Effects of Mass Rapid Transit on Gentrification

在過去50年間，縉紳化隨著全球化的發展已由歐美國家逐步蔓延到全世界，且所涵蓋與討論的範圍就都市尺度而言已不僅止於內城，而是擴展到都市外圍地區，部分研究甚而有關於鄉村縉紳化的討論。據此，縉紳化為當前全球都市發展最新內部結構的改變趨勢。本研究以擁有捷運至少10年以上之有別於西方國家都市發展的東方都市為實證空間，同時探討捷運對縉紳化的影響，以及捷運在內城與外圍地區對縉紳化的影響是否存在差異性。 本研究試圖以捷運建設的路線鋪展，將都市發展空間以及縉紳化發展予以串連，依循新古典經濟學與馬克思主義兩種不同取徑，分別以單核心 AMM 模型（Alonso-Mills-Muth）擴充理論與租隙理論（rent gap theory），論述捷運系統與縉紳化之理論關係。並透過人口遷移比例、大學以上人口比例、新建樓地板面積比例及住宅交易價格等四項縉紳化指標變數，以1996至2014年臺灣臺北市之可縉紳化地區為研究地區，將其分為全體、內城與外圍三種樣區模式，採用追蹤資料型態之線性迴歸模式驗證捷運系統對縉紳化的影響。 研究結果發現捷運對沿線縉紳化發展有正向的影響，且對於內城住宅交易價格的影響大於外圍都市地區，但對外圍地區的教育水準以及新建樓地板面積的影響則大於內城。本研究除建構捷運系統與縉紳化之間的理論關係，也提出新的縉紳化指標與新的經驗證據，為該研究領域帶來新的成果與建樹。在實務方面，為我國第一個討論捷運對縉紳化影響之研究，實證捷運對縉紳化確有顯著的影響，建議政府於發展捷運系統時應將此議題納入政策考量，降低捷運所帶來的階級置換等不公義現象的影響，維持經濟效率與社會公平兩者間的均衡性。The developments of gentrification have sprawled globally over the past five decades, beginning with sporadic small-scale developments in inner-city areas to large-scale investments in outlying urban areas and even to rural areas. This research aimed at empirically exploring the effects of mass rapid transit (MRT) systems on the process of gentrification in an eastern city and examining the effect differences between inner-city areas and outlying urban areas. This work began with developing hypotheses and selecting variables in view of the neo-classical and Marxism''s theories, which focused on gentries’ preferences and capital flows respectively. In the neo-classical approach, this study re-interpreted the monocentric AMM (Alonso-Mills-Muth) model and used the variables of population migration and college graduates to measure gentrification. Besides, this study applied the rent gap theory of the Marxism’s conceptions and adopted the varibables of newly-built floors and house prices to measure gentrification. And then the regression analyses of panel data between 1996 and 2014 in Taipei City, Taiwan were conducted to verify the effects of MRT on gentrification quantitatively. The empirical results reveal that gentrification developments were positively related to the opening of MRT stations; the effects of MRT on house prices in the inner-city areas were more significant than those in the outlying urban areas; and, the effects of MRT on education level and newly-built floors in the outlying urban areas are more significant than those in the inner-city areas. The empirical evidence of this research is novel in literature and is valuable for developing and verifying gentrification hypotheses via bi-theoretical perspectives. Furthermore, the study results also imply that a local government should adopt suitable strategies to diminish possible gentrification effects when deploying MRT systems and to balance the concerns of economic efficiency and social justice