臺灣博碩士論文加值系統

台灣不動產污染事件隨著工商業發展於焉產生，而污染情形可謂屢見不鮮。隨著民眾環境品質意識的提升，肇因於淺碟經濟結構的環境污染問題，逐漸浮出檯面。污染將使不動產使用受到限制，進而影響其價格。
然而受污染不動產由於缺乏市場機制與實際交易案件，導致相當難直接以傳統三大估價方法分析其市場價值，由於台灣現行相關受污染不動產估價文獻相當缺乏，受污染不動產如何估價，即形成當前估價實務所必須面臨困境。
本文回顧國外文獻，分析影響污染不動產價格因素，並分析美國面臨受污染不動產時所採用估價方法，以期提供國內估價師參考。由於台灣仍缺乏污染不動產交易案例，故現行較適合以成本法及收益法作為估價方法。
本文最後以美國無線電公司RCA(Radio Company of America)原桃園場址作為個案，先以成本法探討其價值。此外也以Ellwood法為基礎，配合蒙地卡羅模擬法來估計RCA場址之總資本化率，以提供台灣未來受污染不動產估價方法之參考。

The number of contaminated land has over the recent years increased along with the rapid development of industry and business. In addition, toxic contamination has proven to lead to negative impact on land value. However, traditional appraisal approaches are difficult to be directly applied. Despite the increasingly acknowledged problem of contaminated land, development of appraisal methods with respect to contaminated land is still in its infancy. Very little direction is available for appraisal practitioners in Taiwan.
This thesis focuses on the progress of appraisal of contaminated properties in United States, and from that the lessons Taiwan can learn. It is concluded that sales comparison approach is presently not suitable in Taiwan, primarily due to the lack of sales of contaminated properties in the market. In comparison, cost and income capitalization approaches shall be more relied on before sufficient sales evidence is accumulated.
In order to explore the applicability of appraisal approaches developed in United States in Taiwanese context, the contaminated site of previous Radio Company of America in Taoyuan County is appraised. Cost and Ellwood approaches are respectively applied. Monte Carlo simulation is also employed together with Ellwood approach, so as to take into account of uncertain nature of several input variables in Ellwood. Through simulation, the distribution of possible capitalization rates is derived for appraisers’ reference.
This thesis points out approaches of relevance to contaminated land appraisal, and further highlights factors that need to be considered when they are practiced in Taiwan.

第一章 緒論 1
第一節 研究背景與動機 1
第二節 研究目的 4
第三節 研究定義與限制 5
第四節 研究方法與流程 7
第二章 文獻回顧 9
第一節 污染對於不動產價格的影響 9
第二節 影響污染不動產價格之因素 13
第三節 污染不動產估價方法 25
第四節 受污染不動產估價規範 33
第三章 估價方法－市場性估價 41
第一節 以成本法為基礎 41
第二節 以比較法為基礎 51
第三節 以收益法為基礎 60
第四章 RCA個案分析 69
第一節 背景資料介紹 69
第二節 以成本法為基礎 76
第三節 以收益法為基礎 83
第五章 思考與討論 93
第六章 結論與建議 107
參考文獻： 111
附件 土地登記謄本 115

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