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題名:台灣不動產開發商跨區投資開發研究-新竹個案研究
作者:張育端 引用關係
作者(外文):Chang,Yu-Tuan
校院名稱:國立彰化師範大學
系所名稱:地理學系
指導教授:莊翰華
李建平
學位類別:博士
出版日期:2018
主題關鍵詞:不動產開發商不動產開發跨區投資real estate developerreal estate developmentcross-regional investment
原始連結:連回原系統網址new window
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由於不動產商品之不可移動性,有別於一般商品可以藉由物流運送到各地銷售,因為不動產商品之供需狀況具有很強烈的在地性,所以不動產開發商通常只會固定在一個城市或地區生產不動產商品,然而近年來台灣境內開發商跨區域投資開發則有增加的趨勢。
本研究透過專家深度訪談30位參與跨區投資開發之行動者,先瞭解不動產開商跨區投資之動機、背景與跨區所面臨之困境,再以專家問卷調查30位跨區不動產開發商經營主管,以模糊層級分析方法(FAHP)分析影響不動產開發商跨區投資因素,並透過田野調查與個案研究分析跨區不動產開發商對該跨區城市之影響。根據分析結果,影響不動產開發商跨區投資發四大構面因素,依重要性排序分別為:一、「經濟與市場因素」構面,最重要之因素為「不動產市場規模」。二、「不動產開發商內部因素」構面,最重要之因素為「不動產開發商資本規模」。三、「跨區都市地理因素」構面,最重要之因素為「產業結構及發展狀況」。四、「地方政府制度與政策因素」構面,最重要之因素為「地方政府土地開發獎勵政策」。再依整體權重排序分析以及影響開發商跨區投資素重要性等綜合評析結果,建構不動產開發商跨區投資之三大評估準則分別為「經濟與市場準則」、「開發商競爭力準則」、「跨區城市發展準則」。
本研究發現影響不動產開發商跨區投資之推力與拉力主要在於兩地不動產市場之差異,且由於跨區不動產開發商具有專業優勢,不僅改變當地都市建築景觀並帶動當地不動產開發產業提升,而跨區開發商持續在當地經營,其實已與當地之地方經濟及都市發展密不可分,「跨區」色彩逐漸消失,此亦驗證不動產市場之在地性。
Since the immobility of real estate is different from that of general commodities, it can not be, theoretically, transported by logistics to sales. Therefore, the supply and demand of real estate depends on locality, meaning that real estate developers carry on real estate projects within a city or an area. However, in recent years, cross-regional investment by those developers in Taiwan has increased.
In this study, an in-depth interview with 30 experts was conducted to investigate those who participated in real estate developers' cross-regional investment and development. With the motives, backgrounds, and dilemmas of real estate developers in cross-regional investment interviewed, carefully-selected 30 experts were surveyed by questionnaires, which was analyzed by the FAHP method. Then, field investigations and case studies were applied to analyze the impacts of trans-regional real estate development on the trans-regional cities. The analysis of the questionnaires pointed out four major facet factors determining real estate developers' cross-regional investment, which was ranked in order of importance. First, on the “economic and market factors” aspect, the most important factor is the “scale of real estate market”. Second, on the “internal factors of real estate developers” aspect, the most important factor is “the capital scale of real estate developers”. Third, the most important factor in the “cross-regional urban geographical factors” aspect is the “industrial structure and development status”. Fourth, on the "local government system and policy factors" aspect, the most important factor is the "local government land development incentive policy." Based on the analysis of the overall weight rankings and the results of the comprehensive assessment of the importance of cross-regional investment in developers, the three major assessment criteria for the construction of cross-regional investment by real estate developers are “the economic and market standards”, “the developer competitiveness guidelines” and "the cross-regional urban development guidelines."
This study discovered that the thrust and pull of cross-regional investment by real estate developers depended mainly on the differences in the real estate market between the two related cities. The cross-regional real estate developers had professional advantages of not only changing the local urban architectural landscape but also stimulating the improvement of the local real estate development industry. But the major motive for the cross-region developers to stay there has been inseparable from the local economy and urban development. Over time, the “cross-region” outlook was disappearing, which reassured the importance of the locality of the real estate market.
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