區段徵收區之不動產開發探討──以台中捷運文心北屯線機廠及車站區段徵收區為例

Discussion on Real Estate Development in The Area of Zone Expropriation -Example of expropriation of Taichung MRT Wenxin Beitun Line Machine Plant and Station

依據內政資料開放平台統計至2021年，全台灣（含金門及馬祖）合計已辦理完成區段徵收之面積為12,673公頃，為全台灣（含金門及馬祖）都市計畫面積67%，可見區段徵收已是目前各縣市地方政府實踐都市計畫取得公共設施用地及產出可建築用地的主要手段。然而，地方政府要實踐都市計畫不能只有完成公共設施開闢，尚須有不動產開發商購入區段徵收後的可建築用地來進行不動產開發，透過不動產開發商興建住宅商品來吸引人口入住，以達成都市計畫之目標。因此，本研究以台中市捷運文心北屯線機廠及車站區段徵收區為研究範圍，回顧都市政治經濟學相關理論，探討地方政府如利用區段徵收方式創造適合不動產開發資本循環的空間，並以成長機器理論觀點分析成長聯盟如何提高該區不動產交易價格。本研究發現地方政府藉由興建捷運建設為都市發展訴求，將農業區變更為住宅區及商業區，並以區段徵收方式進行都市空間改造與擴張，這樣的空間生產方式有助於不動產開發商的資本積累以及提高不動產商品交換價值，但同時也造成空間使用價值與交換價值的矛盾。

According to the internal affairs data public platform, by 2021, the total area of zone expropriation is 12,673 ha. in the Taiwan（including Kinmen, Matsu）area, accounting for 67% of the urban planning area. It can be seen that zone expropriation is currently the main means for local governments to implement urban plans to obtain land for public facilities and produce land for construction. However, for local governments to implement urban planning, they must not only complete the public facilities, but also need real estate developers to purchase construction land in the area for development. The government must introduce developers to build residential projects to attract residents to move in, and to achieve the goals of urban planning. Therefore, this paper takes the Taichung MRT Wenxin Beitun Line Machinery Plant and station area as the research area, and based on the growth machine theory. We discussed how the local government creates a space suitable for the capital circulation of real estate development by zone expropriation, and use the growth machine theory to analyze how the growth alliance increases the transaction price of real estate in this area. We found that local governments change agricultural areas through MRT construction to expand urban space, which is helpful for the capital accumulation of real estate developers, and it also causes the contradiction between the use value and the exchange value of the space.