The impact of "Draft for Regulations of building farm houses on agricultural land "on the transaction price of farmland

摘要 政府於民國89年1月對農業發展條例修法，開放農地自由買賣和准許農民在自有農地上興建農舍，農地頻繁被違規使用，導致農舍及工廠零星分布於農田間。考量農地被大量使用於一般住宅與工業上，農業發展委員會於100年7月擬定「農業用地興建農舍辦法」修正條文草案，其修正重點即在於限制農舍申請人之資格須無從事農業以外之專任職業，且其個人全年之執行業務所得、薪資所得及退職所得等三類所得總額低於50萬元。本次修訂草案嚴格限縮興建農舍的資格與面積，其真正用意是要阻絕非務農民眾違法買賣農地、建農舍，達到農地真正農用。因此本研究探討「農業用地興建農舍辦法」修正條文草案政策修改是否對農地價格產生之影響，藉此了解政策修改是否能減少農地炒作情形，讓農地回歸農用。 本研究係探討農地政策對對農地價格所造成之影響，為了解「農業用地興建農舍」修正前後農地政策與農地利用是否有所轉變，運用特徵價格法，進行實證分析探討。實證結果顯示，「農業用地興建農舍辦法」修正條文草案對農地價格會有負面影響，可減少農地炒作誘因。而農地形狀、道路寬度對興建農舍功用會影響到農地價格有顯著的正向影響，並符合預期。貸款利率僅微幅波動，故即使利率微幅上揚，對農地買氣仍旺，農地交易價格亦呈現正向上漲現象。所得成長率會影響到農地價格有顯著的正向影響，並符合預期，即所得成長率成長對農地價格會產生明顯提高之效果。Abstract In Jan 2000, the Government further permitted free trading of agricultural land and allowed farmers to build farm house in their own agricultural land. Thus, it is common to see agricultural lands are used for factory and vacation housing purposes. In order to reduce violations on using agricultural lands, it is necessary to review how the agricultural land policy works. In July 2011, considering that many agricultural lands were used for residential/vacation housing and industrial factories, Agricultural Development Commission prepared a draft amendment on “Regulations for building farm houses on agricultural land”, the main point of revision is to limit the qualification of applicant who has no full time job other than farming. And, his annual income from executing professional business, salary and wages as well as pension income should be lower than NTD 500,000. This draft amendment strictly narrows down the qualification and land area for building farm houses. The purpose is to avoid trading agricultural lands and building farm houses illegally. Therefore, this research is to discuss if “draft for regulations of building farm houses on agricultural land” will influence the transaction price of farm land so as to understand if the amendment will decrease abnormal farm land speculation trading and make agricultural lands be used for agricultural production. The Hedonic pricing method is employed to conduct the empirical analysis. The results of the analysis show that “draft for regulations of building farm houses on agricultural land” has negative impacts on the price of agricultural land. .Road width and the shape of agricultural land have significant positive impacts on the price of agricultural land. It is in line with our expectation. As for general macro factors, the interest rate only changes slightly but the demand increase a lot. So, even that the interest rate increases a little, the demand of agricultural land is still large and the price appears to be increase positively. Income growth rate has significant positive impacts to agricultural land price. It is consistent with our expectation. That is, increase in income growth rate has significant effects in increasing in agricultural land price.第一章 緒論 1 第一節 研究動機 1 第二節 研究目的 4 第三節 研究步驟 4 第四節 研究範圍 5 第二章 文獻回顧 10 第一節 農地政策變革及其相關研究 10 第二節 農地政策對農地利用影響 19 第三節 模型理論及其相關研究 23 第三章 研究方法與資料來源 35 第一節 理論模型 35 第二節 變數定義 36 第三節 資料來源 38 第四節 實證模型 39 第四章 實證結果分析 40 第一節 敘述性統計 40 第二節 實證結果 41 第五章 結論與建議 43 第一節 結論 43 第二節 未來研究建議 45 參考文獻 46 中文文獻 46 英文文獻 5