反共有財是悲劇嗎？—土地產權的實證結果 - 政大學術集成

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(1)!. ! !. ! !. !. ! ! ! ! ! !. 立立. •‧ 國. !. ㈻㊫學. —. 政治大. !. Is!Anticommons!a!Tragedy?!. •‧. An!Empirical!Study!of!Property!Rights!in!Land!. y. Nat. ! !. n. Ch. !. e n!g c h i. er. io. al. sit. !. i Un. v. !. ! ! !. ! !. !. ! !. ! ! !. ! !.

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(5) !. !. ! Januszewski! Index. Simpson! Index. Index. 1988. n. er. io. sit. y. Nat. !. al. 0.82. 7.50. Ch. 501. e600 ngchi. i Un. v. 6.35 ! ! ! ! ! ! ! ! !. Simpson!. Wilcoxon=Mann–Whitney. •‧. 1970. ㈻㊫學. t. Kolmogorov=Smirnov 0.05. 1970 1988 Januszewski! Index. 治政 Gini 大. 立立. •‧ 國. Gini.

(6) !. !. 立立. 政治大. •‧. •‧ 國. ㈻㊫學. n. er. io. sit. y. Nat al. !. Ch. engchi. i Un. v.

(7) !. Abstract! If!the!size!of!a!single!plot!is!small,!and!its!owner!wishes!to!develop!it,!then!he! or! she! must! assemble! this! plot! with! other! adjacent! parcels! to! achieve! the! economies! of! scale! in! size.! Land! assembly! may! therefore! be! one! of! the! reasons! why! the! supply! of! residential! buildings! tends! to! be! inelastic.! Past! studies! have! found!the!relationship!between!total!price!and!size!of!land!to!be!non=linear,!and! that!for!areas!where!plottage!may!exist!represent!some!incentives!for!developers! to! devote! their! time! and! money! into! land! assembly.! However,! arguments! of! holdout!behaviour!and!the!tragedy!of!anticommons!suggest!that!property!right!is! much! easier! to! be! dispersed! than! assembled.! It! leads! the! pattern! of! property! right!to!moving!toward!a!single!direction.!Though!this!situation!might!be!found! in! the! markets! of! any! goods,! land! market! is! an! eminent! example.! The! fragmentation!of!land!holdings!that!demands!land!assembly!can!largely!explain! why! the! supply! of! residential! buildings! is! inelastic,! particularly! in! areas! where! small! plots! are! prevalent.! Therefore,! this! study! selects! Wanhua! train! station! areas,!where!the!average!size!of!parcels!is!among!the!smallest!in!Taipei!City,!as! the!research!area.!. 立立. 政治大. •‧ 國. ㈻㊫學. •‧. This! study! is! arranged! into! two! stages.! First,! this! study! examines! land! registration!documents!of!all!land!plots!in!the!research!area,!and!obtains!the!size! of! each! plot! between! 1970! and! 1988,! a! total! of! 19! years,! from! the! description! section! of! the! document.! The! results! of! Januszewski! Index! and! Simpson! Index! indicate! a! fairly! high! degree! of! land! fragmentation! in! the! research! area.! In! contrast,! the! Gini! coefficient! that! gradually! moves! towards! unity! over! time! indicates! that! the! distribution! of! parcel! sizes! seems! to! have! become! less! even.! The!result!of!Gini!coefficient!implies!some!activities!of!land!assembly!undergoing.! In! the! second! stage,! this! study! sorts! all! plots! into! two! categories! of! developed! plots! and! undeveloped! plots! respectively,! and! analyzes! if! there! are! differences! between!the!two!categories!of!plots!with!employment!of!t!test,!Wilcoxon=Mann– Whitney! test! and! Kolmogorov=Smirnov! test.! The! empirical! results! indicate! that! the!average!size!of!developed!plots!is!significantly!larger!than!the!average!size!of! undeveloped! plots.! In! addition,! the! size! distributions! of! two! categories! of! plots! differ!over!1970!through!1988!at!the!significance!level!of!0.05.!!. n. er. io. sit. y. Nat. al. Ch. engchi. i Un. v. The!empirical!results!reveal!that!property!rights!in!land!in!the!research!area! are!highly!fragmented,!and!that!average!plot!size!and!size!distributions!between! developed! and! undeveloped! plots! are! different! significantly.! In! addition,! developed!plots!on!average!undergo!amalgamation!or!splitting!of!between!0.82! and!7.50!times.!The!frequency!of!land!amalgamation!or!splitting!increases!with! !.

(8) !. plot!size.!The!plots!of!between!501!and!600!square!meters!have!experienced!the! highest!frequency!of!land!amalgamation!or!splitting.!The!frequency!for!plots!over! 601!square!meters!falls!with!plot!size.!Moreover,!land!amalgamation!or!splitting! takes!approximately!6.35!years!each!time.!All!in!all,!for!those!who!are!interested! in! developing! land,! the! costs! are! expected! to! be! fairly! high.! All! the! empirical! evidence,!taken!together,!seem!to!fit!the!prediction!of!anticommons!theory!well:! the! more! fragmented! the! land! property! rights! are,! the! more! difficult! the! land! assembly!is.! ! !. 立立. 政治大. •‧. •‧ 國. ㈻㊫學. n. er. io. sit. y. Nat al. !. Ch. engchi. i Un. v.

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(11) !. 立立 •‧ 國. •‧. !. ㈻㊫學. !. 政治大. n. er. io. sit. y. Nat. al. !. Ch. engchi. iii!. i n U. v.

(12) ! ! !. 立立. 政治大. •‧. •‧ 國. ㈻㊫學. n. er. io. sit. y. Nat. al. !. Ch. engchi. iv!. i n U. v.

(13) !. !. 政治大. 立立. !. •‧ 國. ㈻㊫學. !. !. !. !. •‧. n. al. er. io. sit. y. Nat !. 2001. Ch. engchi. iv n U !1. 2009. 1. 2001. 2012. 0.0709 !. ! ! ! ! 1!.

(14) !. ! !1!. 立立. !. 政治大. •‧. •‧ 國. ㈻㊫學. n. er. io. sit. y. Nat. al. Ch. engchi. ! !. 2!. i n U. v.

(15) !. ! !1!. 立立. !. 政治大. •‧. •‧ 國. ㈻㊫學 sit. n. al. er. io. 2001. y. Nat. !. Ch. engchi. Adams,! Baum,! &! MacGregor. i n U. v. 1988. Manchester. 1. Adams. !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 1! multiple! ownership ! 3!. 1994. Inner! multiple! ownership.

(16) !. !. Lin! &! Evans. 2000 Shoup. Shoup 1970 Heller. 2008. 2008. !. fragmentation. the!. tragedy! of! anti=commons a! property! 治政 regime! in! which! multiple! owners! hold! effective! rights! 大 of! exclusion! in! a! scarce! resource 立立. •‧ 國. !. 1998. ㈻㊫學. Heller. •‧. !. n. er. io. sit. y. Nat. al. Ch. engchi !. !. !. 4!. i n U. v. !.

(17) !. !. !. !. ! !. !. Januszewski! Index. ㈻㊫學. •‧ 國. 立立. 政治大 Simpson! Index. •‧. n. al. er. io. sit. y. Nat ! !. !. Gini. Ch. engchi. i n U. v. !1 ! ! ! ! 5!. !.

(18) !. ! ! ! ! ! ! ! ! ! ! ! !. 立立. !. !. •‧ 國. y. sit. er. al. n. !. io. !. •‧. !. Nat. !. ㈻㊫學. !. 政治大. Ch. engchi. ! ! ! !1! ! !. !. 6!. !. i n U. v.

(19) !. !. !. ! !. !. 立立. 政治大. !. ㈻㊫學. •‧ 國. !. !. !. Colwell! &! Munneke. y. n. al. 2V(A). sit. 2A. er. io. 2V(A). •‧. 1978. Nat. Colwell! &! Sirmans 2000 subdivision V(A). non=linear 1999 Lin! &! Evans assembly A !2. Ch. e n g cV(2A) hi. convex !. 7!. i n U. v. V(2A) Colwell!&!Munneke 1999. !.

(20) !. !. ! !2. !. 政治大. Sources:!Colwell,!P.!F.!and!Munneke,!H.!J.,!1999.!. !. Colwell! &! Sirmans 1978 plottage. •‧. Colwell! and! Sirmans plattage 2. y. Nat. sit. concave. er. io. !. aeconomies! iv l C of! scale n hengchi U. n. economies. ㈻㊫學. •‧ 國. 立立. agglomeration!. value! of! the! marginal! product McDonald. 2007 !. !. ! Colwell! &! Sirmans !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 2!Plottage Plattage !. 2003 8!. !.

(21) !. 1978. 1969. 1975. Illinois. Champaign. 26. ! 1986. Colwell! &! Munneke 1997 4 1992 9 Chicago Colwell!&!Munneke 1999 1997. 1986. 4. 2,678 CBD. 1993. 6. Illinois Cook. Cook. concavity !. 政治大. Lin! &! Evans 2000. 立立. •‧. •‧ 國. ㈻㊫學 !. n. Colwell!&!Munneke 1997. er. io. sit. y. Nat. al. !. Ch. engchi. accessibility! premium. i n U. v. Lin! &! Evans 2000 !. !. ! Lin! &! Evans 2000 9!. !.

(22) !. Shoup. 1970. Heller. 2008. Adams. 1994. Adams. Baum. &! MacGregor. 1988 ! ! !. 立立. 政治大. •‧. •‧ 國. ㈻㊫學. n. er. io. sit. y. Nat. al. !. Ch. engchi. 10!. i n U. v.

(23) !. !. !. !. !. 2007. 立立1985. Evans. 1983. 1985. perfect! substitutes Eckart 1985. ㈻㊫學. McDonald. Eckart. •‧ 國. complements. 政治substitutes 大 Evans. 1985. !. •‧. n. er. io. sit. y. Nat. al. Ch. engchi. all!or!nothing. Eckart. 1983. 1985. Evans. 1983. 1985. i n U. v. Heller. McDonald. 2008. 2007. !. !. The! Third! London! Airport Evans 1983. !. Evans 11!. 1983.

(24) !. ! Eckart. 1985 Eckart !. Eckart. Evans 1983 !1985 McDonald. Shoup. 2008. sit. n. al. er. io. !. y. Nat. all! or! nothing! proposition McDonald 2007 ! !. Eckart. Evans. •‧. •‧ 國. 2007. last! key! piece. ㈻㊫學. McDonald. Ch. 1985. engchi. i n U. v. Olson a!theory!of!groups!and!organizations Olson. !. !. 政治大. 立立 1985. 2007. 12!. !. 1989.

(25) !. Olson 3. Olson. group! consensus. individual! incentives. Olson. Eckart. 1985. ! Shoup 2008. Zhu 2012 Heller 1998. 4. 政治大. a! property! regime! in! which! multiple! owners! hold! effective! rights!of!exclusion!in!a!scarce!resource the! tragedy! of! anti=commons Shoup 1970. 立立. 2008. •‧. •‧ 國. ㈻㊫學. sit. n. al. y. !. er. io. 1998. Nat. Heller. Heller. of!rights. Ch. engchi U. v ni. a! core! bundle!. up!to!the!skies!and!down!to!the!depth !3 A. B. C. !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 3. Olson. common! interest 1989 !. 4. a!tragedy!of!the!commons ! 13!. !.

(26) !. A. B. C Heller. 1998 2008. !. !. !. !. !. ! !3. !. Sources:!Heller,!M.!A.,!1998.!. !. 立立. spatial! anticommons. 治政legal! anticommons 大. Heller. n. al. Ch. engchi. !. sit. 1998 2008. er. io. 1998. Heller. y. •‧. •‧ 國. ㈻㊫學. Nat. single=family!apartment. i n U. Heller. v. Heller ! transaction! cost information. strategic! behavior Heller Zhu. positive! imperfect! 1998 2012 Heller. !. 14!.

(27) !. ! !. !. Heller ! ! !. 立立. !. 政治大. •‧. •‧ 國. ㈻㊫學. n. er. io. sit. y. Nat. al. Ch. engchi. 15!. i n U. v.

(28) !. ! ! !. 立立. 政治大. •‧. •‧ 國. ㈻㊫學. n. er. io. sit. y. Nat. al. !. Ch. engchi. 16!. i n U. v.

(29) !. !. !. ! !. !. !. ! !. !. 2009. 12 12. •‧ 國. 2013. !2. ㈻㊫學. 2010. 立立. 政治大 33.52. •‧ sit. n. al. er. io. !. y. Nat. !. Ch. engchi. ! ! ! ! ! ! ! ! 17!. i n U. v. !.

(30) !. !2!. 立立. !. 政治大. •‧ 國. ㈻㊫學. !. !. !2!. !. •‧. n. er. io. sit. y. Nat. al. Ch. engchi. !. !. 18!. i n U. v.

(31) !. 12 !3 !5. !4. !4 !. 2007 1,200. 2011. 12. 100 ! ! !3!. !. 立立. 政治大. •‧. •‧ 國. ㈻㊫學. n. er. io. sit. y. Nat. al. Ch. engchi. ! ! ! ! ! ! ! ! 19!. i n U. v.

(32) !. !4!. 立立. 政治大㈻㊫學. !5!. !. n. er. io. sit. y. Nat. al. Ch. engchi. !. !. •‧. •‧ 國. ! !. !. 20!. i n U. v.

(33) !. ! !4 !. 立立. 政治大 12. •‧ 國. ㈻㊫學. !. 2,000. ! 1,000. !. n. al. er. io. sit. y. •‧. 500. Nat. 1,000. 1,000. !. Ch. 500. engchi. i n U. v. 2011. 90.39. 500 !. 5.6. 12. 1997. 1997. ! 21!.

(34) !. 885 1997 2011. 4. 9. 3. 1997. 9. 4. 8 30 159. 20. !5. !. 223. !. !. 政治大. 立立. •‧. •‧ 國. ㈻㊫學. n. er. io. sit. y. Nat. al. Ch. engchi. i n U. v. ! !5!. ! Google!Earth!. !. ! Januszewski!Index !. 22!. Simpson!Index.

(35) !. Gini t. Wilcoxon=Mann–Whitney !. K=S. ! ! fragmentation Vander! Meer. Simion. •‧ 國. 2008. !. !. !1!. y. a!. 2008. !!. al 0 Ch. i. !. !! = ! JI. er. JI. ! ! !!!. 1968 !1 Simion. n. 0. n 1. io. JI. JI =. Nat. !. Januszewski JI. !. •‧. !. 政治大㈻㊫學. Januszewski! Index JI. JI ! 立立. 1975. sit. 1.!Januszewski!Index. consolidation farm! household. e n g c hJIi. i n U. v. ! 2.!Simpson!Index Simpson! Index 0 1. SI. !. SI. SI SI. SI 1 Van! Huan,! MacAulay,! &! Marsh 2007 SI 2 ! 23!. 0. SI. !.

(36) !. !. SI = 1 −. a! 0. i. 1. ! ! !!! a! ! A!. A SI. JI. !2! a!. SI. 1. SI !. JI. SI. i. JI SI. !. ! 3.!Gini. Gini!coefficient. !. 政治大. Gini. Lorenze 20. 10 Lorenze. Lorenz 10. ㈻㊫學. !6. 20 Champernowne!&!Cowell 1998. •‧. •‧ 國. 立立. Lorenz. n. er. io. sit. y. Nat. al. a. Ch. engchi. !. i n U. v. !. M. !. N b. o. ! !6!Lorenze !. 24!. !. !.

(37) !. ! Gini 45. Lorenz. 45 M+N !=. !. ∆oab. Gini. 2005. 2005 2008. !3!. 2008. Gini. Gini. Gini Gini. 0. !. 1. Gini Gini. 立立 Gini. 0 1 Gini. 政治大 Gini 1. •‧ 國. sit. y. al. er. !. n. ! !. t Smirnov. Gini. •‧. io. Gini. 1.!t. !. Nat. 1. 0. ㈻㊫學. Gini. M !3 !. ! , 0 ≤ ! ≤ 1! !+!. 1982. 1982. !6. Ch. engchi. i n U. v. Wilcoxon=Mann–Whitney !. Kolmogorov=. ! t. 25!.

(38) !. n! n! Krehbiel 2009. 30. t. t. ! 1. 0. Berenson,! Levine,! &!. 2. 0 !! :!!! − !! ≤. ! 1 t. 2. 0 !! :!!! − !! > 0. !. !4 ! !=. !. !! − !! − !! − !! !!!. !. 1 1 !! + !!. !4!. ! S!!. 1. S!!. 1. n!. 1. !. 2. 2. 2. •‧. n!. 立立. ㈻㊫學. S!!. !. 政! 治大 !. •‧ 國. X!. X!. !. sit. y. Nat. t. n! − 1 S!! + n! − 1 S!! = n! − 1 + n! − 1. Berenson,!Levine,!&!Krehbiel. n. al. er. io. t. Ch. n engchi U. iv. t 2009. !. t ! ! 2.!Wilcoxon=Mann–Whitney Wilcoxon=Mann–Whitney. 2011 rank=sum! test !. WMW. !. WMW. Wilcoxon 1945 Mann Whitney 1947 26!. Wilcoxon Mann–.

(39) !. Whitney! U WMW. Sprent! &! Smeeton 2007. 2011. WMW 1998. WMW. !. 1 0. Wilcoxon=Mann–Whitney WMW. 2. 0 !! :!!! − !! ≤. ! 1 WMW !!. 2. !! ≤ !!. 1. •‧ 國. 立立. ! = !"#!!! !!"#!!! !. !! !! + 1 − !! ! 2 !! !! + 1 !! = !! !! + − !! ! 2 !! = !! !! +. n. al. WMW. sit. er. io. WMW. t. Ch. n engchi U. iv !. ! 3.!Kolmogorov=Smirnov. K=S. !. K=S K=S 1998. K=S. ! ! ! 27!. !6!. y. Nat. WMW. !5!. •‧. !. 政治大㈻㊫學. !. U. ! = !! − min !! ! !! !! + 1 = !! − ! 2. !. !. 2 1, 2, ⋯ , !! + !! W Mann–Whitney. !! Wilcoxon !6 !. !5. 0 !! :!!! − !! > 0. t.

(40) !. K=S. !!. !!. !. n! s! x s! ! !! ! − !! ! !9 !. !7. n!. !. !! = !"# !! ! − !! ! !. !7!. !. !! = !"# !! ! − !! ! !. !8!. !. ! = !"# !! ! − !! ! !. !9!. K=S 1998. t. 政治大 !. WMW. 立立. !. •‧ 國. •‧. n. al. er. io. sit. y. Nat. !. K=S. ㈻㊫學. !. !. Ch. engchi. 28!. i n U. v.

(41) !. !. !. ! !. ! Januszewski! Index Simpson! Index. Gini 85. 政治大. 立立 •‧ 國. 1989. 5. •‧ y. sit. !. n. al. er. io. !. !7. Nat. !. ㈻㊫學. 1988. !. Ch. engchi. i n U. v. ! !7!. !. ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 5! 1989 8 15 1988 12. 15. ! 29!.

(42) !. 46=1 1977. 1977 1940 1970. 1970. 1988 ! !. !. 1948. 28. 立立. 73. 政治大. !. •‧. •‧ 國. ㈻㊫學 y. sit. n. al. er. io. 9. Nat. !. 2011. Ch. engchi. i n U. v. ! ! !. !. 30!.

(43) !. !. !. ! !. ! ! 1977. 1970. 1988. 1976. !. 政治大. 立立. 8. 9. 10. 11. y. Nat. n. al. er. io. sit. !. !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 6!. Ch. !. 7!. !. 8!. !. engchi. 9!. i n U. !. 10! ! 11! ! 12!. 12. •‧. •‧ 國. 7. ㈻㊫學. 6. !. 13! ! 14! !. 31!. v. 13. 14.

(44) !. 1970 ! = 1, 2, ⋯ , ! ! = 1, 2, ⋯ , 19. N. t 1988 t. 1970 !10. 1988 !!! t. i !!. !. !. !!! ,!. !! =. !. !10!. !!!. ! = 1, 2, ⋯ , 19! ! !!! ≥ 0. !!! = 0. t MS! Office! Excel !! !. t. 政治大. ! !. 立立. •‧ 國. 1988. •‧. n. al. er. io. sit. y. Nat. !. !. ㈻㊫學. !8. 1970. !. !!! ≠ 0. countif. Ch. engchi. 32!. i n U. v.

(45) !. !8!. !. ㈻㊫學. !. •‧. !. •‧ 國. 立立. 政治大. n 1948. !. er. io. sit. y. Nat. al. Ch. n U i e n1948 g c h 2011. iv. 1970. 1970 1971 1970 !. ! ! 33!.

(46) !. !. ! !. !. !. 立立233. 50 治政大. 3,654. •‧ 國. 1988. 3,654 3,654 3,654. •‧. !. 1988. n. engchi. !. 34!. !. er. io. Ch. 1970. sit. y. Nat. al. 1970. i n U !. !. ㈻㊫學. 234. v. !.

(47) !. ! ! 193 1977. ! ! !. 立立. !. !. y. sit. al. n. !. io. !. er. !. Nat. !. •‧. !. •‧ 國. !. ㈻㊫學. !. 政治大. Ch. engchi. ! ! ! ! ! ! ! 35!. i n U. v.

(48) !. ! ! !. 立立. 政治大. •‧. •‧ 國. ㈻㊫學. n. er. io. sit. y. Nat. al. !. Ch. engchi. 36!. i n U. v.

(49) !. !. !. ! !. !. Index. Simpson!Index. Gini. 立立. !. !. 政治大. •‧ 國. ㈻㊫學. !. •‧ y. 1977. io. sit. 1976. 1988 2,247 2,959 1977 101.78 1977 193. Nat. 76.93 217.57. 1970. er. !6. Januszewski! !. n. al !. Ch. engchi. ! ! ! ! ! ! ! ! 37!. i n U. v. !6 ! 1976 173.45.

(50) !. !6!. !. 政治大. 立立. •‧. •‧ 國. ㈻㊫學 y. Nat. io. !1. al. n. JI JI. !7 !. JI. !. sit. Januszewski!Index. er. !. 23. Ch. MS! Office! Excel. engchi U. ! ! ! ! ! ! ! !. 38!. v ni. JI.

(51) !. ! !7!. Januszewski!Index. !. ! JI 0.0248. 立立. !. al. sit. er. 1. n. !. !. io. !. !8. !2. SI. y. Nat. 24. •‧. SI. MS!Office!Excel. SI. 1976. JI. !. Simpson!Index. !7. ㈻㊫學. !. 0 治政 0.0222 大. 0.02. •‧ 國. 1970 1977. JI 1988. Ch. engchi. ! ! ! ! ! ! ! 39!. i n U. v. SI.

(52) !. !8!. Simpson!Index. !. ! !8 1. 0.9979 0.9975 SI. 立立. !. !. 2001. MS! Office! Excel. !9 !. !. n. al. Gini. Ch. engchi. !. 40!. er. io. !9!. sit. y. Nat. !. !. 1977. 政治大 JI SI. •‧. Gini. •‧ 國. Gini. 0.99 1988 JI. ㈻㊫學. !. SI 1976. i n U. v. 1981.

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(66) !. !. !. !. !! Januszewski! Index JI. SI. !. •‧. •‧ 國. !. 政治大㈻㊫學. !. 立立. Simpson! Index. n. er. io. sit. y. Nat. al. !. Ch. engchi. 54!. i n U. v.

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