農業用地興建農舍法對宜蘭縣土地價格之影響

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Title:	農業用地興建農舍法對宜蘭縣土地價格之影響
Authors:	李旺展;Li, Wang-Chan
Contributors:	產業經濟研究所
Keywords:	土地價格;特徵價格;農業用地興建農舍辦法;Land price;Hedonic price theory;Amendment for regulations of building farmhouses on agricultural land
Date:	2019-07-11
Issue Date:	2019-09-03 15:12:24 (UTC+8)
Publisher:	國立中央大學
Abstract:	本研究目的要探討「農業用地興建農舍辦法」於2015年9月4日發布日施行前後比對，透過特徵價格模型來檢視，進而瞭解「農業用地興建農舍辦法」施行後對於宜蘭縣農地與建地價格之影響。以內政部實價登錄系統、內政部地籍圖資網路便民服務系統為主要資料來源，並選定宜蘭縣為研究範圍，研究期間從2012第四季至2018年第三季，共計24個季度六年期間，同時也透過迴歸分析進行研究溪北區（頭城鎮、礁溪鄉、宜蘭市、員山鄉、壯圍鄉），溪南區（羅東鎮、蘇澳鎮、三星鄉、五結鄉、冬山鄉）兩區個別影響。因宜蘭縣地理與自然環境條件優越，屬休閒觀光產業重鎮，在各時期不同政府的經濟開發政策下，也造就溪北區與溪南區發展上的差異，各有其特殊性，發展的過程與結果也不盡相同。整體而言，在「農業用地興建農舍辦法」修正條例實施後，不論是農地或建地其交易量皆呈現下降。經實證結果分析顯示，不論是農地或建地，增加移轉土地面積，對土地價格越有貢獻；在土地使用分區歸類為一般農業區時，尤其對農地價格存在顯著影響；而不論是全區、溪北區、溪南區之農地，「農業用地興建農舍辦法」修正條例實施後，對於宜蘭縣農地價格，皆有顯著影響農地價格下跌；「農業用地興建農舍辦法」修正條例實施後，對於宜蘭縣全區、溪北區、溪南區之建地無個別顯著影響；農地距離火車站若往外增加一公里，經實證分析影響溪北區農地價格上漲，推論其頭城鎮的烏石港新開發區域，擁有天然景觀及水上休閒活動等利多因素、礁溪鄉礁溪休閒渡假區市地重劃搭配周圍田園風光產生磁吸效應，自然會創造更多元豐富的休閒產值與增加農地價值；反之，對於建地來說，茲因靠近火車站的機能其商業活動繁榮，其建地價值越高，若距離火車站越遠則上述優勢將更式微，對於建地往外增加一公里，經實證分析影響建地價格下跌；在溪北區、溪南區個別分析時，距離火車站或交流道也發現存在個別差異影響。;This paper discusses the impact of amendment for regulations of building farmhouses on agricultural land in Yilan County and through the Amendment that were built after Sep 4, 2015 to repair agricultural land and the Hedonic Price Method was used to analyze the impact of these characteristics on the price of agricultural land and building land. The research time of this paper is from 2012 Q4 to 2018 Q3, includes the north part of Lanyang river : Toucheng Township, Jiaoxi Township, Yilan City, Yuanshan Township, Zhuangwei Township and the south part of Lanyang river:Luodong Town, Suao Town, Sanxing Township, Wujie Township and Dongshan Township agricultural land price and building land prices were used as the research targets. Research on variable include transfer land area, land using region, amendment for regulations of building farmhouses on agricultural land, distance from station, distance from highway., etc. The Hedonic Price Method is employed to conduct the empirical analysis. The results of the analysis show that “Amendment for regulations of building farmhouses on agricultural land” has significant negative impacts on the price of agricultural land; “Amendment for regulations of building farmhouses on agricultural land” has no impacts on the price of building land. The transfer land area has significant positive impacts on the price of agricultural land and building land. The land using region is classified as a general agricultural area have significant negative impacts on the price of agricultural land. Besides, different impacts and results on the north part of Lanyang river and the South part of Lanyang river due to different geographical conditions.
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