臺灣博碩士論文加值系統

臺鐵局車站坐落在全臺人潮匯集的各都會及城鎮的中心，成為一環島路網。為提供旅客便捷服務及創造附業營收以平衡鐵路本業的營運成本，如何有效率活化車站商業空間是未來重點目標，特別在臺鐵局2014年起至2018年間的附業營收佔本業收入的比例從17%g提升至25%，且目前很多車站因重建而產生諸多商業空間。因此臺鐵局在公開招標裡如何訂定合理的租金價格，吸引企業進駐並創造臺鐵局的最大租金收益，將是一重大的挑戰。
本研究以臺鐵局從2013到2019年間72個車站商業空間招標案例為對象，找出標租租金價格的關鍵影響因子，根據相關研究與臺鐵局招標經驗，選擇六個關鍵影響因子，包含各運輸工具進出人數總和、周邊店面租金行情、租賃期限、有無抽成機制、有無續約機制及在剪票層租賃面積比例，並運用線性迴歸法建構標租租金價格推估模式。
本研究中推估六種迴歸模式進行診斷，其中最佳模式的調整R平方值達0.7，且有兩個關鍵影響因子具顯著關係，分別為各運輸工具進出人數總和與周邊店面租金行情，其餘四個影響因子則無顯著關係。模式推估結果已被充份討論，並提出未來研究的建議方向。
關鍵詞：鐵路車站、商業空間、租金、迴歸模型

Railway stations of Taiwan Railways Administration (TRA) locate at the center of urbans and townships around Taiwan and gather piles of passengers at all times. To provide more convenient service to passengers and generate more revenue to cross-subsidize railway operation cost, how to effectively vitalize commercial space at stations is essential. Especially, the revenue of the auxiliary industry accounted for the industry's revenue from 2014 to 2018 years increased from 17%to 25% in TRA and many TRA stations are currently in the remodeling process, leaving many space for commercial usage. However, in the tendering process of the commercial space, it is rather challenging for TRA to fairly determine a reasonable base rent (royalty) rate to remain attractive to industries without jeopardizing the rent revenue of TRA.
In doing so, this study collected a total of 72 tendering cases of commercial space at TRA stations during 2013 to 2019 and attempted to identify the key factors contributing to the contracted rent rate. According to the related studies and experiences of TRA experts, a total of six factors are selected, including the number of passengers, the market price in the neighborhood, period of concession, with/without revenue sharing scheme, with/without renewal scheme, and the percentage of space on the floor of ticketing. The linear regression model is then estimated by regressing contracted rent rate on the selected six factors.
Several model forms are estimated and are diagnosed. The estimation results of the best performing model show that two factors have been successfully significantly tested: the number of passengers and the market price in the neighborhood, while other four factors have not been significantly tested with adjusted R-square value of 0.7. The interpretation and application of the estimated model are discussed. Directions for future studies are also identified.
Keywords: Railway station, Commercial space, Rent, Regression model.

目錄
摘要 i
ABSTRACT ii
誌謝 iii
目錄 iv
表目錄 v
圖目錄 vi
第一章、 緒論 1
1.1 研究背景與動機 1
1.2 研究目的 3
1.3 研究範圍 4
1.4 研究流程與內容 7
第二章、 文獻回顧 10
2.1 商業空間租金研析 10
2.2 商業空間租金模型建構分項說明 14
2.3 迴歸分析 18
2.4 綜合評析 21
第三章、 研究方法 23
3.1 研究架構與方法 23
3.2 變數設計 30
3.3 實務應用 35
第四章、 資料蒐集與基本統計分析 36
4.1 資料來源與蒐集 36
4.2 基本統計分析 37
4.3 相關分析 40
第五章、 模式推估與分析結果 42
5.1 線性迴歸模式分析 42
5.2 推估模式校正 46
5.3 推估模式確立及假說檢核 67
5.4 推估模式實務應用 72
第六章、 結論與建議 74
6.1 結論 74
6.2 貢獻與限制 74
6.3 討論與建議 74
參考文獻 76

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