| 摘要: | 台灣地區都市土地資源相當有限，如對都市土地的開發不善加利用，將導致土地資源浪費。以往採決策者經驗法則或依鄰地開發經驗判斷，決策建築開發方案，但往往可能有所偏失而導出錯誤決策，造成土地開發強度低。因此，土地開發公司應運用具科學及客觀方法，以快速、有效的方式，在符合相關法規限制下規劃最佳決策方案，同時能達到公司最大獲利目標。 緣此，本研究以實施都市計畫之住宅區進行土地開發為研究範圍，研究之目的在發展整數規劃的架構，建立一套數學最佳化模式，協助土地開發公司在考量投資利潤最大收益下，進行住宅區土地開發方案之決策最佳化。在求解方法上，將各基地之建物基本資料及法規限制條件，如基地之面積大小、土地價格、公共設施開發成本及各類建築物形式之建築面積、樓層數、總成本、總售價等，訂定各限制式之參數，輸入LINGO 7.0套裝軟體求解，即可直接輸出建築形式最佳化之結果。為驗證模式之適用性，以某土地開發公司為範例測試，測試結果與人工經驗決策比較，顯示成效良好。另在方案分析，依據市場調查擬定預期銷售率，經測試結果，所決策之建築形式及空間需求形式確實更符合市場需求面，可提高公司在推案時之銷售量，並同時達到預期目標利潤。故本研究可靈活運用於土地開發方案決策問題，以做為決策者開發土地策略之參考。 Because of the limited land resources in Taiwan urban area, poor development of urban land will cause waste of land resources. The policy maker in the past always makes decisions according to his own subjective experience or the experience of development of neighbor land, which usually leads to improper decision and underdevelopment of land. Therefore, the developer should find a fast, efficient and legal way to work out an optimal solution and to gain the biggest profit at the same time. Due to the above, the scope of this research is based on the development of urbanized residence area. The goal of this research is to develop an integer programming structure, build up a mathematical model for the developer making a best decision to gain the greatest profit. As for the way of solution, input parameters based on the basic data and restriction of the law, such as base area, land price, cost of public facilities, floor area, floors, total cost, selling price and so on to LINGO 7.0 software to output an optimal result of the building scheme. In order to verify the applicability of the model, we take a developer as a test. The test result compared with the result based on experience and assignment by intuition is obviously better. The anticipated sales rate has been made according to market survey in scheme analysis. After tests, the results of building scheme and space are much more conformed to the market, have the sales volume risen during development and gain the expecting profit in the mean time. Therefore, this model can be easily and flexibly used in land developing scheme and to provide an optimal solution as a reference for the policy maker to make an appropriate decision and strategy. |
