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摘要下載
年度
103
專案性質
非實驗性質
專案類別
研究專案
研究主題
評估
申請機構
中國文化大學
申請系所
土地資源學系
專案主持人
李家儂
職等/職稱
副教授
專案中文名稱
土壤及地下水污染整治與再開發對周邊不動產價格與租稅收益影響之探討
中文關鍵字
土壤及地下水污染;特徵價格法;願付價格法;污染整治
專案英文名稱
A study on soil and groundwater pollution remediation and redevelopment of the surrounding real estate prices and tax revenue impact
英文關鍵字
執行金額
執行期間
2013/11/25
至
2014/11/24
計畫中文摘要
土壤及地下水污染場址整治後,將回復其原土地使用狀態,而該場址或 周邊不動產價格似也將回復原本水準。然而,依國內桃園中壢過嶺加油站污 染裁決結果,認為即使整治完成後,污名可能仍續存一段時間。但似缺乏實 證結果證實,而目前文獻大多討論個別污染土地之價值與估價方法,卻甚少 討論污染整治與再開發後對周邊不動產價格影響的程度、範圍與時間點。此 外,於實務上,目前整治工作進行較為緩慢,係限於整治成本龐大,而整治 後效益具有相當之不確定性所致。因此,如能確實評估污染整治後所能產生 之經濟效益,甚而能有效地回收運用效益,並透過整體再開發計畫增加效益, 則將有助於提升整治計畫的財務可行性,加速國內整治計畫之推動,且能更 有效率的分配相關經費資源。 本研究透過特徵價格法、成對交易案例分析及條件評價法,估計整治前、 後與再開發的不動產價格變化,並試圖釐清其影響範圍與時機。經實證分析 結果,顯示特徵價格法將受到交易案例之限制,以致污染整治效益之評估有 其困難性。是故建議透過條件評價法,以消費者之觀點,進行污染場址對周 邊不動產價格之影響分析,藉以實證整治與再開發假設市場之願付價格。實 證結果顯示 RCA 原桃園場址進行污染整治後,受訪者平均願付價格為每坪 11.58 萬元,僅略高於現況(每坪 10.5 萬元),約 10%之增幅,但如結合相關 再開發計畫,如百貨商場、體育場、公園綠地等開發型態,其願付價格將提 升至每坪 13.97 萬元,較目前現況房價增加 33%。顯示污染整治結合再開發 對於房價之影響較為顯著,而未來 30 年期間將可產生 2.69 億元的地價稅增 額估計數,可藉以挹注土污基金,並提高民間參與誘因。最後,建議修訂土 污基金保管及收支辦法,以建立租稅增額挹注基金制度。
計畫英文摘要
When contaminated site will be remediated, it would be reused. The market price of site or the surrounding real estate may go back to its original level. However, according to the adjudication of station pollution case in Chungli, it pointed out that the stigma may still subsist for some time even if remediation is complete. But it seems lack of empirical results and most of the current literatures discuss the value of individual contaminated land and its valuation methods. There were rarely discussed the impact degree, scope and time of the surrounding real estate prices. In practice, the current remediation work more slowly that is limited to the huge cost and the considerable uncertainty after remediation. Hence, if we can really assess the economic benefits that can be derived after remediation and even can be capture this value effectively, it can abate the financing pressure of remediation and then accelerate the remediation plans to promote. Besides, we can increase the economic benefits through the brownfield redevelopment planning from the macro and long-term perspective. This study will estimate the differences of three timing: before, after remediation and redevelopment to confirm the impact scope and timing by hedonic price method, paired sales analysis and contingent valuation method. So far, we found the HPM method will be restricted from the trading case which we can get so that it is difficult to estimate the impact. Therefore, we will estimate the price that people are willing to pay for soil and groundwater pollution remediation or redevelopment. We found that the average WTP of remediation is 11.58 ten thousand dollars, and the average WTP of remediation combined with redevelopment is 13.97 ten thousand dollars. It show remediation combined with redevelopment had a more significant impact for prices. Finally, we propose some suggestions of the institutions and laws amendments.