hot spring, and hotel. On the other hand, the location close to the rivers and accommodations shows that the price of farmland transactions is lower. Besides, the price of farmland transactions is also lower if the location is located in general agricultural areas or if it is not located in specific agricultural areas in urban planning areas.