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年度	112	專案性質	非實驗性質
專案類別	先導專案	研究主題	自訂
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	教授兼系主任
專案中文名稱	土壤及地下水污染整治對周邊不動產價格與土地開發再利用效益影響之研究-以新竹縣與桃園市為例
中文關鍵字	土壤及地下水污染整治,不動產價格, 土地開發再利用, 效益分析
專案英文名稱	Soil and groundwater pollution remediation, real estate prices, land development and reuse, benefit analysis
英文關鍵字	Soil and groundwater pollution remediation, real estate prices, land development and reuse, benefit analysis
執行金額	425,000元
執行期間	2024/5/1 至 2025/4/30
計畫中文摘要	在土壤及地下水污染場址完成整治後，理論上土地應恢復其原有使用功能，周邊不動產價格也應回到􏰀常水平。然而，以桃園中 壢過嶺加油站污染案件為例，即便整治完成，場址仍可能受到污名 效應的影響，價格回升可能需要一段時間。現有文獻多聚焦於個別 污染土地的價值評估，較少深入討論整治與再開發後對周邊不動產 價格的影響範圍、程度及時間點。􏰁外，實務上，污染場址的整治 工作進展緩慢，主要原因在於整治成本高昂且效益不確定。因􏰁， 若能準確評估污染整治後的經濟效益，並透過再開發計畫進一􏰂增 強這些效益，不僅有助於提升整治計畫的財務可行性，還能加速推 動國內污染場址整治，並有效優化資源與經費的分配。 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。實證結果顯示桃 園場址進行污染整治後，受訪者平均願付價格為每坪 33.23 萬元， 僅略高於現況(每坪 30.22 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 37.36 萬元，較目前現況房價增加 33.6%。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 24.17 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	After soil and groundwater contamination sites are remediated, the land is theoretically expected to regain its original use, and the surrounding property prices should return to normal levels. However, based on the case of the Zhongli Guoling gas station contamination in Taoyuan, even after remediation is completed, the site may still be affected by stigma effects, and the price recovery may take some time. Existing literature mainly focuses on the valuation of individual contaminated lands, with little attention paid to the extent, scope, and timing of price impacts on surrounding properties following remediation and redevelopment. Additionally, in practice, the progress of remediation work for contaminated sites has been slow, primarily due to high remediation costs and the uncertain benefits. Therefore, if the economic benefits of post-remediation can be accurately assessed and enhanced through redevelopment projects, this would not only improve the financial feasibility of remediation plans but also accelerate the remediation of contaminated sites in Taiwan. Furthermore, it would help optimize the allocation of resources and funding. This study utilizes the hedonic pricing method, paired transaction analysis, and contingent valuation method to estimate property price changes before and after remediation, as well as during redevelopment, to clarify the scope and timing of their impacts. The empirical analysis shows that the hedonic pricing method is limited by the number of transactions, making it difficult to assess the benefits of remediation. Therefore, it is recommended to use the contingent valuation method to analyze the impact of contaminated sites on surrounding property prices from the consumer's perspective, and to empirically test the market's willingness to pay for remediation and redevelopment. The results indicate that, after remediation of the Taoyuan site, the average willingness to pay for the property was NT$332,300 per ping, only slightly higher than the current price of NT$302,200 per ping, representing an increase of about 10%. However, if combined with related redevelopment projects, such as shopping malls, stadiums, and green parks, the willingness to pay would rise to NT$373,600 per ping, representing a 33.6% increase over the current price. This suggests that remediation combined with redevelopment has a significant impact on property prices, and over the next 30 years, it is estimated that an additional NT$2.417 billion in land tax revenue could be generated. This additional revenue could be used to support the Soil and Groundwater Remediation Fund and incentivize private sector participation. Finally, it is recommended to amend the Soil and Groundwater Remediation Fund management and expenditure regulations to establish a tax increment financing mechanism for the fund.