| 摘要: | 中文摘要 營建業走過輝煌時代，曾經渡過搶建暴利、不當開發及打跑戰術，如今遇上經濟不景氣及營建業房屋供過於求的影響，如何在眾多產品中吸引買受人購買房屋，進而吸引資金投入開發，為未來營建業生存及內省的重要課題。 以往土地開發及房屋建築，都是單向的金錢交易模式，買受人跟開發商的買賣，採用業者規劃的一、二種買賣模式交易，開發商想盡各種規劃及銷售的宣傳手段，將土地及建物之公共設施部分依買賣契約持分給買受人，完全出清產品，除非有未銷售出去的單位，否則開發商不想成為區分所有權人的一份子。 透過顧客導向及使用權導向，來打破開發商與買受人單向的交易模式，使開發商亦成為區分所有權人，成為公寓大廈的一份子，依據「公寓大廈管理條例」之規定，讓有權利及能力管理的區分所有權人，妥善管理公寓大廈，維持公寓大廈的居住品質，使得營建之生命週期—可行性評估、規劃、設計、採購發包、營造施工及營運維護各階段都有完善的考量，更能創造營建業的永續經營；因為現今土地取得不易，國有土地及宗祀土地的開發，以傳統所有權的開發方式是困難的，土地所有人因為政策或人數眾多等問題，難以將土地所有權轉移，此時設定地上權之使用權導向模式就成為建築開發的可行方案。 將「民法」物權及債權之使用權概念(所有權、地上權、優先購買權、抵押權及選擇權)導入，買受人可以藉選擇性使用權內涵，搭配不同的組合模式，獲得適合需求之建築標的產品。因為使用權權利保障性越高，越接近物權，越容易吸引買受人出錢，而成為出資者。 本研究別於傳統開發模式，除了導入開發商經營管理及買受人選擇產品的觀念，透過「民法」、「土地法」及「公寓大廈管理條例」相關法律衍生出來的使用權。以公寓大廈為產品主體，不同的使用權為內涵，組合買受人投資選擇樣態，再以銀髮住宅為規劃設計標的依據，依市場需求及未來趨勢，評估建築投資之可行方案。 Abstract Construction industry had its golden age with extravagant profits. Improper development, overbuild, economic depreciation and excess supply over demand in building units has caused severe problems recently. It is very import for construction industry to introspect and develop appropriate building products for attractting investors and customers. In the past, the trade between developer and buyer regarding land development is very simple. The developer plans and markets in various means to advertise for building products and then sells all the land, building and public facilities to the buyers in accordance with the contract. The developer does not want becoming part of the co-owner unless there were some units has not been sold. Using customer-oriented and usage-right-oriented breaks the simple business transaction between the developer and buyer, which makes the developer becomes co-owner of condominium. According to the apartment & housing management ACT, appointed a capable co-owner to manage a condominium will enhance the living quality. A thorough consideration of construction life cycle including feasibility study, plan, design, tender, procurement, construction, operation and maintenance, will create a sustainable management environment. It is difficult to develop in traditional way due to the increasing difficulties of acquiring and developing estate such as state-own and ancestral-shrine-own land. It is complicated to transfer the ownership of land to developer because too many owners and different policies were involved with. Therefore usage-right-oriented might be the solution for land development. By introducting the concept of ownership right for asset and debt （ownership, superficies, preemption, mortgage, option） of civil law, the buyer can choose different usage-right collocating varieous combinations to buy the appropriate building products. The higher asset value means more guarantee which will attracts more buyers to invest. This study is different to traditional. The introduction of developer involvement in management and the concept for buyer of choosing the derivative usage-right products by related civil law, land law and apartment & housing management ACT. The principal part is condominium and the ingredient is different usage-right, makes up the different investment selection. Planning and designing in accordance with the senior citizens need then evaluate the investment alternatives follow by the market and future trend. |
