區段徵收面積的探求－－以大眾捷運系統主機廠用地之取得為例

THE SIZE AREA FOR EMINENT DOMAINA－ CASE STUDY FOR A PLANT OF RAPID MASS TRANSIT SYSTEM

高雄都會區大眾捷運系統大寮主機廠需要土地面積共50公頃，擬透過區段徵收來取得。本研究根據相關的法令規定，分析開發成本與售地收入，建立財務模型，以推求區段徵收的面積。若市場對於土地有充分的需求時，則應另外選擇一個較大的區段徵收面積，以獲取兩個好處。其一，因為區段徵收面積愈大，可達到損益平衡的標售年期就愈長，辦理標售作業的時間就愈寬裕。若是能提早完成標售作業，則區段徵收作業會有正的利潤。其二，因為區段徵收的面積愈大，可達到損益平衡的標售地價就愈小，土地就愈容易標售出去。若實際標售地價高於設定的標售地價時，則會有正的利潤。基於上述考量，且參酌主機廠預定地附近可利用的空地、交通運輸路線及土地使用的整體考量，建議區段徵收面積為450公頃。本研究亦建立利潤函數，推求利潤極大時的區段徵收面積，但求極大之第一階條件的解或因其值太小無法實際利用，或經判斷不為極值，故實際上利用利潤極大法並未找到適當的區段徵收面積。

The Da-Liau Operation Center of Kaohsiung Metropolitan Rapid Mass Transit System needs a land area of 50 hectares which will be acquired by eminent domain. The study analyzes development cost and revenues for land development, builds a financial model to find the size area for eminent domain. In addition to that criteria, if the factors such as the vacant land areas in the neighborhood, transportation route, and the overall land use planning are considered, a land area of 450 hectares for eminent domain is recommended. If the market shows sufficient demand for land, it is better to choose the larger land area for eminent domain. It brings two merits. First, the larger the land area for eminent domain, the latter the auction year. The auction can be easily arranged. If the auction is finished in the year as planned, the revenues at least equals the costs. If the auctions completed in a year earlier than the one planned, the eminent domain will produce positive profits. Second, the larger the land area for eminent domain, the smaller the land price in the auction to have costs equal revenues. If the actual land price in the auction is larger than the one expected, the positive profits will follow. The study also tries to find a land area which maximizes profit function under different circumstances. The solutions of the first order condition of maximization either are not suitable for practical use or cannot maximize profits. Therefore the methodology of maximization cannot produce a practical land area for eminent domain.